planning and highways committee 15 march 2012 - … · 2012-03-07 · planning and highways...

Manchester City Council Item 6 Planning and Highways Committee 15 March 2012

Manchester City Council

Report for Resolution

Committee Planning and Highways

Date 15 March 2012

Subject 097417/FO/2011/S1 Erection of 3 storey cancer research facility (sui generis) together with the provision of a new vehicular access, reconfiguration of the existing car park, servicing, landscaping and associated infrastructure, following demolition of existing buildings

Location The Christie Site Located Between, Cotton Lane And Kinnaird Road, Withington, Manchester

Applicant University of Manchester/The Christie, C/o Agent

Agent Mr Derek Southworth, Wilson Mason and Partners, Upland House, Spring Lane, Samlesbury, PR5 0UX

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 097417/FO/2011/S1 which relates to the erection of a 3 storey cancer research facility (Class B1) together with the provision of a new vehicular access, servicing, landscaping and associated infrastructure, following demolition of existing buildings. The recommendation is based on the reasons set out in this report and subject to a S.106 agreement requiring the operation and monitoring of a Green Travel Plan and the provision of a financial contribution to fund a investigative on-street parking impact study. 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) Steven McCoombe 0161 234 4607

[email protected] Background Documents The Unitary Development Plan for the City of Manchester (1995) The Emerging Core Strategy Publication Draft (2011) The Guide to Development in Manchester (SPG/SPD) (2007) South Manchester Strategic Regeneration Framework (SRF) PPS1 'Delivering Sustainable Development' PPS4 ‘Planning for Sustainable Economic Development’ PPG13 'Transport’ PPG24 ‘Planning and Noise’ Draft National Planning Policy Framework Future North West: Our Shared Priorities (August 2010) (formerly Regional Strategy 2010) The Regional Spatial Strategy (RSS) for North West England to 2021 (September 2008) North West Regional Economic Strategy (2006) Prosperity for All – Greater Manchester Strategy (2009) Circular 02/99: Environmental Impact Assessment

Responses of: Highway Services Contaminated Land Section Neighbourhood Team Leader (Arboriculture) South Manchester Regeneration - South SRF Greater Manchester Ecology Unit Travel Change Withington Civic Society Councillor Andrew Simcock (Didsbury East) 48 Cotton Hill, M20 4XR 1 Chatterton Close, M20 4HX 86 Heaton Road, M20 4GW 4 Stephens Road, M20 4UY 2 Everett Court, Aldborough Close, M20 3DT 34 Ferndene Road, M20 4TT 26 Oak Road, M20 3DA 134 Parkville Road, M20 4TY 138 Parkville Road, M20 4TY 1 Cotton Lane, M20 4GL 5 Cotton Lane, M20 GGL 1 Harcombe Road, M20 4AT 16 Rathen Road, M20 GH 12 Chatterton Close, M20 4HX


St. Cuthbert’s RC Primary School, Heyscroft Road, M20 4UZ Manchester Muslim Preparatory School, 551 Wilmslow Road, M20 4BA 21 Gordon Place, M20 3LD 7 Hartswood Road, M20 RRL 110 Westholme Road, M20 3QZ 4 Kinnaird Road, M20 4QL 6 Kinnaird Road, M20 4QL 98 Parkville Road, M20 4TZ 9 Cotton Lane, M20 4QE 27 Parkville Road, M20 4TX 26 Alan Road, M20 4WG *11 representations have been received by e-mail with address details withheld. Some correspondence has been received from the same address. Third Party Consultations: 748 notification letters were sent to local addresses. A plan showing the addresses of those notified is attached at Appendix 1. These letters were sent from the Local Planning Authority’s Office on the 12th October and provided the statutory 21 days for comments to be received. Following the submission of revised plans, residents were re-notified in writing on 21st February 2012 for which at the discretion of the Local Planning Authority, a further 14 days for the submission of comments was provided. Wards affected Didsbury East Ward Didsbury West Ward Withington Ward Old Moat Ward Implications for: Anti-poverty Equal Opportunities Environment Employment Yes Yes Yes Yes


Introduction Background 1. Members may recall that at the Planning and Highways Committee meeting

on 22nd December 2011, the Committee resolved to defer determination of this application in order to undertake a site visit before making a decision.

2. The Committee undertook a site visit before the Committee meeting on 19th

January 2012. After due consideration, the Committee requested that the application be brought back to a subsequent Committee meeting with reasons for refusal, based on concerns regarding the size and justification for the proposed car park and that the proposal required a robust green travel plan.

3. Since then, following negotiations both with the Local Planning Authority and consultation with some local residents and local Members, the applicant has made a number of changes to the proposal. Notably this includes the omission of the multi-storey car park.

4. The application which is now under consideration omits the multi storey car

park which formed part of the application considered on 19th January 2012. The applicant has submitted revised plans and information showing the reconfiguration of the existing surface level car park to provide an interim parking solution, the setting back of the research building to allow for the overhang onto Withington Green to be removed and the provision of increased detail with respect to the operation of a Green Travel Plan (GTP).

The Site

5. The site which consists of an area of approximately 2.9 hectares is situated

within the Didsbury East ward of Manchester. The site is bounded by Wilmslow Road to the west, Kinnaird Road and Rathen Road to the south, Cotton Hill to the east and Cotton Lane to the north.

6. The site which is accessed by vehicles off both Cotton Lane and Kinnaird

Road serves as a surface car park totalling 432 spaces and as well as accommodating two brick built, Victorian buildings used as specialist treatment buildings (Holt House and Walton House) together with nurses accommodation and small-scale office buildings to the rear of the site. A number of mature trees are present throughout the site, including an established tree line along the Wilmslow Road frontage.

7. Part of the site area includes `Withington Green’, a small, raised area of

formally laid out open space fronting Wilmslow Road. This area is owned by the City Council.

8. In terms of the wider area and with the exception of the main hospital complex

on the other side of Wilmslow Road, the site is located in a predominantly residential setting comprising of large semi-detached and detached Victorian properties and terraced properties of a later period which immediately adjoin the site. The area also includes a number of small-scale retail and food and


drink premises a short distance away along Wilmslow Road and St. Cuthbert’s RC Primary School to the north east of the site and Muslim Preparatory School just to the north of the site.

Proposal 9. The proposal is for the erection of 3 storey cancer research facility fronting

Wilmslow Road together with the provision of a new vehicular access and service road off Cotton Lane, the reconfiguration of Withington Green, landscaping and associated infrastructure, following demolition of existing buildings.

10. The new three storey building is to form a purpose built, state of the art

research building to allow for collaborative cancer research between The University of Manchester, The Christie NHS Foundation Trust and Cancer Research UK and to allow the improvement and co-location of facilities and services. The proposal represents a major investment opportunity in both pioneering medical research and the creation of jobs in the area.

11. The new building will be entirely focused on early cancer research that does

not involve patients or patient treatment and will comprise laboratories, teaching facilities and offices together with semi-public areas including a café.

12. The current proposal follows the receipt of revised plans which omits the

originally proposed multi-storey car park and provides a, reconfigured surface car park to accommodate 419 cars. In addition, following concerns surrounding the loss of Withington Green, the applicant has moved the research building back into the site to provide an enlarged green area and to allow for a smaller cantilever which would not overhang the Green area. Indicative plans are attached at Appendix 3.

Planning History 13. The site has been subject to various, relevant earlier planning applications.

These include: 14. Planning reference 085183/FO/2007/S2 - Installation of steps and disabled

access ramp to front elevation of Walton House. Approved 30th January 2008. 15. Planning reference 082299/FO/2007/S2 - Enlargement of existing car park to

provide an additional 11 spaces, 21 in total with enhanced landscaping. Approved 29th March 2007.

16. Planning reference 048971/FO/SOUTH1/95 – Formation of car parking area.

Approved 18th January 1996. 17. Planning reference F09137/CIR - Notice of Intended Crown Development -

Use of site within hospital grounds as a car park. Approved 4th October 1978. Consultations


18. The application has been advertised as a Major Development and affecting a

Right of Way. Notification letters were sent to local addresses and site notices were posted around the site.

19. The original application proposal to which the revised proposal relates,

generated significant correspondence. For ease of reference and to ensure all responses are reported, a copy of the original Committee report is attached at Appendix 2.

20. Following the submission of the revised proposal and a subsequent period of

re-notification, a further 39 representations have been received, 3 of which support the proposal.

21. The planning grounds of objection are summarised below: -Residents would prefer to retain the existing Withington Green and don’t want

a modern interpretation of it; -It is requested that the entirety of the high wall along Cotton Lane is retained; -The research building is out of character with the area and it is sad that the

existing villas will be demolished to make way. It is considered that the materials to be used are in stark contract to the context of the area and that red brick should be used.

-The building should be re-sited at the University; -There is still concern about an increase in traffic movements by using Cotton

Lane as the principal vehicular access rather than using the existing access point on Kinnaird Road, particularly in light of highway safety and the proximity of nearby schools;

-The amount of screening and the landscape buffer is inadequate between the reconfigured car park and adjoining residential properties.

-The overall scale of the proposed development is out of proportion and character in a residential area;

-The mature trees adjacent to Withington Green should be retained; - A condition should be imposed restricting any future multi-storey car parking; -Consideration should be given to restricting movements at the Cotton

Lane/Wilmslow Road junction to exit only and an entrance via Kinnaird Road; -A S.106 agreement should include parking restrictions for local residents who

have been suffering from untreated cumulative impact of Christie staff car parking;

-The tree line in front of the research building should be retained and the wall retained for additional security.

-Working hours on site should be restricted; -Consideration should be given to rerouting the proposed footways on the

reconfigured Green area to retain more green space. The Planning Committee should request that no decision is yet taken about the Green.

-It is hoped the Green will not be used as builder’s yard during any construction period;

-If Withington Green and the landscaping is altered, part of the history of Withington will be needlessly lost forever;


-There is a lack of a master-plan for either of the applicant’s main sites on Oak Road and Kinnaird Road;

- The proposed S.106 agreement will not deal with on-street parking issues in the streets currently affected by staff parking; -The proposed single vehicular access of Cotton Lane is inappropriate given its proximity to the Wilmslow Road junction and three nearby schools. The retention of the current car park entrance on Kinnaird Road should be utilised as an access to the 105 space car park element; - The word interim with reference to the revised parking arrangement suggest that the developer will come back with more parking spaces; - The existing spaces are over-provided by about 100 spaces. These spaces will be sufficient to cater for new staff in phase 1; - Withington Green is owned by the Council and not The Christie. It should not be included in the application; - The MCRC building should be orientated so its entrance is on Kinnaird Road or Cotton Lane or by moving it to the right along Wilmslow Road or deeper into the site. This would remove the need to develop the Green; -Cotton Lane would benefit from a set of pedestrian controlled lights; -The second phase of the consultation was flawed as many residents did not receive the letter sent from the Planning Service on 21st February 2012; -The lack of published reasons for refusal following the Committee meeting on 19th January 2012 and the way in which the applicant’s proposals have been drawn up means any permission granted needs to include some specific conditions with regard to a restriction on parking capacity and the construction of a multi-storey car park; -The addendum to the Green Travel Plan is inadequate and doesn’t acknowledge original concerns made at the last Committee meeting; - To describe the 432 staff spaces as a re-provision is inaccurate; -The 24/7, 365 day operation of the car park should be reviewed if there were any change to its configuration and proximity to dwellings; -There is a lack of margin and any planting/screening between the car park and Rathen Road. -Funding is required to introduce additional parking restrictions to treat the worst affected streets around the hospital; -The applicant’s proposals would in effect, appropriate public, civic space and cultural asset and convert it into an area with a different character and feel. It is requested that no decision should be taken at the Committee meeting on 15th March 2012 about the treatment of the Green; -There is inappropriate massing of the so called ‘green swathe’ and would be better redistributed, for example onto the Green itself or the margin of car park along the Rathen Road boundary; -The Schill Rock Garden should be retained in perpetuity; -There are concerns regarding the increased volume of traffic along Cotton Lane and surrounding roads and the safety of school children; -Any proposal to increase the width of Cotton Lane to alleviate vehicle queuing would encroach unacceptably into Withington Green; -Concern is raised with regard to any 24 hour lighting; -The proposal to extend the car park will bring more disruption and does not prioritise the environment.


-The size of the research building will blight the appearance of the neighbourhood and increase noise and light pollution; -There are concerns surrounding the loss of amenity to nearby residents during construction; -The redundant gate opposite 6 Kinnaird Road should be made smaller or block up during construction so that it is not used by contractor traffic; -Additional screening along Frith Road would be welcomed; -There should be a clear separation of the public land of the Green and that of the hospital. There should be no restrictions on access and it should remain in use throughout the construction period.

22. The planning grounds for support are summarised below:

-The changes to Withington Green are fully supported. Consultation and involvement with local people should take place in any review of the area is landscaped or used; - The removal of the multi-storey car park and change to the footprint of the research building is welcomed; - The removal of the building’s over-sail over Withington Green is welcomed; - The reinvigorated Green Travel Plan is welcomed. -The green walkway along the Kinnaird Road boundary and the screening in the form of trees is applauded and an excellent example of landscaping. -The Christie are to be congratulated for the retention and extension of Withington Green; -The increase in the surface area of the car park is negligible compared to what was originally proposed and the existing access on Cotton Lane should not incur any increased traffic above what is currently experienced.

23. Councillor Andrew Simcock (Didsbury East Ward) - writes in support of the

revised planning application. 24. It is stated that the campaign by local residents against the proposed multi-

storey car park reached its peak at the Planning Committee site visit on 19th January and it is known that many Committee members were struck by the eloquence of local residents at this large and very well organised protest. Tribute is paid to the organisers for this great success. In particular residents of Cotton Hill and their concerns about loss of daylight and evening sunshine if the car park plans had gone ahead.

25. As a result of the protest Christie Hospital and MCRC have clearly acted

quickly and decisively to drop the link between the MCRC proposal and those for a multi-storey car park and this is welcomed.

26. It is known that local residents and the campaign group have submitted further

objections and it is hoped that these can be considered. However, it is believed that the Committee should now approve the MCRC application in order to safeguard their application for funding for which it is understood may be jeopardised by further delay.


27. With regard to car parking, it is noted that the larger surface car park is no closer to properties on Cotton Hill than the current surface car park and this is welcomed. The improved Travel Plan is also welcomed.

28. As a member of the Council's Economy, Employment and Skills Scrutiny

Committee, Transport for Greater Manchester has been urged to ensure combined Smart Cards covering buses and Metrolink are available when the East Didsbury Metrolink extension opens in summer 2013. This will remove one more of the barriers to people's use of public transport. If that issue and season ticket loans can be linked that would be very desirable.

29. The only disagreement to the application is the withdrawal of the section 106

agreement covering parking restrictions for the wider area around Christie Hospital. It is expected that this issue will be back on the agenda with any proposed additional development on the Christie campus.

30. Councillor Chris Paul (Withington Ward) – It is felt that the proposals can be

improved further in 4 categories as follows: Green – The applicant and owner should treat Withington Green as if is

registered. It is a cultural asset and public resource whatever legal status. It should be an unannexed public civic space with wild edges. It is suggested that the design of the Green should be open to a open competition to be developed by the applicant, owner and residents. There should be not decision on the Green ahead of resident input.

Access to on-site parking – A robust GTP will substantially drive down car

journeys but 432 space spaces should be a high water mark. Traffic should be more shared with an in access from Kinnaird Road and an out from Cotton Lane.

Masterplanning/eventual cars – The reluctance to share a masterplan has be

a worry for neighbours. The Christie should share their masterplanning thoughts and accept a condition/contract on Frith corner of no more than one above ground parking layer, ever. If evidence ever pointed to more car travel, the results of that would need to be parked somewhere else. In addition, a green travel plan should include a new works pack which encourages local living in the immediate area.

On-street parking – The S.106 offer before January should be added. The applicant should voluntarily contribute in recognition of untreated cumulative impact over the last decade.

30. Environment & Operations (Trees) – No issues with regard to the proposed

tree works and replanting scheme. 31. South Manchester Regeneration - The new investment in the Cancer

Research facility is welcomed and it will help achieve a number of objectives in the South Manchester Strategic Regeneration Framework (SRF). The SRF identifies the Christie Hospital as a key employment location and it is believed


that expansion of the research facility at the hospital would promote employment opportunities in the area - both in short-term and long-term. This will in turn support the community strategy objective of helping residents achieve their full potential in education, skills and employment.

32. In broader terms, the new research facility will also contribute to developing

healthier communities and addressing health inequalities in the city and the wider region.

33. The Withington Village Action Plan aims to promote ease of access within the

centre and the key community venues including Christie Hospital. It is expected that the new development would support this objective.

34. It is considered important that satisfactory arrangements for parking and

access both in the long term and during the construction period are in place. The revised plans begin to address these concerns and the development of an effective green travel plan will help minimise the impact of parking on the nearby residential areas.

35. Local members from the affected wards have raised concerns about parking

issues which have been a cause for concern by local residents. Many residential properties nearby in Old Moat and Withington do not have off street parking and consequently are directly affected by any overspill from the Christie's car park.

36. There were also some concerns about the environmental impact of the scale

of development near the green space on Wilmslow Road opposite the hospital. Again the revised scheme begins to address these issues. It would be desirable to retain existing trees where viable and introduce high quality public realm improvements where possible.

37. Contaminated Land Section – Following an assessment of the information

submitted to deal with any contaminated land issue it was found that the desktop study is adequate, though more information is required with regard to ground gas assessment and confirmation from the Environment Agency that they are satisfied with the controlled waters assessment and conclusions. Additional information is requested in this regard and a condition inserted to this effect.

38. Greater Manchester Ecology Unit - no amendments to make to the previous

comments for the original proposal. 39. The ecology surveys undertaken to support the application have been

prepared by suitably qualified consultants and are to appropriate standards. The application site is of low overall ecological value. The main ecological impact of the scheme would be the loss of mature and semi-mature broadleaved trees, valuable ecological features in this area. It is noted that new tree planting is planned to compensate for some of the tree losses. There is therefore no objections to the application on nature conservation grounds. subject to a number of recommendations based on development being in


accordance with British standards and development taking account of nesting birds. The installation of bat roosting boxes and bird boxes is supported.

40. Travel Change – The Green Travel Plan is sufficient though more emphasis

could be placed on specific targets for each mode of transport. It is also requested that a condition is imposed in the event that enforcement action is ever needed.

41. Highway Services – The comment of highways are based on the latest

submitted documents and information including the following:

• General Arrangement Drawing (M4818 -001 RevD) • Drawings P5339/L(00)04 Rev 08 Proposed Site Plan • Transport Assessment (September 2011) • Green Travel Plan (2/12/12 v2) and addendum dated 15/2/12 • Revised S278 Plan (P-L-10, B) (02/12/11) • Parking Survey (December 2011) • Technical Responses • Development Meetings

42. With regard to travel planning, the applicant proposes to implement a revised

Travel Plan in order to reduce staff travel to the site by car and the demand for staff parking spaces associated with the MCRC. The revised plan will acknowledge the step change that can be achieved with the ongoing infrastructure improvements in the area such as Metrolink and Cross City Bus.

43. The applicant proposes to use the time between now and the MCRC becoming fully operational to achieve reductions in car borne journeys to the site to ensure that the MCRC does not generate additional on-street parking demand. As the robustness of the Travel Plan is so important to minimising the potential for additional on-street parking it is recommended that the applicant be required to enter into a legally binding agreement requiring them to work with the Travel Change Team in the preparation and continued monitoring and implementation of a revised Travel Plan.

44. In terms of traffic flows and highway safety, The Local Highway Authority (LHA) is satisfied that the Transport Assessment submitted follows guidance laid down in the DfT's 'Guidance for Transport Assessments'. The submitted TA analyses the worst-case scenario and looks at the peak hours when the highest volumes of traffic will be experienced on the local highway network in order to produce a robust forecast of the impact of the development on the highway network. This TA has been based on the initial proposal for 750 space car park accessed off Cotton Lane.

45. The amended proposal reduces this to approximately 419 spaces accessed off Cotton Lane. It is recommended that the applicant revisits the existing base and development junction assessment using this lower figure. However, the LHA is content that any impacts will be significantly less than those previously forecast and therefore would accept in the absence of a revised model the original s278 improvements to the junction and the access.


46. It is considered that the volumes of traffic forecast to be generated by the

development have been calculated using a nationally accepted database of trip generations. The modelling of the Cotton Lane/Wilmslow Road junction has been undertaken using industry standard software. The outputs from the model indicate that with the proposed modifications to the junction in place that the Wilmslow Road / Cotton Lane junction will operate within capacity even with the original proposed parking provision. The LHA is therefore satisfied that the TA provides a robust analysis of the development's impact on the network.

47. The TA has determined development traffic distribution based upon existing traffic turning proportions. This is a typical method of distributing forecast traffic flows and is therefore accepted by the LHA. Based on this methodology the TA forecasts that 95% of traffic accessing the development will use the Wilmslow Road / Cotton Lane junction with the remaining 5% using other routes.

48. The analysis of the accident statistics in the TA does not identify any areas of significant concern or that would need further treatment given the proposals. As the traffic flows associated with the revised proposal are significantly lower than those assessed in the TA, the LHA accept the applicant's assessment in relation to highway safety.

49. With reference to the proposed car parking arrangement, it is understood that

the applicant proposes to incorporate a surface level car park in place of the previously proposed 750-space Multistorey Car Park. This car park has a comparable capacity to the existing car parking on the site with approximately 419 spaces compared to the existing 432 spaces. The car park will provide for staff parking with re-provision of patient parking achieved through improved utilisation of existing hospital parking elsewhere on the hospital's estate. It is noted that the latest proposal is to close off the existing accesses on Kinnaird Road with the surface level car park being accessed off the existing Cotton Lane entrance.

50. It is accepted that with the reduced car parking provision it is no longer feasible to address existing issues associated with staff parking on-street. Therefore, we understand the applicant no longer intends to fund parking restrictions in the area to address this issue. However, we recommend that the applicant enters into a legally binding agreement to ensure a robust travel plan is in place to minimise the potential for additional on-street parking demand associated with the MCRC. The applicant will need to work in consultation with residents, staff, the Travel Change Team and the LHA to develop a suitably robust Travel Plan. It is also noted that the applicant has committed to review the existing utilisation of the hospital's existing car parks.

51. In the absence of any tracking information we are concerned about the internal car park arrangement, which creates an issue for vehicles exiting the section of parking immediately to the rear of the MCRC. However, with minor modifications there is scope to address this within the site.


52. Finally, with regard to Withington Green, it is noted that the revised building

layout reduces the first floor projection at the Withington Green frontage, to remain within the site curtilage. The reduced extent of the projected first floor will serve to remove the requirement for a 'Projection-Over' licence as required by the original application. It is recommended however that the existing footpath across Withington Green is diverted to the proposed new alignment under a s247 agreement.

53. Withington Civic Society – In summary, Withington Civic Society object to the application in is current format based on the changes to Withington Green, the loss of trees along the frontage, the demolition of the Victorian villas and because the new building would be out of context in the area in terms of scale, massing and materials.

54. Whist the removal of the multi-storey car park is welcomed, the Society would

like to see increased landscaping to the boundaries, a less intensive parking layout with more landscaped buffers and the retention of Schill Rock Garden.

55. In addition, greater clarity is required with regard to the GTP, particularly how

it will be monitored. It is also requested that S.106 agreement should be entered into that will provide community benefits in the form of new trees, new street furniture, street cleaning, new paving along Wilmslow Road and a contribution towards other green spaces and parks in the area.

EIA Screening 56. The application was subject to a screening opinion in accordance with the

Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 and circular 2/99 (The regulations). The screening was issued to the applicant on 26th October 2011 and concluded that an Environmental Assessment was not required in this instance as the proposal is unlikely to have a significant effect on the environment

Policy Unitary Development Plan for the City of Manchester (1995) 57. All of the Unitary Development Plan policies listed were saved by the

Secretary of State on 27th September 2007 and form the adopted policy until the plan is replaced by the Core Strategy.

58. The site is subject to a site specific policy WB2 in the UDP together with

policies E1.5, I1.5 and H2.2 in Part 1 of the UDP and policies DC16, DC22 and DC26 in part 2 of the UDP. The policies are summarised as follows:

59. WB2 relates to proposals for the expansion and/or redevelopment of major

employment sites in the area – particularly Christie Hospital on Wilmslow Road. It is advocated that the Council should have regard to the need to minimise any impact upon the environmental quality and character of the area, residential amenity and traffic movements.


60. I1.5 states that the Council will promote and support development which will

enhance the City’s role as an international centre of excellence for learning and research.

61. E1.5 notes that he Council will contribute towards energy conservation by

ensuring where practicable that new development is located where it can be easily served by public transport and encourage high standards of energy efficiency in new development.

62. H2.2 states that the Council will not allow development that will have an

unacceptable impact on residential areas. The matters that the Council will consider include the scale and appearance of the development and it's impact in terms of noise, vibration, traffic generation, road safety and air pollution.

63. DC16 refers to street landscapes and encourages the retention of trees along

public frontages unless they are of little amenity value or where a satisfactory replanting scheme is more desirable.

64. DC22 states that in considering development proposal, the Council will have

regard to the effect on existing pedestrian routes and will not normally allow development which will result in unacceptable inconvenience to local pedestrian movements.

65. DC26 seeks to reduce the impact of noise generating development. The

Council will consider the effect of new development proposals and the implications of new development being exposed to existing noise sources. Developments likely to result in unacceptably high noise levels will not be permitted

Other Material Policy Considerations 66. The principal document within the framework is the emerging draft Core

Strategy which sets out the spatial vision for the City and includes strategic policies for development during the period 2012 – 2027.

67. 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 2011. A hearing (examination in public) to examine the Core Strategy was held in November 2011 with the anticipated adoption being in the summer of 2012. 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.

68. Policy EC9 within the Core Strategy is considered relevant. This supports

employment and economic development at The Christie and states that development proposals should have regard to ensuring the efficient use of


existing employment space, improving public transport, walking and cycling connectivity between residential neighbourhoods and employment locations.

The Guide to Development in Manchester (SPG/SPD) (2007) 69. This document contains core principles to guide developers. The document

offers design advice and sets out the City Council's aspirations and vision for future development and contains core principles to guide developers to produce high quality and inclusive design. The principles that development should seek to achieve, include, character and context, continuity, and enclosure, ease of movement, quality of the public realm, diversity, legibility and adaptability.

South Manchester Strategic Regeneration Framework (SRF) 70. The document defines the strategic context for the regeneration of South

Manchester. It establishes key principles and objectives across the range of inter-related social, economic and physical issues affecting the area.

The Regional Spatial Strategy (RSS) for North West England to 2021 (September 2008)

71. The Secretary of State has announced the intention to revoke Regional

Spatial Strategies following Royal Assent of the Localism Bill. This has yet to be confirmed by Parliament. The RSS still form part of the Council’s Development Plan.

72. The RSS provides a framework for development and investment in the region

over the next fifteen to twenty years. The document sets out the framework for delivering sustainable development in the North West. There are a number of policies relevant to this development proposal including the following:

73. Policy DP2 'Promote Sustainable Communities' states that 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.

74. Policy DP3 ‘Promote Sustainable Economic Development’ seeks to improve

productivity and to close the gap in economic performance between the North West and other parts of the UK. Sustainable economic growth should be supported and promoted and so should reductions of economic, environmental, education, health and other social inequalities between different parts of the North West with the submit regions and at local level.

75. 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. Where this is unavoidable development should be appropriately phased to coincide with new infrastructure provision. Suitable infill opportunities within settlements should be utilised and sustainable construction and efficiency should be promoted.

76. 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 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.

77. Policy DC6 ‘Marry Opportunity and Need’ advocates that priority should be

given, in locational choices and investment decisions, to linking areas of economic opportunity with areas in greatest need of economic, social and physical restructuring and regeneration. Proximity to and access via public transport from such areas are important considerations in the choice of employment locations and sites.

Future North West: Our Shared Priorities (August 2010) (formerly Regional Strategy 2010)

78. This policy sets out the priorities for the North West with the framework

focusing on the following themes:

• Capitalise on the opportunities of moving to a low carbon economy and society and address climate changes and resource efficiency;

• Build on sources of international competitive advantage and distinctiveness;

• Release the potential of our people and tackle poverty; and

• Ensure the right housing and infrastructure for economic growth. 79. Under Theme 2 the Strategy identifies a number of objectives including the

need to strengthen our concentration of knowledge based assets driven by our universities and research, science and innovation base.

North West Regional Economic Strategy (2006) 80. This documents sets out a vision and strategy focused around five themes for

making the North West a ‘dynamic, sustainable international economy which


competes on the basis of knowledge, advanced technology and an excellent quality of life for all’.

81. This document sets out a joint working strategy between all the Greater

Manchester authorities for achieving sustainable economic growth. Strategic priority is given to a number of issues which seek to improve the life chances for those in deprived and hard to reach groups, particularly through investment in lifelong skill development, attracting and retaining the best talent and strengthening the involvement of universities in the city’s broader social capital.

National Planning Guidance 82. PPS1 'Delivering Sustainable Development' underpins the planning system

and sets out the overarching policies on the delivery of sustainable development. Emphasis is placed on the need for good design to ensure attractive, usable, durable and adaptable places.

83. PPS4 ‘Planning for Sustainable Economic Development’ sets out Government

objectives for economic development. In determining applications, Local Planning Authorities should adopt a positive and constructive approach towards applications for economic development and should treat favourably applications that secure sustainable economic growth.

84. PPG13 'Transport - strongly promotes public transport, walking and cycling as

alternatives to the private car. By shaping the pattern of development and influencing the scale, density, design and mix of land uses, planning can help reduce the need to travel.

85. PPG24 ‘Planning and Noise’ – provides guidance on how the planning system

can be used to minimise the adverse impact of noise without placing unreasonable restrictions on development.

Draft National Planning Policy Framework 86. The Government are in the process of introducing a new National Planning

Policy Framework (NPPF) which will replace and consolidate the current system of planning policy guidance. Whilst not yet formally issued, regard should be had to this draft document which informs that there ought to be a presumption in favour of sustainable development and economic growth and that proposals should be considered in the context of an up to date plans. These are matters which are covered in this report some weight has been given to the fact that the proposal does not conflict with the draft NPPF.

Issues

Principle 87. Having regard to the existing and emerging policy framework, the principle of

redeveloping the site is considered acceptable. The brownfield site which, with


the exception of Withington Green is in the ownership of The Christie. At present the site is predominantly used for surface car parking associated with the hospital, together with ancillary hospital (non treatment) accommodation.

88. It is believed that due to the existing use of the site, its relationship with the

main hospital complex and its situation along a principal arterial route into and out of the city centre, the site makes best use of existing resources and infrastructure whilst also harnessing central policy objectives which promote sustainable economic development.

89. There are detailed matters however which need to be addressed. These

require specific consideration and are discussed below: Site Layout 90. The current planning application has emerged following the applicant’s

assessment of potential future development proposals by The Christie and the relationship requirements of the facility close to the main Christie complex and the desire to provide a high quality frontage and presence onto Wilmslow Road.

91. The submitted proposal incorporates a new cancer research building (MCRC)

to be located at the western edge of the site fronting Wilmslow Road, together with the reconfiguration and expansion of an existing surface level car park, as well as landscaping and the creation of a new access road off Cotton Lane.

92. The building which previously over-sailed Withington Green has been

repositioned further into the site. It is proposed to carry out some landscaping to the Green, after which the amount of green space would be greater than at present. It is also proposed to provide approximately 1800 m2 of green space that would be open to the public along Kinnaird Road.

Design, Scale and Appearance

93. The proposed three storey research building is intended to provide an iconic

building to be situated prominently on the Wilmslow Road frontage with the inclusion of a distinctive cantilever and design elements. The aim is to make a design statement and project a positive public and transparent image by allowing views into the laboratories.

94. The design includes the extensive use of natural daylight and therefore much

of the building is glazed with the remainder clad in white aluminium rainscreen panels arranged in an irregular rhythm, with the introduction of diagonal lines to add interest to the structure.

95. In terms of scale, the proposed building is approximately 15 metres in height

with the massing of the building informed by various factors including the requirement of 4.2 metre floor to floor heights for the laboratories.


96. With the exception of the Paterson Institute on the opposite side of Wilmslow Road, the immediate surroundings are largely of a domestic scale – principally two and three storey residential properties. It is believed however that given the context of the site, its location along a principal arterial route, its relationship with the nearby hospital and the distance from the nearest residential properties (35 metres), the scale of the building proposed would not look out of place or be over-dominant in the area.

97. Whilst there is still some concern being expressed by neighbours about the

choice of design and the contrast between the proposed structure and the traditional Victorian housing stock nearby, it is considered that any development that sought to mirror traditional design would not be conducive to modern needs, the aspirations of the applicant or the appropriate design rationale. As such, due to the position of the site, the context of the surrounding area and the introduction of high quality landscaping, the design, scale and appearance of the proposed structure is deemed acceptable.

Highway Matters 98. A number of further objections have been received in relation to the car

parking and traffic creation as a consequence of the proposed development. These issues are explored further below:

99. Car Parking The principal concern raised by Members in relation to the original proposal

was the lack of a justification for, and the size of the proposed multi-storey car park. The current proposals are for the retention of existing parking facilities for use by the same groups with a net reduction of 13 spaces. This contrasts with the proposals for car parking spaces in the application considered on 19th January 2012.

100. In response to this, the applicant has omitted the multi storey car park from the

scheme and provided greater emphasis on green travel planning and to allow for on-street car parking to be monitored.

101. As a consequence of the desire to retain the existing level of provision and

due to the displacement of surface car parking provision, the existing car park at Kinnaird Road has been reconfigured and in places enlarged by removing areas of landscaping. This has resulted in the provision of 419 space representing a net reduction of only 13 spaces.

On-Street Car Parking 102. A parking survey was carried out to ascertain typical on street parking

behaviour by staff associated with the hospital. For each road surveyed around the hospital, various data was collected including registration plates of parked vehicles, location and the amount of unrestricted parking on each road.


103. Of the 15 roads surveyed, it was found that on average over a two week period (21st November 2011 – 2nd December 2011) a total of 413 cars were parked on these roads. Of these, an average of 266 vehicles are calculated to be related to the hospital.

104. Whilst not an exact science, the survey results indicate the level and demand

of staff parking on-street. The results form baseline data that will be used to inform and monitor the progress of the green travel plan arrangements and also provide an indication of the level of the on-street parking demand.

Traffic Movement 105. Access for cars and service vehicles into the site will be provided from the

north off Cotton Lane. This access will involve junction improvements and off site highway works subject to a S.278 agreement. The provision of a new access road accommodated within the curtilage of the site will also prevent vehicles queuing on the public highway and causing congestion on the highway network. In contrast to the existing site access off Kinnaird Road, the proposed access minimises the length of road affected by development traffic and would cause less disruption to highway users.

106. Rationale for creating the main access from Cotton Lane is to allow for an

easy and safe route for vehicles to enter/exit the internal site road and to allow the creation of the internal access road to minimise the impact on adjoining roads. Cotton Lane also benefits from a right hand turn ghost island for traffic waiting to turn off Wilmslow Road, as well as a flare at its junction which would be slightly amended.

107. Given the above, together with the significant reduction in the size of the car

park and the associated decrease in traffic movements, it is considered that the proposed access represents the most favourable option for limiting the effects of traffic movements

Highway Network Capacity 108. The application has been accompanied by a Transport Assessment, part of

which looks at the capacity of the highway network and its ability to accommodate the expected traffic associated with the development.

109. In modelling the proposed development traffic and in light of the proposed

access arrangements and car parking provisions, it is projected that there is sufficient capacity. 95% of traffic is expected to use the approach off Wilmslow Road and modelling of the Cotton Lane/Wilmslow Road junction suggests that there will be no operational issues with access into the proposed car park operating well under capacity. As such, it is concluded that there will be no material impact upon the operation of the highway networks as a consequence of the development.

Highway Safety


110. The submitted Transport Assessment indicates that the number of accidents at the proposed access junction is low. It is considered that with the proposed highway improvements, there will be no detrimental impact upon pedestrian safety. Highway alterations include a new junction arrangement and the inclusion of traffic calming on the internal access road to slow down traffic entering the site.

Car Park Operation 111. Residents have questioned the daily use of the car park and the hours of

operation. 112. At present, there are currently no restrictions on the use of the car park. Given

that there will be a landscaped buffer, it is not considered that there would be any significant or material impact upon amenity as a consequence of it reconfiguration.

113. Additionally, it is not proposed to increase or introduce new lighting. If this was

the case, a condition is recommended that would require further details to be agreed.

Car Parking During Construction 114. A planning condition has been inserted requiring the submission and approval

of a parking strategy for staff vehicles during the construction period. Travel Planning 115. The submitted sustainable travel policy document supplemented by a full

Green Travel Plan and addendum sets out how the development seeks to promote alternative means of travel other than by private car in order to reduce the impact of the development on the surrounding highway network. The travel plan has been produced to replace the existing 2005-2010 travel plan with the overall aim of enticing staff to use greener forms of transport and to prevent increased on-street car parking. Measures include a ‘bike to work’ scheme, enhanced cycle storage facilities, walking initiatives, car sharing, public transport concessions and to work with the Council’s travel change team and Transport for Greater Manchester to provide new staff with a information pack on sustainable travel options as well as engaging travel advisors to work with staff on green travel modes.

116. The Christie are to actively bring forward and monitor the travel plan with the

desired strategy driven by the need to reduce the demand for on-street car parking by staff and to bring down car usage to counter increased demand as the hospital expands. The target requirement is to convert in the order of 330 single occupancy vehicle drivers to sustainable alternatives over the next 11 years (30 per year).


117. The travel plan uses baseline information from the 2005-2010 travel plan to

set the targets for a modal shift in sustainable means of travel with the extent of the modal shift to be reviewed annually. The Christie are committed to commission an independent assessment of the 2011 GTP to identify any gaps against best practice and produce an updated document with independently assessed modal shift targets.

118. It is believed that the targets set by the travel plan are both sufficiently

ambitious and realistic and represent best practice for such plans. 119. There has been some apprehension about the monitoring of any Green Travel

Plan, particularly in light of past developments at the hospital which have also required Green Travel Plans.

120. In order to ensure effective monitoring, a S.106 agreement will require the

submission of modal shift data on an annual basis over the next decade. The City Council will seek to ensure that the targets are achieved by requiring annual progress reports and action plans with specific dates for submission.

S.106 Agreement 121. Heads of terms have been agreed for a legal agreement which will involve the

provision of and effective monitoring of the submitted Green Travel Plan together with the provision of a financial contribution towards an investigative study to assess the impact of on-street car parking to inform any future proposals.

Withington Green 122. A number of the objections relating to the original proposal concerned the loss

of Withington Green in its current form and the impact the building’s overhang would have on the amenity of the Green.

123. In designing the proposed research building, the applicants are seeking to

make an architectural statement making the building a landmark feature, requiring a more contemporary and useable setting. In order to facilitate the proposed building, it is proposed to both reconfigure this area and demolish two, non-listed, Victorian villas (Holt House and Walton House) which adjoin the ‘Green’ to provide the necessary space and visibility and to also provide a more user friendly setting.

124. Due to the siting of the proposed research building, the applicants have been

careful to ensure that the new design of the green area responds to both the architectural merits of the proposed building, but to also retain a large proportion of green space which can be used by visitors and the general public alike.

125. In response to the concerns raised by those addressing the last Committee

meeting however, the applicant has sought to increase the amount of green space and to ensure that the layout of the new amenity space more closely


resembles the layout of Withington Green as it presently exists. This has been achieved by increasing the lawned area and by repositioning the proposed MCRC building deeper into the site in addition to reducing the size of the cantilever element by 3.4 metres, so that it will no longer overhangs the Green.

126. The new landscape design would also include raised lawns which retain the

high proportion of existing raised green space, new tree and ornamental planting with the aim of providing varied experiences within the setting, from enclosed and more private areas with screening from road traffic, to more open aspects with views along Wilmslow Road. To enhance the usability and amenity value of the space, low walled seats offer informal seating opportunities along the key pathways. A plan attached at Appendix 3 shows the existing arrangement of Withington Green, together with a plan showing the proposed redesign of the Green.

127. It is believed that the new landscaped area has the potential to provide a high

quality and enhanced area of public space to the benefit of the local area and coupled with the new green swathe along the site’s southern boundary would result in a net increase of green space. The applicant has agreed that the final treatment of the space would be subject to consultation with residents.

128. In addition to the above, it should be noted that an application to register

Withington Green as a town or village green has been received by the Council and will be considered separately from the planning application. The land is not currently a registered green and cannot be treated as one. Since the proposal retains the green as public open space there would be no negative impact on the deliverability of this scheme as a result of a successful application to register the land as a village green. The pending application should therefore be given no weight in the consideration of this application.

Right of Way 129. The proposed changes to Withington Green seek to facilitate pedestrian

movements from Cotton Lane to Wilmslow Road by allowing a link north to south along the existing pavement on Wilmslow Road and east to west across the redesigned Green. The application has been advertised as affecting a ‘right of way’

Trees 130. A number of mature trees, many of which are covered by Tree Preservation

Orders are to be removed in order to facilitate the development. A comprehensive tree age and condition survey and replanting strategy has been submitted to support the proposal.

131. All of the 126 trees (and 14 groups) that are present on site have been graded

in terms of their quality with the survey finding that 60 individual trees and a further 7 identified tree groups will need to be removed as a result of the development. All the highest graded trees will be retained.


132. To mitigate against the trees to be lost, 47 new semi-matures trees of varying

varieties are to be planted across the whole site, resulting in a total of 112 individual trees and 8 groups).

133. Many of the mature trees adjacent to the site boundaries are to be retained

and reinforced with new planting. It is believed that the new tree planting will not only serve to screen part of the development most closely related to adjoining residential properties, but also add to the site’s biodiversity.

Landscaping & Boundary Treatment 134. An extensive, high quality hard and soft landscaping scheme has been

submitted to mitigate against the loss of trees that will need to be felled to facilitate the development and to provide screening and amenity benefits following the changes to Withington Green.

135. Due to the levelling out of the access road and the change in alignment of the

road further into the current strip of vegetation, landscape works are proposed to the existing rock garden and the south eastern boundary adjacent to Rathen Road and Cotton Hill were the surface car park will be reconfigured and enlarged by making alterations to the landscaped bund.

136. In terms of boundary treatment, the existing wall along Cotton Lane is to be

retained and shortened slightly to accommodate the new vehicle entrance. The existing wall to the front of Wilmslow Road will be removed and replaced with a 1.2 metre high wall that will continue to retain the existing trees. The wall along Kinnaird Road is to be retained and where necessary raised to 1.4 metres in height for security purposes.

137. Due to the reconfiguration of the existing car park, it is acknowledged that the

landscaping strip to the rear of properties along Rathen Road is reduced. However, between 1.5 metres and 3 metres of landscaping strip would be retained and this would be subject to some tree planting. It is also noted that the properties to Rathen Road have a high wall separating them from the site.

138. On balance the relationship between the car park and the neighbouring

residential properties is considered to be acceptable.

Ecology 139. The main habitats present on the site are that of mature scattered trees and

amenity grassland. 140. The submitted Ecological Appraisal indicates that the grassland has low

floristic diversity and is a very widespread and common habitat with limited ecological value.

141. Many of the trees on site are mature specimens which enhance the amenity

and visual screening of the site as well as providing a habitat for nesting birds


and periodic bat activity. All bats are European protected species. Regulation 9(5) of the Conservation of Habitats and Species Regulations 2010 provides that the Council as Local Planning Authority must have regard to the requirements of European Habitats Directive when exercising its planning function if those requirements are affected by the planning decision. If the development will disturb bats so as to impair their ability to survive, breed or reproduce, rear or nurture their young or to significantly affect the local distribution or abundance of the species, then planning permission should only be granted if there is no satisfactory alternative to the development, the development will not be detrimental to the maintenance of bat populations at favourable conservation status and the development should be permitted for imperative reasons of overriding public importance.

142. Tree felling has been kept to a minimum and replanting proposals ensure that

their loss is properly mitigated. No evidence has been received which indicates the presence of rare or notable species on the site.

143. Japanese Knotweed has been found in two areas of the site. It is advised that

prior to treatment no activities causing soil disturbance must occur within 7 metres of the Knotweed.

144. Greater Manchester Ecology Unit agree that the site is of low ecological value

and therefore there are no objections to the application on nature conservation grounds subject to a number of recommendations based on development being in accordance with British standards and development taking account of nesting birds.

Residential Amenity 145. The proposed development will introduce a more intensive use of the site,

particularly in terms of pedestrian movements relating to the new research building. The proposal will introduce a large building on the site with consequential issues which the applicant has sought to address via the supporting information submitted. Namely, noise, lighting, visual impact and tv reception. These issues are considered in more detail below.

146. Given the site’s existing use as a surface car park, the design of the building

proposed, the site’s relationship with adjoining properties and the use of planning conditions, the impact upon residential amenity is believed to be satisfactory. It should also be noted the existing villas are used for hospital administrative related activities and therefore the use of the proposed building for operation by the hospital would not differ to the current use of the site.

Lighting 147. External lighting proposals are to be carried out in accordance with the

appropriate environmental guidelines. A condition is recommended that requires the submission of a full lighting scheme.

Crime and Anti-Social Behaviour


148. The applicant consulted with Greater Manchester Police to provide a Crime

Impact Statement' as part of the application. This enables measure to be incorporated within the scheme in order to be able to design out crime. Such measures include architectural measures, CCTV, key fob entry, boundary treatment and gated access.

149. Comments received by Greater Manchester Police that if the measures

detailed in the statements are successfully implemented, the scheme would be in principle be satisfactory. A condition has been imposed which requires the schemes to achieve ‘Secured by Design’ accreditation.

Accessibility

150. The entrance to the research building is to be fully DDA compliant with clear

definition between trafficked areas and pedestrian footways as well as appropriate gradients and demarcated crossing points. 13 disabled car parking spaces are to be provided at surface level close to the proposed new building and site entrance off Cotton Lane.

151. In terms of public transport, the site is situated within close proximity of several

extremely frequent bus services along Wilmslow Road and Palatine Road which connect the site to much of the city. Burnage, Mauldeth Road and Didsbury East train stations are situated within a couple of mile radius of the site and the anticipated Metrolink stops will also be situated close by on Lapwing Line and Burton road. Cycle parking facilities are proposed and enhanced across the site.

Sustainability 153. An Environmental Standards Statement and Outline Energy Statement form

part of the accompanying planning application documents. This document provides an overview of how the development have been designed to improve energy efficiency and reduce its environmental impact to accords with relevant national, regional and local policy.

154. Measures include natural ventilation, the provision of a low temperature hot

water system (LTHW), the possibility of including an air source heat pump and photo voltaic panels, the provision of automated lighting systems and rainwater harvesting,

155. It is considered that the methodology proposed would meet with City Council

aspirations for low carbon development and the policy provisions laid out in the Guide to Development in Manchester (2007).

BREEAM

156. A pre-assessment estimator for the research building has been submitted as

part of the application. This uses an environmental weighting system and an approximate scoring system, crediting points to particular aspects of the


development. The assessment indicates that the MCRC building is likely to achieve an ‘excellent’ rating which would exceed the City Council current minimum requirement for a ‘very good’ rating.

157 A suitable condition has been inserted requiring that a licensed assessor

awards a post-construction rating of 'very good' or above should the application be approved.

Air Quality 158. Concerns have been expressed about a deterioration in air quality as a

consequence of vehicle emissions associated with increased traffic both during and after construction, together with the effects of dust pollution during the construction process.

159. The submitted Air Quality Assessment includes a baseline study of existing air

quality and an assessment of potential impacts during demolition and construction and operational phases of the development. It concludes that the impacts during construction and demolition will be of a temporary nature and with the adoption of appropriate mitigation measures will be of minor significance. Whilst dust deposition and particulate emissions have the ability to have a significant adverse impact, dust abatement measures would be effective in reducing the impact to ‘minor’.

160. In terms of operational phases of the development, the significance of nitrogen

dioxide and particulate matter are described as being negligible at all receptors measured.

Flooding 161. The site is located within a low risk flood zone (Flood Zone 1). However, due

to the size of the site, the applicant has submitted a Flood Risk Assessment. 162. The assessment concludes that flood risk to the site is low and due to the site

being within Flood Zone 1, all forms of development are appropriate and within acceptable limits.

163. The comments received back from the Environment Agency state that whilst

there is a low probability of flooding, the site is located within a Critical Drainage Area as identified within the Council’s Strategic Flood Risk Assessment. Guidance states that development within this area should seek to achieve a 50% reduction in surface water run off on a brownfield site.

164. The applicant has indicated that a ‘critical drainage assessment’ will only be

undertaken at the detailed design stage. As such, a number of planning conditions have been suggested and subsequently imposed to ensure the development meets the requirements of the Environment Agency. The developer however has taken into consideration the use of sustainable urban drainage (suds) which will aim to improve on traditional drainage systems and


processes, reducing the risk of flooding by more effectively managing surface water run-off.

Contaminated Land 165. The applicant has submitted a Ground Investigation reports and Geo-

Environmental Desktop studies to assess the impact of any ground contamination. The City Council’s Contaminated Land Section has reviewed the submitted information and found the desktop studies to be adequate. Additional detail however has been requested with respect to the site of the proposed research building together with more detailed ground gas conditions and a detailed remediation strategy. A ‘Verification Report’ to validate that work conforms to remediation proposals will also need to be submitted. In light of these findings, a condition has been recommended requiring the submission of additional information as is normal practice for large proposals such as this.

TV Reception 166. An initial survey has been undertaken to assess whether any issues will arise

with respect to a loss of TV reception as a consequence of the proposed development.

167. To counter any adverse effects, the applicants intention is to commission

Ofcom to undertake a site survey and provide advice as to what infrastructure is required to overcome any TV reception issues. The applicant has indicated that this work would be undertaken as a priority. A planning condition is suggested to ensure that this is the case.

Other Issues

Masterplanning 168. The proposal for the MCRC building was drawn up following the start of a

masterplanning exercise by The Christie to explore possible distribution of developments across the wider hospital estate. It is acknowledged that this work will need to evolve, however this does not preclude the consideration of this application as it is possible to assess the proposal on the basis of its own merits.

169. The applicant has agreed to establish a resident’s forum to discuss future

developments and whilst there had been an offer to arrange this before this application was determined, it has been agreed this should take place once a decision has been made.

Notification Process 170. A concern has been raised about the re-notification process following

revisions to the application. The City Council can confirm that letters were sent to 748 addresses on 21st February 2012. Additionally, the application plans


and accompanying information was posted on the Council’s website on the same date. Any further comments will be reported to the Committee.

Schill Rock Garden 171. Following concern expressed about the loss of a rock garden on the site

(Schill Rock Garden), the applicant has confirmed their intention to retain part of the rockery.

Human Rights Act 1998 considerations 172. This application needs to be considered against the provisions of the Human

Rights Act 1998. Under Article 6, the applicants (and those third parties, including local residents, who have made representations) have the right to a fair hearing and to this end the Committee must give full consideration to their comments.

173. Protocol 1 Article 1, and Article 8 where appropriate, confer(s) a right of

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

Recommendation and Conclusion 174. The application proposal represents a major investment opportunity in terms

of pioneering medical research. It will provide an iconic building and increase employment opportunities on a major road. The research centre will integrate well within the location enhancing pedestrian connectivity with the existing hospital.

175. The applicant though amendments to the application has sought to address

the concerns raised by the Committee in relation to the multi-storey car park and the robustness of the Green Travel Plan. In addition, in order to allay some of the concerns raised during the application process, the applicant has also revisited the treatment of the Green and the siting of the building onto Wilmslow Road.

176. The permission sought should not be granted until a S.106 agreement

detailing how GTP monitoring arrangements will be undertaken has been concluded, together with the provision of a financial contribution towards a study to assess the impact of on-street parking within the vicinity of the site in order to inform issues arising from future development proposals.


177. In all other respects, the application accords with Policies WB2, E1.5, I1.5,

H2.2, DC26, DC22 and DC26 of the Unitary Development Plan for the City of Manchester together with emerging policy EC9 contained within the Draft Core Strategy, The Guide to Development in Manchester, PPS1, PPS4, PPG13, PPG24, The Draft National Planning Policy Framework, Future North West: Our Shared Priorities, Regional Spatial Strategy for North West England, North West Regional Economic Strategy (2010) and Prosperity for all – Greater Manchester Strategy (2009).

Conditions and/or Reasons: 1) The development must be begun not later than the expiration of three years beginning with the date of this permission. Reason - Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990. 2) No development that is hereby approved shall commence unless and until samples and specifications of all materials to be used on all external elevations of the development have been submitted to and approved in writing by the City Council as local planning authority. The development shall be constructed only using the approved materials unless otherwise agreed in writing by the City Council as local planning authority. Reason - To ensure that the appearance of the development is acceptable to the City Council as local planning authority in the interests of the visual amenity of the area within which the site is located, as specified in policy of the Unitary Development Plan for the City of Manchester. 3) 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 numbered 5584 L (00) 02, 5339 L (1-) 03/Rev/04, 5539 L 91-)07/Rev/03, 5339 L (1-)08/Rev/04, 5339 L (1-) 09/Rev/03, 5339/L(2-)04/Rev/03, 5339/L92-)05/Rev/03, 5339/L (2-)10/Rev/03, 5339/L(2-)11/Rev/01and M4818-001/Rev/C stamped as received on 20th February 2012 and Drawings 5539/L(00)04/Rev/08, 5443 L(00)01/Rev/07, M4818_002/Rev/D and M4805-102/Rev/D and M4818-001/Rev/D received by e-mail dated 1st March 2012. Reason - To ensure that the development is carried out in accordance with the approved plans, pursuant to policy H2.2 of the Manchester Unitary Development Plan. 4) Before first use of the development, any externally mounted ancillary plant, equipment and servicing which is required, 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 which has been submitted to and approved in writing by the City Council as Local Planning Authority. Reason


To secure a reduction in noise emanating from plant, equipment and servicing associated with the development, pursuant to Policies H2.2 and DC26 of the Unitary Development Plan for the City of Manchester. 5) In this condition "retained tree" means an existing tree, shrub or hedge which is to be as shown as retained on the approved plans and particulars; and paragraphs (a) and (b) below shall have effect until the expiration of 5 years from the date of the occupation of the building for its permitted use. (a) No retained tree shall be cut down, uprooted or destroyed, nor shall any retained tree be topped or lopped other than in accordance with the approved plans and particulars, without the written approval of the local planning authority. Any topping or lopping approved shall be carried out in accordance with British Standard 5387 (Trees in relation to construction) (b) If any retained tree is removed, uprooted or destroyed or dies, another tree shall be planted at the same place and that tree shall be of such size and species, and shall be planted at such time, as may be specified in writing by the local planning authority. (c) The erection of fencing for the protection of any retained tree shall be undertaken in accordance with the approved plans and particulars before any equipment, machinery or materials are brought on to the site for the purposes of the development, and shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made, without the written consent of the local planning authority. Reason - In order avoid damage to trees/shrubs adjacent to and within the site which are of important amenity value to the area and in order to protect the character of the area, in accordance with Policies 2.4 and 2.6 of the Unitary Development Plan for the City of Manchester. 6) All tree work should be carried out by a competent contractor in accordance with British Standard BS 3998 "Recommendations for Tree Work". Reason In the interest of visual amenity, pursuant to Policy H2.2 of the Unitary Development Plan for the City of Manchester. 7) The hard and soft landscaping scheme approved by the City Council as local planning authority shown on the approved drawings shall be implemented not later than 12 months from the date of commencement of works. If within a period of 5 years from the date of the planting of any tree or shrub, that tree or shrub or any tree or shrub planted in replacement for it, is removed, uprooted or destroyed or dies, or becomes, in the opinion of the local planning authority, seriously damaged or defective, another tree or shrub of the same species and size as that originally


planted shall be planted at the same place, unless otherwise agreed in writing by the City Council as local planning authority. Reason - To ensure that a satisfactory landscaping scheme for the development is carried out that respects the character and visual amenities of the area, in accordance with policy H2.2 of the Unitary Development Plan for the City of Manchester. 8) No development shall commence until details of the measures to be incorporated into the development to demonstrate how the Safer Parking Scheme Award and/or Secured by Design accreditation will be achieved have been submitted to and approved in writing by the City Council as local planning authority. The development shall only be carried out in accordance with these approved details. The development hereby approved shall not be occupied or used until the Council as local planning authority has acknowledged in writing that it has received written confirmation of a secure by design accreditation. Reason - To reduce the risk of crime pursuant to Policy E3.5 of the Unitary Development Plan of the City of Manchester and to reflect the guidance contained in Planning Policy Statement "Delivering Sustainable Development". 9) No development shall commence until a scheme for the storage (including segregated waste recycling) and disposal of refuse has been submitted to and approved in writing by the City Council as local planning authority. The details of the approved scheme shall be implemented as part of the development and shall remain in situ whilst the use or development is in operation. Reason - In the interests of residential amenity and the appearance of the development, pursuant to Policy H2.2 of the Unitary Development Plan for the City of Manchester. 10) The development hereby permitted shall not be commenced until such time as; a scheme to limit the surface water run-off generated by the proposed development, has been submitted to and approved in writing by the local planning authority. Reason To prevent flooding by ensuring the satisfactory storage of/disposal of surface water from the site. 11) The development hereby permitted shall not commence until a scheme to manage the risk of flooding from overland flow of surface water, has been submitted to and approved in writing by the local planning authority. Reason To reduce the risk of flooding to the proposed development and future occupants. 12) Prior to the commencement of the development approved by this planning permission, the following components of a scheme to deal with the risks associated


with contamination of the site shall each be submitted to and approved, in writing, by the local planning authority: 1. A preliminary risk assessment which has identified; - all previous uses; - potential contaminants associated with those uses; - a conceptual model of the site indicating sources, pathways and receptors; - potentially unacceptable risks arising from contamination at the site. 2. A site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site. 3. The results of the site investigation and detailed risk assessment referred to in (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken. 4. A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.. The scheme shall be implemented as approved. Reason - To ensure the protection of controlled waters from potential land contamination. 13) Prior to commencement of development, a verification report demonstrating completion of the works set out in the approved remediation strategy approved pursuant to condition 12 and the effectiveness of the remediation shall be submitted to and approved, in writing, by the local planning authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. 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 verification plan, and for the reporting of this to the local planning authority. The long-term monitoring and maintenance plan shall be implemented as approved. Reason -To ensure the protection of controlled waters from potential land contamination. 14) If during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until the developer has submitted, and obtained written approval from the local planning authority for, a remediation strategy detailing how this unsuspected contamination shall be dealt with. The remediation strategy shall be implemented as approved. Reason - To ensure the protection of controlled waters from potential land contamination.


15) Piling or any other foundation designs using penetrative methods shall not be permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details. Reason - No controlled waters risk assessment has been provided to date. The above condition ensures no preferential pathways are created during development that may pose a risk to the underlying aquifer. 16) Notwithstanding details submitted, before the development commences, studies containing the following with regard to television reception in the area containing the site shall be submitted to and approved in writing by the City Council as local planning authority: a) Measure the existing television signal reception within the potential impact area, , before development commences. The work shall be undertaken either by an aerial installer registered with the Confederation of Aerial Industries or by a body approved by the Office of Communications, and shall include an assessment of the survey results obtained. b) Assess the impact of the development on television signal reception within the potential impact area identified. (a) above within one month of the practical completion of the development or before the development is first occupied, whichever is the sooner, and at any other time during the construction of the development if requested in writing by the City Council as local planning authority in response to identified television signal reception problems within the potential impact area. The study shall identify such measures necessary to maintain at least the pre-existing level and quality of signal reception identified in the survey carried out in (a) above. The measures identified must be carried out either before the building is first occupied or within one month of the study being submitted to the City Council as local planning authority, whichever is the earlier. Reason - To provide an indication of the area of television signal reception likely to be affected by the development to provide a basis on which to assess the extent to which the development during construction and once built, will affect television reception and to ensure that the development at least maintains the existing level and quality of television signal reception, as advised in Planning Policy Guidance Note 8: Telecommunications. 17) Notwithstanding details submitted, the development hereby approved shall include a building lighting scheme and a scheme for the illumination of external areas during the period between dusk and dawn, or as may be otherwise agreed in writing by the City Council as local planning authority. Full details of such a scheme shall be submitted to and approved in writing by the local planning authority before the development commences. The approved scheme shall be implemented in full before the development is first occupied 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. 18) If any lighting at the development hereby approved, when illuminated, causes glare or light spillage which in the opinion of the Council as local planning authority causes detriment to adjoining and nearby residential properties, within 14 days of a written request, a scheme for the elimination of such glare or light spillage shall be submitted to the Council as local planning authority and once approved shall thereafter be retained in accordance with details which have received prior written approval of the City Council as Local Planning Authority. Reason - In order to minimise the impact of the illumination of the lights on the occupiers of nearby residential accommodation, pursuant to policy H2.2 of the Unitary Development Plan for the City of Manchester. 19) No part of the development shall be occupied until space and facilities for bicycle parking have been provided in accordance with the approved drawings. 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. 20) Prior to commencement of development, 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. Reason - To prevent the spread of Japanese Knotweed which has been found on part of the site in accordance with the Wildlife and Countryside Act 1981. 21) Before the development hereby approved is first occupied, a scheme for the extraction of any fumes, vapours and odours from the premises 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 City Council as the Local Planning Authority. Reason - In the interests of the amenities of the occupiers nearby properties in order to comply with Policies DC26, E1.4 and H2.2 of the Unitary Development Plan for the City of Manchester. 22) 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. 23) All vehicles entering and leaving the site during the construction period are to pass through a wheel wash. Details of the wheel wash shall be submitted to and approved in writing by the City Council as local planning authority prior to the development of each phase commencing. The wheel wash shall be retained on site during the construction period, and shall be positioned to allow use throughout each phase of construction; the locations of the wheel wash shall be submitted to and approved in writing by the City Council prior to being implemented. Reason - To ensure that the proposed development does not cause unacceptable amounts of dust in the vicinity and to ensure that local roads are kept clear of mud, pursuant to policies 24) 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. 25) No part of the development shall be occupied or used until all necessary off site highway works have been completed in accordance with the approved details. The works shall be constructed in accordance with the approved details and retained thereafter. Reason - In the interests of highway safety, pursuant to Policies E3.5 and H2.2 of the Unitary Development Plan. 26) Before the development commences an acoustic attenuation scheme including particulars of the acoustic glazing and acoustically treated ventilation to be installed as part of the development 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 use of the residential premises first commences. Reason - To protect the amenity of the occupants of the premises once the development hereby approved is occupied, pursuant to policy H2.2 of the Unitary Development Plan for the City of Manchester. 27) Deliveries, servicing and collections, including waste collections shall not take place outside the following hours:


Monday to Saturday- 07:30 to 20:00 Sundays - 10.00 to 18.00 Reason - In interests of residential amenity in order to reduce noise and general disturbance in accordance with Policies H2.2 and DC26 and the Unitary Development Plan for the City of Manchester. 28) The MCRC building hereby approved shall achieve a post-construction Building Research Establishment Environmental Assessment Method (BREEAM) rating of at least 'very good'. A post construction review certificate shall be submitted to and approved in writing by the City Council as local planning authority before any of the buildings hereby approved are first occupied. Reason - In order to minimise the environmental impact of the development pursuant to policies E1.5 and E1.6 in the Unitary Development Plan for the City of Manchester, Regional Spatial Strategy for the North West and Planning Policy Statement 1. 29) Notwithstanding details submitted, 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 first occupation of the development. 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. 30) No development shall commence until a temporary parking strategy for the parking of staff cars during the construction period is submitted to and approved in writing by the local planning authority. The approved temporary parking strategy shall remain in operation throughout the construction period unless alternative temporary parking facilities are agreed in writing with the local planning authority. Reason - In the interests of reducing the need for on street parking during the construction period and to protect the amenity of nearby residential premises pursuant Policy H2.2 of the Unitary Development Plan. 31) Notwithstanding details submitted, no development shall commence until a detailed tree planting scheme has been submitted to and approved in writing by the City Council as local planning authority. The approved scheme shall be implemented not later than 12 months from the date the buildings are first occupied. If within a period of 5 years from the date of the planting any trees is removed, uprooted or destroyed or dies, or becomes, in the opinion of the local planning authority, seriously damaged or defective, another tree of same species and size as that originally planted shall be planted at the same place, unless otherwise agree in writing by the City Council as local planning authority.


Reason - To ensure that a satisfactory tree replacement scheme for the development is carried out that respects the character and visual amenities of the area, in accordance with policy H2.2 of the Unitary Development Plan for the City of Manchester. 32) Full details of all off site highway works shall be submitted to and approved in writing by the City Council as Local Planning Authority prior to commencement of development. Reason - In the interests of highway safety pursuant to Policy H2.2 of the Unitary Development Plan for the City of Manchester. 33) Notwithstanding details submitted, the final and detailed design of Withington Green shall be submitted to and approved in writing by the City Council as Local Planning Authority. Reason - In the interests of visual and residential amenity, pursuant to Policy H2.2 of the Unitary Development Plan for the City of Manchester. 33) Notwithstanding details submitted, the final and detailed design of Withington Green shall be submitted to and approved in writing by the City Council as Local Planning Authority prior to the commencement of development. The scheme shall be implemented in accordance with the approved details and retained thereafter. Reason - In the interests of visual and residential amenity, pursuant to 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: 097417/FO/2011/S1 held by Planning or are City Council planning policies, the Unitary Development Plan for the City of Manchester, national planning guidance documents, or relevant decisions on other applications or appeals, copies of which are 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 seeks to reconfigure and enhance Withington Green which will be publicly accessible and available for use a community amenity space. Employment Implications The proposal will result in additional employment opportunities during and post construction. HEAD OF PLANNING

Manchester City CouncilPlanning and Highways Committee

Appendix 1 - Item 615 March 2012

Manchester City Council Appendix 2 – Item 6 Planning and Highways Committee 15 March 2012

Application Number 097417/FO/2011/S1

Date of Appln 23rd Sep 2011

Committee Date 19th January 2012

Ward Didsbury East Ward

Proposal Erection of 3 storey cancer research facility (Class B1) and 752 space multi-storey car park together with the provision of new vehicular access, servicing, landscaping and associated infrastructure, following demolition of existing buildings.

Location The Christie Site Located Between, Cotton Lane And Kinnaird Road, Withington, Manchester,

Applicant University of Manchester/ The Christie, C/o Agent

Agent Mr Derek Southworth, Wilson Mason and Partners, Upland House, Spring Lane, Samlesbury, PR5 0UX

Description This application was placed before the Planning and Highways Committee at its meeting on 22nd December 2011. At that meeting the Committee resolved to defer determination in order to undertake a site visit before making a decision. Further comments have been received which are summarised in the consultation section of the report. The Head of Planning’s recommendation remains one of ‘Minded to Approve’. The site which consists of an area of approximately 2.9 hectares is situated within the Didsbury East ward of Manchester. The site is bounded by Wilmslow Road to the west, Kinnaird Road and Rathen Road to the south, Cotton Hill to the east and Cotton Lane to the north. The site which is accessed by vehicles off both Cotton Lane and Kinnaird Road serves as a surface car park totalling 432 spaces and as well as accommodating two brick built, Victorian buildings used as specialist treatment buildings (Holt House and Walton House) together with nurses accommodation and small-scale office buildings to the rear of the site. A number of mature trees are present throughout the site, including an established tree line along the Wilmslow Road frontage. Part of the site area includes `Withington Green’, a small, raised area of formally laid out open space fronting Wilmslow Road. This area is owned by the City Council. In terms of the wider area and with the exception of the main hospital complex on the other side of Wilmslow Road, the site is located in a predominantly residential setting comprising large semi-detached and detached Victorian properties and terraced properties of a later period which immediately adjoin the site. The area also includes a number of small-scale retail and food and drink premises a short distance away along Wilmslow Road, St. Cuthbert’s RC Primary School to the north east of the site and a Muslim Preparatory School just to the north of the site.


The proposal is for the erection of a 3 storey cancer research facility (Class B1) fronting Wilmslow Road and a 752 space multi-storey car park in the south east corner of the site. Additionally, the proposal involves the provision of a new vehicular access and service road off Cotton Lane, the reconfiguration of Withington Green (which will remain pubic open space, realigning one footpath and providing a second footpath), landscaping and associated infrastructure, following demolition of existing buildings. The remainder of the site will be brought forward for future development as part of an overall masterplan which would involve separate planning applications. The new three storey building is to form a purpose built, state of the art research building to allow for collaborative cancer research between The University of Manchester, The Christie NHS Foundation Trust and Cancer Research UK and to allow the improvement and co-location of facilities and services. The new building will be entirely focused on early cancer research that does not involve patients or patient treatment and will comprise laboratories, teaching facilities and offices, together with semi-public areas including a café. As a consequence of the erection of the research building the existing surface car parking will be lost. The hospital’s master plan proposals therefore provide for a car park comprising 6 levels (including basement) to prevent any additional demand for on-street car parking in the vicinity, as well as meeting the anticipated future parking needs of the hospital. Members are advised that the City Council has an interest in the application site as land owner. However, the Committee must disregard these interests and discharge its duty as Local Planning Authority only. Consultations The application has been advertised as a Major Development and affecting a Right of Way. In addition to notification letters, site notices were also posted around the site. Local Residents – 165 letters of objection have been received together with 1 letter of support. Some of the letters/e-mails have been received from the same addresses. In all, 107 addresses responded of the 748 notified. All of the correspondence received on this application has been assessed and has been taken into consideration in determining the application. A summary of the principal concerns is set out below.

• The application is supported as the destruction of a small grass area is a small price to pay. It is very important to continue research into cancer and the logical site must be in the vicinity of the hospital.

• The applicants have failed to engage in sufficient neighbour consultation prior to submission of the application.

• There must be sites available within the city that would be better suited to meeting the requirements of this style, scale and density of development.


• There will be a big impact in terms of light and noise pollution of such a big development.

• The new development will cause an increase in traffic, congestion and on-street parking problems in the area. Traffic would not only have an effect on Cotton lane but only the whole surrounding residential area as traffic filters through the local side roads.

• The redevelopment of Withington Green would interfere with public green space and aesthetically have a negative impact upon the historic character of the area.

• The proposed research building would cause the destruction of the tree line along Wilmslow Road.

• The proposed Green Travel Plan would be ineffective and not prevent an increase in on-street car parking problems.

• There is a need for new parking restrictions in known hot-spots.

• The proposed campus style design does not complement nearby housing which is largely Victorian.

• The proposed multi-storey car park is too big and will dominate its surroundings, causing a loss of amenity to nearby properties particularly on Cotton Hill, Rathen Road and Frith Road.

• The proposed multi storey car park is unsympathetic to its surroundings causing a loss of visual amenity to the area and to adjoining residents.

• The proposed car park is in the wrong place as recognised by The Christie themselves in 2008.

• An increase in vehicular traffic would be dangerous to school children of two nearby schools, particularly along Cotton Lane.

• The research building should be set back from Wilmslow Road so that it does not over sail Withington Green. The building would also by reason of its design and scale, be out of character with the surrounding area.

• The proposed multi storey car park would increase carbon emissions and lead to a deterioration in air quality.

• A number of significant high canopy trees will be lost. New trees should be similar to the variety lost and be semi-mature. There should also be a net gain in the number of trees across the site.

• The desire to increase research facilities no longer requires proximity to a hospital.


• The capacity of the proposed car park has not been justified in the submitted material.

• Where will cars park during construction and where will the vehicles of contractors enter and leave the site?

• There is concern about noise, disturbance and possible structural damage to adjoining properties during construction.

• Any decision on the application should be deferred until the outcome of the applicant’s extensive 2020 Vision consultation is known. This will indicate how the site might best be used for patient provision rather than for research.

• The scale of the building could affect TV reception in the locality.

• The proposal would result in the demolition of two Victorian villas on Wilmslow Road.

• The proposed car park would encourage more staff to travel by car and to not use public transport.

• The development could easily proceed with a smaller car park. Following the receipt of revised information, 5 further representations have been received. All had previously objected. Comments are outlined below:

• In the public’s interest, the application should be deferred for consideration following the later submission of important documents.

• The level of on-street parking is under acknowledged by the developer. The recent audit appears to be partial in its approach if is being offered as a serious contribution to establishing the extent of the issue as it only covers 15 streets.

• The developer appears to have little confidence in the new, revised Green Travel Plan as even the first requirement of 110 spaces is more than two years off.

• There is no advantage to anyone other than the developer in providing temporary spaces in a year’s time for 330 cars currently parked on street. The answer lies in making do without and with a serious scale S.106 provisions to introduce new restrictions.

• The car park should be scaled back to remove any provision beyond current need and to take account of Green Travel Plan dividend to date.

• The Planning Committee must be aware of the fact that an application by the Christie was rejected in 2008 in favour of the Palatine Road site. This was due to concerns regarding an increase in vehicular traffic on Cotton Lane which would pose a risk for children attending the school. The access to the hospital is on a blind bend would cause access problem. It is hard to believe the


developer no longer considers the site a risk and choose the site for a multi storey car park.

• The access would cause problems at peak times for children attending three schools – St. Cuthbert’s, the Muslim school and St. Paul’s further away.

• The belated parking survey is flawed and does nothing to allay concerns about traffic. The results of the night time survey are inaccurate, assumptions of what constitutes residents parking and those associated with the hospital are mistakenly made. The results do not present a full an comprehensive picture of current parking problems in the area, particularly as some roads were not included in the survey. The survey took place on the day of a public sector strike and on Heaton Road were road works were taking place.

• The Green Travel Plan contains numerous inaccuracies and misrepresents the year on year effect of a 5% modal shift. The results must be recalibrated to display the actual outcome of a year on year shift.

• Concern has been expressed that the temporary parking arrangement would still be in place at the same time of the multi-storey carpark.

• Further information is required on how the proposed S.106 measures will operate. Kinnaird Road and Frith Road are private roads. How can the Council control these roads. The draft agreement needs to be clearer and precise.

• The report gives little weight to the objections received in relation to a development that will have an impact on a residential area and suggests that the loss of Withington Green and resident’s objections are less important than architectural vanity, which adds no benefit to the research that goes on inside.

• The loss of mature trees is detrimental to the well being and amenity of both the local community and hospital patients alike.

• The proposed development will be contrary to the Council’s adopted and emerging policies. The site provides an ideal site for employment generating uses and the provision of a multi storey car park would fail to do this.

• The various measures planned to limit the impact upon visual and residential amenity are somewhat ridiculous. A site visit by the Committee will provide a true picture.

• The number of existing car parking spaces used to calculate the need for the proposed multi-storey car park is disputed.

• The submitted Green Travel Plan weakens the applicant’s case for a 752 space car park.

• The condition recommended to ensure effective monitoring of the Green Travel plan is generous and an understated expression of the apparent lack of


commitment of the developer in the past. A condition based approach has not worked because it has simply been ignored by the developer.

• The submitted Green Travel plan is fundamentally arranged and configured to justify the 752 space car park. It contains predictions with respect to modal shift that are completely unsubstantiated based on the developer’s own statistics.

• Kinnaird Road and Frith Road are private roads not built to highway standards. The amount of traffic generated by The Christie will continue to erode the road surface.

• The sloping floor of the proposed car park offers no potential for reuse for a different purpose.

• The proposed car park should be designated for staff use only to prevent traffic movements being even more affected.

• A Committee site visit should be extended to visit the existing multi- storey car park at Tatton Grove and a conveniently located steel deck car park which would serve as alternative approach.

• The on-street car parking survey was partial in terms of its scope, geography and methodology. The findings are therefore unable to adequately contest the claim that there up to 1000 or more cars parked on-street per weekday.

• The developer’s proposal for 320 additional spaces is unsubstantiated and inconsistent and does not appear to take into account its own Green Travel Plan data which would appear to undermine its own case.

• The submitted Green Travel Plan takes no account of the developer’s own figures with respect to recent trends in terms of changing modes of transport by its own staff, or national statistics with regard to future trends in private car use. The Green Travel Plan should be reconfigured to reflect a truer picture and not submitted to solely support the current car park design.

Following the previous Planning and Highways Committee meeting on 22nd December 2011, a further 20 letters of objection have been received. All but one of these letters were received from previous objectors with 7 letters being received from the same address. The majority of the points raised reiterate and elaborate on previous concerns, though new issues raised are summarised below.

• The condition which is to be included to limit the car park to staff use only recognises the developer’s own concerns about the remote and inconvenient location of the proposed site and its unsuitability for use by patients.

• There are concerns that the requirement for the developer to report routinely on progress with the Green Travel Plan will be ignored as it has been on previous developments by The Christie.


• The roads to be included in any parking restrictions within the vicinity of the site need to be clearly defined ahead of the Committee meeting as residents may contest the number of roads deemed to constitute the ‘vicinity’, particularly as public bodies and charity funded organisations might seek to limit their contribution to S.106 provisions.

• It is considered that there are two major omissions from the list of conditions. Firstly that there should be a condition to prevent 24/7 operation of the multi-storey car park and secondly that there should be a condition whereby the developer should be made to fund dilapidation surveys for nearby residential occupiers as there is concern about the excavation that would take place and the risk this would pose to the foundations of nearby properties.

• In addition to the above, many of the letters received since the last Committee meeting including two from Withington Civic Society, raise concerns that the Committee report is impartial and gives little weight to the issues raised by objectors. It is believed that the comments raised by objectors are not reported expansively enough and the report has been written with a clear bias towards the developer.

In response to the above, it is considered that that the comments reported present an accurate record of the principal issues raised. It is not practicable to report comments in their entirety and therefore a précis of the points raised by concerned parties are provided. Highway Services – The comments provided by Highway Services are based on the submitted documents including the following:

• Transport Assessment (September 2011)

• Travel Plan (December 2011)

• Technical Responses 1 and 2 (17/10/2011 and 29/11/2011)

• Revised S278 Plan (P-L-10, B) (14/07/11) The following points are noted:

• It is proposed to construct a 752 space Multi-storey Car park adjacent to the proposed MCRC buildings, which will be used for staff parking.

• The hospital has undertaken on-street parking surveys in order to determine the extent of on-street parking along residential streets surrounding the hospital complex.

• The hospital has made commitments to develop its existing Travel Plan to address current on-street staff parking issues.

• The hospital has committed to undertake monitoring on an annual basis of hospital staff and visitor on-street parking.

• The hospital has agreed to provide s106 funding in respect of on-street parking measures in the vicinity of the development.

• During the construction phase it is proposed by the applicant to temporarily use the former Golden Lion site on Wilmslow Road for parking.


Additionally, detailed consideration has been given to a number of issues as outlined below: Parking Provision In the short-term the applicant proposes that the Multi-Storey Car Park (MSCP) will be used to accommodate staff parking displaced from the existing surface level car park and existing on-street parking by staff. Ultimately it is intended that the MSCP will not only meet the existing but also the future demand for staff parking. It is intended that this will be achieved by reducing the existing demand through travel planning thus freeing up spaces for future demand. It is proposed to develop the hospital's Travel Plan to address staff parking demand through the use of measures aimed at reducing single-occupancy car journeys and non-essential car use. The Travel Plan measures will be combined with parking control measures along residential streets surrounding the hospital funded through a s.106 agreement. The applicant will need to work with the Local Highway Authority (LHA) to ensure these measures are not to the detriment of residents, but act as a deterrent to hospital staff from parking along the residential streets. In principle there is no objection to the proposal. The existing public transport ticketing subsidies on offer to staff compared to car park charging is not appropriately balanced to promote a modal shift from car to bus and will need to be reviewed in line with other measures as the travel plan is developed and refined to ensure travel planning measures are effective. Conditions are recommended which require the applicant consult with the Travel Change Team with regard to the continued monitoring and implementation of the Travel Plan. It is believed that the implementation of Travel Plan measures aimed at reducing car usage and associated parking demand, coupled with s106 car parking schemes will contribute to the reduction of on-street parking demand attributable to hospital staff. However, it should be noted that this is not intended to reduce on-street parking generated by patients of the hospital. Construction Staff Parking Provision The applicant proposes to develop the site using a phased approach, whereby each part of the site will be developed in sequence. It is proposed to provide remote staff parking at the Golden Lion site in Wilmslow Road, with a contingency during phases 2-3 of the development. The contingency plan comprises the temporary erection of a prefabricated car park on a vacant part of the development site during phases 2 and 3 of the construction works, should this be required as a result of the Golden Lion site not being available in part or full. The temporary parking structure would be disassembled following completion of phase 3 of the construction works. The applicant's proposal to locate construction traffic parking off-site with the associated contingency is agreed. Network Capacity The existing and forecast demands on the network from the development have been assessed within the Transport Assessment and concluded to have an impact upon the Cotton Lane/Wilmslow Road junction. It has been recommended that the Cotton


Lane approach arm to this junction be widened so as to provide an enhanced left-turn flare to address forecast traffic queuing issues along Cotton Lane. An outline s.278 works plan has been submitted showing the extent of the proposed junction works, including proposals to provide pedestrian crossing facilities across the Cotton Lane arm of the junction. It is recommended that the proposed works are subject to the submission of detailed s278 proposals. Hospital Access It is proposed to utilise an existing vehicular access route into the development site. The applicant is proposing to revise the existing access and their initial proposals for the alignment of the access road in line with discussions with the LHA so as to provide a horizontal alignment that facilitates a reduction in approach speeds for traffic entering/leaving the MCRC site. The revised alignment also provides an improved entry angle, facilitating motorists' sight lines along Cotton Lane and also permits servicing vehicle accessibility to the site. It is further proposed to provide a speed plateau at the site entrance which will serve to further reduce vehicle speeds and will also serve to provide a level surface for a pedestrian crossing point. Guard rails will be used to direct pedestrians along the southern Cotton Lane footway across the proposed crossing point and along the Cotton Lane footway or across Withington Green. The proposed pedestrian crossing will also provide a reduced pedestrian crossing distance across the access road. The access road proposals have been submitted for review as part of the s278 works. We recommend the proposed s278 access road works be accepted in principle subject to a detailed s278 proposal. Highway Safety The applicant has provided an accident data analysis to support their application. The submitted analysis does not indicate any specific grouping of accidents or identify any significant highways issues with regard to reported accidents. In terms of the development it is expected that safe access to the site will largely be facilitated through the provision of the revised vehicle access route which will reduce vehicle speeds along the access road through vertical and horizontal alignment measures and the provision of the associated pedestrian crossing, along with other s278 pedestrian crossing and highways works. Public Transport With the opening of the South Manchester Metrolink extension with the closest stop at West Didsbury, plus the existing availability of bus services along Wilmslow Road, the applicant, through travel planning, should be able to reduce the number of cars coming to the area. A condition should be included to require the applicant to maintain the approved travel plan in consultation with the Travel Change Team.


Highway Works The applicant will need to enter into a s.278 agreement to enable alterations to be made to the Cotton Lane approach arm to the Wilmslow Road/Cotton Lane junction and to improve pedestrian links. Details will need to be submitted for approval and works completed prior to operation of the site. Footpaths/Rights of Way There is an existing footpath across Withington Green running parallel to the pavement on the eastern side of Wilmslow Road on a north/south axis. which will be realigned as part of the applicant's proposals. In addition a second footpath will be added. The proposed layout facilitates crossing the green on an east/west axis. If planning permission is granted the applicant will be advised that they should seek closure or diversion under s.247 of the Town and Country Planning Act 1990. It is observed that the MCRC proposals also include the extension of the proposed office building at the first floor level over the adopted highway boundary. The applicant should be advised that an ‘Extension-over’ agreement will be required for this portion of the proposed development. Overall, the development is not anticipated to bring significant additional traffic demand to the local highway network. Although a 752-space car park forms part of the development proposal, this is initially intended to re-provide existing staff car-parking spaces within the site reducing the incidence of on-street parking by staff. Although there are concerns over the proportion of staff travelling by car at present the applicant is committing to address this through the use of suitable travel plan measures and through the use of parking controls funded through a s106 agreement to discourage staff parking on-street and encourage them to utilise the car park and preferably to change their preferred mode of travel to/from the hospital. It is felt that the proposals are acceptable in terms of highways subject to the application of appropriate controls. These would include

• Section 106 works to support the implementation of the Hospital's Travel Plan while also facilitating residents' parking.

• An approved Travel Plan is required to be maintained at all times in consultation with the Travel Change Team.

• Submission of detailed highways improvement works as part of a Section 278 agreement.

Finally, It is stated that the applicant will need to fund any proposals and studies to meet these conditions. Travel Change – Transport ticket concessions should be considered for future Metrolink lines.


Reviewing the performance and targets in line with the annual staff survey will allow for the necessary changes to keep the plan on track. Modal shift targets should then be used to set further and more detailed objectives for each mode. For cycling and walking it would be of benefit to contact TFGM in regard to travel plan support packages. Promotion of the travel plan is required ie. branding, official launch and advertising. South Manchester Regeneration The new investment is welcomed and will help achieve a number of objectives in the South Regeneration Framework (SRF). This identifies The Christie as a key employment location and it is believed that expansion of the research facility would promote employment opportunities both in the short and long term. This in turn would support the community strategy objective of helping residents achieve their full potential in education, skill and employment. A Local labour agreement could be established to ensure Manchester residents get opportunities for skill development and employment. In broader terms, the new research facility will also contribute to developing healthier communities and addressing health inequalities in the city and wider region. It is considered that some of the potential negative aspects of the scheme should be addressed. For instance, ensuring satisfactory arrangements for parking and access both during and after construction, as well as the development of effective green travel plans to help minimise the impact of parking on the nearby residential area. It would also be desirable to retain existing trees where viable and introduce high quality public realm improvements where possible. Contaminated Land Section – Following an assessment of the information submitted to deal with any contaminated land issue it was found that the desktop studies for both the buildings of the scheme are adequate, though more information is required with regard to site investigation, the final risk assessment and the final remediation strategy. An additional report dealing with these issues is requested and a condition inserted to this effect. Environment & Operations (Trees) – No objection to the removal of trees detailed as forming part of Withington Green though these will need to be replaced with new planting either on the site or in the locality. There are no objections to the removal of the majority of the trees on the site though there are objections to the removal of a Beech tree indicated as T16 as well as a number of other trees which were originally planted as replacements for trees lost as a result of earlier developments. The application if approved will result in the loss of 76 mixed species trees. The City Council policy is to replace any tree removed on development sites with an increase of 10% either on site or in the local area.


Environment Agency – The site is shown on the Environment Agency’s flood maps as being in Zone 1 which is indicates a low probability of river/tidal flooding. The site is however in a ‘critical drainage area’. The submitted flood risk assessment states that a ‘critical drainage assessment will be undertaken at the detailed design stage. A number of planning conditions are recommended requesting the submission of further information should the application be approved and prior to the commencement of any development, in order to prevent any risk of flooding. Environmental Health – Planning conditions recommended with regard to delivery times, opening hours, lighting, acoustic insulation and fume extraction. Greater Manchester Police – The plans indicate that access from the public area to the rear of the site will be restricted in line with rear of research facility. This will enhance security of the site and allow identification of trespassers, reducing the risk of crime. It is recommended that the proposed cycle store is positioned in area where members of the public do not have legitimate access. The physical security of the site should be as detailed in the submitted Crime Impact Statements. Greater Manchester Ecology Unit – The application site is of low ecological value. The main ecological impact of the scheme would be the loss of mature and semi-mature broadleaved trees. It is noted however that new tree planting is planned to compensate for some of the tree losses. There is therefore no objections to the application on nature conservation grounds subject to a number of recommendations based on development being in accordance with British standards and development taking account of nesting birds. The installation of bat roosting boxes and bird boxes is supported. Withington Civic Society – have become increasingly concerned about the whole issue of the ‘Christie Creep’ into the wider Withington area. This has manifested its itself in many way including, increased on-street car parking causing a nuisance for local residents, the demolition of important buildings, the loss of superb trees, an increase of new buildings and severe traffic congestion. In terms of the current application, there are concerns about the loss of Withington Green, the loss of trees and the impact the proposed research building will have on the character of the area. It is believed that more of Withington Green should be retained in its current format and footprint along with the tree line and boundary wall along Wilmslow road. The landscaped strip/buffer along Kinnaird Road is welcomed, though it is requested that this be dedicated in perpetuity as public space. The retention of some of the mature trees on the corner of Kinnaird Road and Wilmslow Road is also welcomed as well as the reinstatement of the ‘Schill rock garden’. Other concerns relate to the monitoring of the sustainable travel policy and whether there are any qualitative or quantitative performance indicators or objectives it is


aiming to meet, environmental problems caused by on-street car parking and the design, scale, massing and materials of both the proposed research building and the multi storey car park. If the application is successful, it is believed that a S.106 agreement should be entered into offering public realm benefits for the wider community to mitigate the loss of green space and trees. Councillor Andrew Simcock (Didsbury East Ward) – affirms his support for the MCRC development. However, there are concerns regarding the submitted Sustainable Travel Plan and that it does not go far enough in achieving the City Council’s aspirations, nor does it explain how the major issue of car usage and parking is addressed. It is believed that more needs to be done in strengthening the use of public transport to reduce reliance on the private car. It is requested that Planning Committee give some thought to the use of S.106 agreement to finance the use of parking restrictions on streets within half a mile radius of the development, the provision of shuttle buses linking the site to satellite car parks and public transport and the strengthening of staff terms and conditions to provide incentives to use the car parks. In addition, it is requested that the Committee make an extensive site visit which should include the proposed car park site, the streets within half a mile radius together with Burnage railway station and West Didsbury Metrolink stop so that Members can assess how easily public transport solutions can reduce the need to travel by car. Councillor Chris Paul (Withington Ward) – believes that the proposal has a potential impact well beyond the local area and may have an even greater wide area impact under the possible transformations as part of the Christie 20:20 Vision shaped. There are also concerns regarding the proposed building over-sailing Withington green as well as concerns regarding the parking strategy and travel planning. It is hoped that the applicant will review their parking strategy and arrive at lower numbers and a much more neighbourly design. It is hoped that this would include a flexible deck demountable design which would fit the requirement of flexibility. It is also considered that traffic orders with resident exemption should be provided to deal with the problem of on-street parking in areas nearest the site. Until the proposal is changes along these lines, the application is opposed and a request is made for the Committee to refuse or defer the application for a site visit. It is considered that the recommendation should be Minded to Refuse, with the below reasons suggested: - The MSCP element and the parking strategy is wholly unsuitable for the location; - The proposed permanent and inflexible parking structure is completely out of keeping with a residential location and, while health buildings and research activities may be deemed an urban use, this is clearly an attractive and settled residential area;


- The scale and massing of the proposed structure and the noise, overshadowing, overlooking, attraction of crime etc will have a highly detrimental effect on both the visual and residential amenity of neighbours, workers and visitors and on the essential character of the area; - The design and materials are not remotely sympathetic to the context. Proposed planting to mask the structures increases the problems; - The introduction of such a large and permanent and inflexible parking structure and the traffic it implies offends against various policies and aspirations of Manchester City Council including the aspiration to be the UK's Greenest City; - The applicant's own Green Travel Plan indicates that much of the future parking need, which they project in making the case for a structure of this size and form, will be extinguished by modal shift to active travel and passenger transport, by which the site is already well served; - This Green Travel Plan had not been completed at the time the parking need was projected and the proposed solution was specified and designed. The cart very much before the horse; - Figures for spaces needed as a direct replacement for existing and for future needs are therefore not sound; - Traffic flows on Cotton Lane and the roads that feed it currently manage access to around 60 parking spaces, many of them lightly used and used (by patients) in a spread across around 10 hours; - The proposal will increase total flow by around 13-fold to serve 750 spaces, which, being largely for day-time staff, can also be expected to be concentrated largely in two high intensity events to arrive and leave the vicinity; - The applicant's contention that traffic would only use a short stretch of Cotton Lane makes the invalid assumption that all traffic would approach from the west, whereas much could be expected to approach from the east, with the entry point maximising the use of the Lane; - Proposed measures to alleviate/manage this traffic are weak and inadequate and the applicant's previous immoveable logic that this Lane - which has two primary schools upon it, which logic they used to support MSCP1 - is inherently unsuitable for such a traffic cycle has been abandoned; - Although there is clearly an issue with some inconsiderate (and worse) on street parking by Christie staff there are many parts of the public highway which are wholly suitable for parking; areas which are not suitable can be protected by Traffic Orders at the applicant's expense; and any relief of on street parking by any car park would be at the periphery and not where the problems exist; - These problems can easily be overstated and the Committee should note that there were a TOTAL of just 15 complaints relating to parking across the three years 2009, 2010 and 2011 and that some of these did not relate to on street parking;


- There has been a failure by the applicant to properly consider alternative parking strategies on and off site and it simply is not true that the proposed strategy, design and scale is the only way to adequately provide for staff parking or, more widely, for staff travel options. Further, the division of Withington Green in two by a pathway does not reflect anyone’s real desire lines given the retained road crossing points. It is also expected that all aspect of the boundaries should be the subject of closely worded conditions and that the S.106 agreement includes provision for a similar landscape to Withington Green to be provided elsewhere if the Green proceeds along the lines proposed. Councillor Brendan Jones and Simon Wheale (Withington Ward) support the work that The Christie do but have two principal objections. Firstly, there are concerns surrounding the loss of Withington Green and the effect the proposed building will have on the character and visual amenity of the area. It is also considered that there are outstanding questions about the extent to which Manchester City Council can offer the Green for redevelopment. Secondly, there are concerns about the size and scale of the proposed car park and the impact this would have on the amenities of nearby residential properties. It is believed that no firm car parking data regarding parking needs has been provided to justify the number of parking spaces, nor that the proposed car park would address on-street car parking in many of the local roads. Additionally, there are highway and pedestrian safety concerns about the increase in traffic volume along Cotton Lane. It is stated that The Christie needs to look further at green travel options. Councillor Mark Clayton (Didsbury West Ward) The research building should be set back further from the road to allow the existing Withington Green to be retained and largely unaltered. Indeed it could even be incorporated within a larger area of public open space. The Green should be retained and its replacement with unattractive hard landscaping would be a loss of physical and visual amenity for local residents. The proposed car park is monolithic and as is common for multi storey car parks it would be difficult to give an attractive appearance. Whilst issues of over-looking and over-shadowing are matters for Councillors in Didsbury East ward to make representations about, it is considered nevertheless that steps could be taken to reduce the detrimental impact of the car park. Such measures include the incorporation of a basement level to reduce the height of the car park, the replacement of the proposed car park with modular (pre-fabricated) construction and the adoption of a travel plan with staff incentives to encourage use of public transport. In addition, it is suggested that that the car park should be free to use for all users of the hospital to prevent cars parking on surrounding streets which are free to use. Issues


Unitary Development Plan (UDP) – The site is subject to a site specific policy WB2 in the UDP together with policies E1.5, I1.5 and H2.2 in Part 1 of the UDP and policies DC16, DC22 and DC26 in part 2 of the UDP. The policies are summarised as follows: WB2 relates to proposals for the expansion and/or redevelopment of major employment sites in the area – particularly Christie Hospital on Wilmslow Road. It is advocated that the Council should have regard to the need to minimise any impact upon the environmental quality and character of the area, residential amenity and traffic movements. I1.5 states that the Council will promote and support development which will enhance the City’s role as an international centre of excellence for learning and research. E1.5 notes that he Council will contribute towards energy conservation by ensuring where practicable that new development is located where it can be easily served by public transport and encourage high standards of energy efficiency in new development. H2.2 states that the Council will not allow development that will have an unacceptable impact on residential areas. The matters that the Council will consider include the scale and appearance of the development and it's impact in terms of noise, vibration, traffic generation, road safety and air pollution. DC16 refers to street landscapes and encourages the retention of trees along public frontages unless they are of little amenity value or where a satisfactory replanting scheme is more desirable. DC22 states that in considering development proposal, the Council will have regard to the effect on existing pedestrian routes and will not normally allow development which will result in unacceptable inconvenience to local pedestrian movements. DC26 seeks to reduce the impact of noise generating development. The Council will consider the effect of new development proposals and the implications of new development being exposed to existing noise sources. Developments likely to result in unacceptably high noise levels will not be permitted. Local Development Framework - The principal document within the framework is the emerging draft Core Strategy which sets out the spatial vision for the City and includes strategic policies for development during the period 2012 – 2027. 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 2011. A hearing (examination in public) to examine the Core Strategy was held in November 2011 with the anticipated adoption being in spring 2012. 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. The following policy within the submitted Core Strategy is considered relevant:


Policy EC9 supports employment and economic development at The Christie and states that development proposals should have regard to ensuring the efficient use of existing employment space, improving public transport, walking and cycling connectivity between residential neighbourhoods and employment locations. The Guide to Development in Manchester (SPG/SPD) (2007) contains core principles to guide developers. The document offers design advice and sets out the City Council's aspirations and vision for future development and contains core principles to guide developers to produce high quality and inclusive design. The principles that development should seek to achieve, include, character and context, continuity, and enclosure, ease of movement, quality of the public realm, diversity, legibility and adaptability. South Manchester Strategic Regeneration Framework (SRF) - The document defines the strategic context for the regeneration of South Manchester. It establishes key principles and objectives across the range of inter-related social, economic and physical issues affecting the area. PPS1 'Delivering Sustainable Development' underpins the planning system and sets out the overarching policies on the delivery of sustainable development. Emphasis is placed on the need for good design to ensure attractive, usable, durable and adaptable places. PPS4 ‘Planning for Sustainable Economic Development’ sets out Government objectives for economic development. In determining applications, Local Planning Authorities should adopt a positive and constructive approach towards applications for economic development and should treat favourably applications that secure sustainable economic growth. PPG13 'Transport- strongly promotes public transport, walking and cycling as alternatives to the private car. By shaping the pattern of development and influencing the scale, density, design and mix of land uses, planning can help reduce the need to travel. PPG24 ‘Planning and Noise’ – provides guidance on how the planning system can be used to minimise the adverse impact of noise without placing unreasonable restrictions on development. Draft National Planning Policy Framework - The Government are in the process of introducing a new National Planning Policy Framework (NPPF) which will replace and consolidate the current system of planning policy guidance. Whilst not yet formally issued, regard should be had to this draft document which informs that there ought to be a presumption in favour of sustainable development and economic growth and that proposals should be considered in the context of an up to date plans. These are matters which are covered in this report some weight has been given to the fact that the proposal does not conflict with the draft NPPF.


Future North West: Our Shared Priorities (August 2010) (formerly Regional Strategy 2010) - This policy sets out the priorities for the North West with the framework focusing on the following themes:

• Capitalise on the opportunities of moving to a low carbon economy and society and address climate changes and resource efficiency;

• Build on sources of international competitive advantage and distinctiveness;

• Release the potential of our people and tackle poverty; and

• Ensure the right housing and infrastructure for economic growth. Under Theme 2 the Strategy identifies a number of objectives including the need to strengthen our concentration of knowledge based assets driven by our universities and research, science and innovation base. The Regional Spatial Strategy (RSS) for North West England to 2021 (September 2008) - The Secretary of State has announced the intention to revoke Regional Spatial Strategies following Royal Assent of the Localism Bill. This has yet to be confirmed by Parliament. The RSS still form part of the Council’s Development Plan . The RSS provides a framework for development and investment in the region over the next fifteen to twenty years. The document sets out the framework for delivering sustainable development in the North West. There are a number of policies relevant to this development proposal including the following: Policy DP2 'Promote Sustainable Communities' states that 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. Policy DP3 ‘Promote Sustainable Economic Development’ seeks to improve productivity and to close the gap in economic performance between the North West and other parts of the UK. Sustainable economic growth should be supported and promoted and so should reductions of economic, environmental, education, health and other social inequalities between different parts of the North West with the submit regions and at local level. 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. Where this is unavoidable development should be appropriately phased to coincide with new infrastructure provision. Suitable infill opportunities within settlements should be utilised and sustainable construction and efficiency should be promoted.


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 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. Policy DC6 ‘Marry Opportunity and Need’ advocates that priority should be given, in locational choices and investment decisions, to linking areas of economic opportunity with areas in greatest need of economic, social and physical restructuring and regeneration. Proximity to and access via public transport from such areas are important considerations in the choice of employment locations and sites. North West Regional Economic Strategy (2006) - This documents sets out a vision and strategy focused around five themes for making the North West a ‘dynamic, sustainable international economy which competes on the basis of knowledge, advanced technology and an excellent quality of life for all’. Prosperity for All – Greater Manchester Strategy (2009) - This document sets out a joint working strategy between all the Greater Manchester authorities for achieving sustainable economic growth. Strategic priority is given to a number of issues which seek to improve the life chances for those in deprived and hard to reach groups, particularly through investment in lifelong skill development, attracting and retaining the best talent and strengthening the involvement of universities in the city’s broader social capital. EIA Screening The application was subject to a screening opinion in accordance with the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 and circular 2/99 (The regulations). The screening was issued to the applicant on 26th October 2011 and concluded that an Environmental Assessment was not required in this instance as the proposal is unlikely to have a significant effect on the environment. Principle Having regard to existing and emerging policy framework, the principle of the development of the site is considered acceptable. The brownfield site which, with the exception of Withington Green is in the ownership of The Christie and is predominantly used for surface car parking associated with the hospital, together with ancillary hospital (non treatment) accommodation. It is believed that due to the existing use of the site, its relationship with the main hospital complex and its situation along a principal arterial route into and out of the city centre, the site makes best use of existing resources and infrastructure whilst


also harnessing central policy objectives which promote sustainable economic development. However, there are detailed matters which need to be addressed. These require specific consideration and are discussed below: Site Layout The current planning application forms part of an overall master plan approach which takes account of potential future development proposals by The Christie and therefore the site under consideration only forms part of the Kinnaird Road site owned by the hospital. The submitted proposal incorporates a new cancer research building (MCRC) to be located at the western edge of the site fronting Wilmslow Road and the provision of a new multi storey car park situated in the south eastern corner of the site adjoining Rathen Road, Frith Road and Cotton Lane. The remaining space serves to provide access to the car park, servicing areas and robust landscaping proposals. The north western edge of the site will be reserved for future development which would be subject to further planning applications. Design, Scale and Appearance MCRC Building The proposed three storey research building is intended to provide an iconic building to be situated prominently on the Wilmslow Road frontage with the inclusion of distinctive design elements such as laboratories and offices cantilevered over Withington Green. The aim is to make a design statement and project a positive public image by allowing views into the laboratories. The design includes the extensive use of natural daylight and therefore much of the building is glazed with the remainder clad in white aluminium rainscreen panels arranged in an irregular rhythm, with the introduction of diagonal lines to add interest to the structure. In terms of scale, the proposed building is approximately 15 metres in height with the massing of the building informed by various factors including the requirement of 4.2 metre floor to floor heights for the laboratories. With the exception of the Paterson Institute on the opposite side of Wilmslow Road, the immediate surroundings are largely of a domestic scale – principally two and three storey residential properties. It is believed however that given the context of the site, its location along a principal arterial route, its relationship with the nearby hospital and the distance from residential properties (35 metres), the scale of the building proposed would not look out of place or be over-dominant. Whilst there is clearly some concern being expressed by objectors about the choice of design and the contrast between the proposed structure and the traditional Victorian housing stock nearby, it is considered that any development that sought to


mirror traditional design would not be conducive to modern needs, the aspirations of the applicant or the appropriate design rationale. As such, due to the position of the site, the context of the surrounding area and the introduction of high quality landscaping, the design, scale and appearance of the proposed structure is deemed acceptable. Multi Storey Car Park The current design of the proposed multi storey car park follows a number of options with the final design being based on the required parking provision, robustness of construction and the need to limit the impact upon adjoining residential occupiers. The resultant design is a car park of 6 levels including the basement and incorporating a total of 752 staff car parking spaces. With regard to appearance, the car park proposes elevational treatment that is softened to mask the hard edged mass of the concrete frame. The treatment involves the use of angled external wrapping by using different sized louvres orientated in different positions so to provide solar shading, the necessary ventilation and to fragment the mass of the car park in order to minimise the impact of light pollution from car headlights. The cladding design utilises three different subtle shade of green giving a random mottled effect to the facades and to break up its mass. This effect together with the use of planting to provide appropriate screening and changes to the topography seeks to limit the visual impact of the car park upon adjoining residents. The car park has been orientated to align with Frith Road and to a position which minimises the impact upon residential amenity. In terms of scale and mass, the top two levels have been set back from the properties to the south along Rathen Road and to the east along Cotton Hill. This allows the height of the car park to be increased at its centre which can accommodate greater mass without significant harm. The car park is also to be sunk within the landscape to reduce its visibility and will require the topography to be changed to accommodate the basement level. The resultant slope will be landscaped and the existing earth mounds to the south and south east will be raised and landscaped with trees and shrubs to provide effective screening. Whilst it is acknowledged that there will be some visual impact as a consequence of the car park, it is believed that the overall design, coupled with effective screening will prevent any significant negative impact on adjoining residents. The conclusions of the accompanying daylight and sunlight report which is explored below, support the view that there will be no material adverse impact upon living conditions as a result of car park design. Highway Matters


A substantial number of objections have been received in relation to the car parking and traffic creation as a consequence of the proposed development. These issues are explored further below: Car Parking Justification Many of the objections focus on the need for the proposed multi-storey car park and in particular seek justification for the number of spaces to be provided. The applicant has sought to justify the 752 spaces proposed by providing an analysis of existing and anticipated demand. This includes a re-provision and consolidation of 432 staff spaces lost as a consequence of the development, anticipated demand as a result of the MCRC building and additional demand for future master plan development phases. This has been calculated as a percentage of the population for these new buildings. Following a review of staff car parking levels, it is underlined that current demand for staff car parking permits is currently oversubscribed. Even keeping with a 12% over subscription rate for the issuing of permits as prescribed by The Christie’s car parking procedure, it is believed that capacity of the car park proposed would be justified. It should be noted that the proposed car park does not specifically seek to solve existing on-street car parking problems, but rather serves to prevent vehicles associated with the new development exacerbating existing on-street car parking problems. It is considered that by using a range of measures including parking restrictions and promotion of sustainable travel, the number of spaces for the proposed car park can be satisfactorily accommodated whilst also attempting to improve on-street parking issues. The number of spaces has been calculated to provide an appropriate safeguard against increased pressure for on-street car parking in the local area. On-Street Car Parking A parking survey has been carried out to ascertain typical on street parking behaviour by staff associated with the hospital. For each road surveyed around the hospital, various data was collected including registration plates of parked vehicles, location and the amount of unrestricted parking on each road. Of the 15 roads surveyed, it was found that on average over a two week period (21st November 2011 – 2nd December 2011) a total of 413 cars were parked on these roads. Of these, an average of 266 vehicles are calculated to be related to the hospital. Whilst not an exact science, the survey results indicate the level and demand of staff parking on-street. The results form baseline data that will be used to inform and monitor the progress of the green travel plan arrangements and also provide an indication of the level of on-street parking demand. Car Park Operation


The car park is to be for staff use only and will operate on discounted permit basis based on salary banding. Charges on a monthly basis using a salary sacrifice scheme range from £9.45 per month for those at the lowest end of the salary band to £20.67 for those at the highest. The Christie have stated that they will monitor utilisation of the car park and if pricing becomes a barrier to use, the pricing structure will be revised. It is believed that this attractive pricing structure, combined with proposed on-street parking restrictions as part of a legal agreement will encourage optimum use of the car park. Highway Network Capacity The application has been accompanied by a Transport Assessment, part of which looks at the capacity of the highway network and its ability to accommodate the expected traffic associated with the development. In modelling the proposed development traffic and in light of the proposed access arrangements and car parking provisions, it is projected that there is sufficient capacity. 95% of traffic is expected to use the approach off Wilmslow Road and modelling of the Cotton Lane/Wilmslow Road junction suggests that there will be no operational issues with access into the proposed car park operating well under capacity. As such, it is concluded that there will be no material impact upon the operation of the highway networks as a consequence of the development. Traffic Movement Access for cars and service vehicles into the site will be provided from the north off Cotton Lane. This access will involve junction improvements and off site highway works subject to a S.278 agreement. The provision of a new access road accommodated within the curtilage of the site will prevent vehicles queuing on the public highway and causing congestion on the highway network. In contrast to the existing site access off Kinnaird Road, the proposed access minimises the length of road affected by development traffic and would cause less disruption to highway users. In consultation with highway engineers it is considered that the proposed access represents the most favourable option for limiting the effects of traffic movements. Highway Safety The submitted Transport Assessment indicates that the number of accidents at the proposed access junction is low. It is considered that with the proposed highway improvements, there will be no detrimental impact upon pedestrian safety. Highway alterations include a new junction arrangement and the inclusion of traffic calming on the internal access road to slow down traffic entering the site. Car Parking During Construction To deal with the loss of most of the surface car parking spaces on part of the Kinnaird Road site and the vehicles associated with contractors during the


construction period, the applicant proposes temporary parking provision on the Kinnaird Road car park site, possibly including decked parking on part of the site, together with the use of vacant development site formerly occupied by the Golden Lion public house and which is located a short distance to the south along Wilmslow Road. A time line for the phasing of the temporary car parking arrangement has been provided at Appendix D of the Green Travel Plan. In totality, towards the end of construction there is potential for 517 car park spaces. This encompasses 110 spaces at the former Golden Lion public house and 407 at the Kinnaird Road site. The former of which would require a temporary planning application. It is anticipated that this provision would adequately deal with car parking during the construction period. Travel Planning The submitted sustainable travel policy document supplemented by a full Green Travel Plan sets out how the development seeks to promote alternative means of travel other than by private car in order to reduce the impact of the development on the surrounding highway network. The travel plan has been produced to replace the existing 2005-2010 travel plan with the overall aim of enticing staff to use greener forms of transport and to prevent increased on-street car parking. Measures include a ‘bike to work’ scheme, enhanced cycle storage facilities, walking initiatives, car sharing and public transport concessions. The Christie are to actively bring forward and monitor the travel plan with the desired strategy driven by the need to reduce the demand for on-street car parking by staff and to bring down car usage to counter increased demand as the hospital expands. The target requirement is to convert in the order of 330 single occupancy vehicle drivers to sustainable alternatives over the next 11 years (30 per year), at which time full demand associated with the proposed car park is expected to be realised. New development including the remaining master plan proposals are expected to be delivered within the next seven to eight years. The travel plan uses baseline information from the 2005-2010 travel plan to set the targets for a modal shift in sustainable means of travel with the extent of the modal shift to be reviewed annually. In order for the target of 30 per year to be monitored effectively, a planning condition has been imposed which requires the submission of results to the City Council. It is believed that the targets set by the travel plan are both sufficiently ambitious and realistic and represent best practice for such plans. In combination with other car parking measures proposed and detailed elsewhere in this report, it is thought that the development would not exacerbate existing on-street car parking problems. S.106 Agreement Heads of terms have been agreed for a legal agreement which will involve the payment of a commuted sum to fund parking restrictions on roads within the vicinity


of the site. Local residents on the roads involved would be exempt from the restrictions. It is considered that this provision combined with green travel plan measures and car parking permit subsidies associated with the proposed car park would encourage staff not to park on surrounding roads. In order to observe the success of green travel plan arrangements and to prevent the use of the car park by non-staff members, additional clauses will be inserted into the agreement to ensure effective monitoring and legitimate occupation of the car park. Withington Green A considerable amount of the objections received relate to the loss of Withington Green in its current form. This triangular shaped raised area of landscaping forms part of the character of the area and the placement of benches around the space mean the ‘Green’ has value as public amenity space. In designing the proposed research building, the applicants are seeking to make an architectural statement making the building a landmark feature, possibly requiring a more contemporary and useable setting. In order to facilitate the proposed building, it is proposed to both reconfigure this area and demolish two, non-listed, Victorian villas (Holt House and Walton House) which adjoin the ‘Green’ to provide the necessary space and visibility and to also provide a more user friendly setting. Due to the siting of the proposed research building, the applicants have been careful to ensure that the new design of the green area responds to both the architectural merits of the proposed building, but to also retain a large proportion of green space which can be used by visitors and the general public alike. It is considered that the design of the new landscaped setting has responded to the anticipated desire lines which would link the building with the existing hospital site on the opposite side of Wilmslow Road, as well as maintaining the existing public routes which presently dissect the area. Whilst residents are also concerned that the proposed building which would partially over-sail the new green area would limit its amenity value, it is believed that the new landscaped area has the potential to provide a high quality and enhanced area of public space to the benefit of the local area. The new landscape design would include raised lawns which retain the high proportion of existing raised green space and includes new tree and ornamental planting with the aim of providing varied experiences within the setting, from enclosed and more private areas with screening from road traffic, to more open aspects with views along Wilmslow Road. To enhance the usability and amenity value of the space, low walled seats offer informal seating opportunities along the key pathways. A plan appended to this report shows the existing arrangement of Withington Green, together with a plan showing the proposed redesign. In addition to the above, it should be noted that an application to register Withington Green as a town or village green has been received by the Council and will be


considered separately from the planning application. The land is not currently a registered green and cannot be treated as one. Since the proposal retains the green as public open space there would be no negative impact on the deliverability of this scheme as a result of a successful application to register the land as a village green. The pending application should therefore be given no weight in the consideration of this application. Right of Way The proposed changes to Withington Green seeks to facilitate pedestrian traffic from Cotton Lane to Wilmslow Road by allowing a link north to south along the existing pavement on Wilmslow and east to west across the redesigned Green. It is considered that the realignment of the existing footpath and the addition of a second footpath is acceptable. The application has been advertised as affecting a ‘right of way’ with the application minded to approve subject to the expiration of notification period. Trees A number of mature trees, many of which are covered by Tree Preservation Orders are to be removed in order to facilitate the development. A comprehensive tree age and condition survey and replanting strategy has been submitted to support the proposal. All of the 126 trees (and 14 groups) that are present on site have been graded in terms of their quality with the survey finding that 68 trees (and 5 groups) will need to be removed as a result of the development. All the highest graded trees will be retained. To mitigate against the trees to be lost, 134 new trees of varying varieties and maturity are to be planted across the whole site, resulting in a total of 200 trees (and 8 groups). This represents a net increase which would accord with City Council policy that seeks a 10% increase in trees replanted for tree lost as result of development. Many of the mature trees adjacent to the site boundaries are to be retained and reinforced with new planting. It is believed that the new tree planting will not only serve to screen part of the development most closely related to adjoining residential properties, but also add to the site’s biodiversity. Landscaping & Boundary Treatment An extensive, high quality hard and soft landscaping scheme has been submitted to mitigate against the loss of trees that will need to be felled to facilitate the development and to provide substantive screening as well a providing an area of amenity value following the changes to Withington Green. As the proposed car park will be sunken within the landscape the existing land form will be changed to tie in with the basement level. Immediate landscaping surrounding the car park is to be re-graded, reinforced and retained by an 800mm high structure.


The slope will be planted with low growing shrubs to provide year round interest and to increase visual amenity. The existing earth mounds to the south and south east of the car park will be raised to maximise the screening potential to properties on Rathen Road and Cotton Hill. Due to the levelling out of the access road and the change in alignment of the road further into the vegetative strip, landscape works are proposed to the existing rock garden. In terms of boundary treatment, the existing wall along Cotton Lane is to be retained and shortened slightly to accommodate the new vehicle entrance. The existing wall to the front of Wilmslow Road will be removed and replaced with a 1.2 metre high wall that will continue to retain the existing trees. The wall along Kinnaird Road is to be retained and where necessary raised to 1.4 metres in height for security purposes Ecology The main habitats present on the site are that of mature scattered trees and amenity grassland. The submitted Ecological Appraisal indicates that the grassland has low floristic diversity and is a very widespread and common habitat with limited ecological value. Many of the trees on site are mature specimens which enhance the amenity and visual screening of the site as well as providing a habitat for nesting birds and periodic bat activity. However, tree felling has been kept to a minimum and replanting proposals ensure that their loss is properly mitigated. No evidence has been received which indicates the presence of rare or notable species on the site. Japanese Knotweed has been found in two areas of the site. It is advised that prior to treatment no activities causing soil disturbance must occur within 7 metres of the Knotweed. Greater Manchester Ecology Unit agree that the site is of low ecological value and therefore there are no objections to the application on nature conservation grounds subject to a number of recommendations based on development being in accordance with British standards and development taking account of nesting birds. Residential Amenity The proposed development will introduce a more intensive use of the site, particularly in terms of vehicle and pedestrian movements as a result of the increased car parking provision. The proposal will introduce large buildings on the site with consequential issues which the applicant has sought to address via the supporting information submitted. Namely, noise, lighting, overshadowing, visual impact, air quality and tv reception. These issues are considered in more detail below. Given the site’s existing use as surface car park, the design of the buildings proposed and the use of planning conditions, the impact upon residential amenity is believed to be satisfactory.


Daylight/Sunlight Impact A Daylight and Sunlight report has been submitted to assess the impact of the proposed multi-storey car parking on adjoining residential properties. The MCRC building is not included in the assessment as it would be situated an adequate distance away from residential properties to not significantly affect daylight and sunlight. Properties assessed during the survey are those of 23-33 Rathen Road, 26-48 Cotton Hill, 50-66 Cotton Hill and 12 Kinnaird Road. The amount of daylight available to any window depends on the amount of unobstructed sky that can be seen from the centre of the window under consideration. The amount of visible sky and consequently the amount of available light is assessed by calculating the vertical sky component at the centre of the window. An assessment was also carried out for any reduction in sunlight, dependant on whether any of the windows are within 90 degrees of due south. Only habitable rooms form part of the assessments. The analysis concludes that all residential dwellings which surround the site and have windows facing the site which could be affected, would be compliant with the guidance provided by the Building Research Establishment (BRE). This is with the exception of one window which has a reduction to the no-sky contour of more than 20%. However, given that 60% of this room will remain lit and covered by the contour and vertical sky component being above the relevant threshold, the survey concludes that one room out of all those tested would result in an acceptable daylight distribution. It is believed that a due to the design, position and orientation of the proposed car park coupled with the survey results submitted, the proposed cark park would not result in any significant loss of daylight or sunlight to the majority of adjoining residential properties and that the loss of sunlight to one room in one such property is acceptable. Noise An acoustic report was submitted as part of the application following a fully automated baseline environmental noise monitoring survey undertaken on 24th June 2011. This was undertaken in order to inform the representative noise levels for those at adjacent residential properties. In order to ascertain source noise levels and noise impact associated with vehicles, sound level measurements were also taken at existing multi-storey car park. Measurements of activities in the car park were recorded adjacent to large openings in the car park façade so that corrections for internal to external are accounted for within the source levels.


The results of the survey have been used to inform proposed plant noise emission limits in accordance with City Council requirements. A planning condition has been recommended to this effect. As the multi storey car park is to be naturally ventilated, no impact is anticipated as a consequence of plant equipment. Any equipment installed will need to adhere to the agreed limited imposed by the planning condition. The potential rise in ambient noise levels due to vehicles movements has also been assessed against the typical human response to changes in noise levels. The results of the assessment have indicated a noticeable but not significant impact between the hours of 6am and 9am and a negligible impact at all other times. This suggests that additional measures to mitigate vehicle noise should not be required. With reference to the submitted acoustic assessment and in light of the existing use of the site for surface car parking associated with the hospital, it is not believed that there would be any perceptible or significant increase in noise levels that would be detrimental to nearby residential occupiers. Lighting External lighting proposals are to be carried out in accordance with the appropriate environmental guidelines. A condition is recommended that requires the submission of a full lighting scheme. In terms of the multi storey car park, the applicant indicates the use of an absence detection system which will be installed to switch all lighting off during non-operational hours. It is expected that these hours will be between 10pm and 6am seven days a week. Notwithstanding this, the exterior of the car park incorporates the use of angled blades to the cladding. This design minimises light spillage from the car park which could be caused by car headlights. It is believed that these measures coupled with screening provided by trees would prevent any significant, adverse impact upon adjoining residential occupiers as a consequence of light pollution. Crime and Anti-Social Behaviour The applicant consulted with Greater Manchester Police to provide 'Crime Impact Statements' as part of the application. This enables measure to be incorporated within the scheme in order to be able to design out crime. Such measures include architectural measures, CCTV, key fob entry, boundary treatment and gated access. The design for the multi storey car park also incorporates measures to promote user safety and to meet the requirements of the ‘Park Mark’ scheme – a national scheme aimed at creating safer car parks. Issues considered include lighting, perimeter treatment, access arrangements, landscaping, management practice, surveillance and CCTV provision. Comments received by Greater Manchester Police that if the measures detailed in the statements are successfully implemented, the scheme would be in principle be satisfactory. A condition has been imposed which requires the schemes to achieve ‘Secured by Design’ accreditation.


Accessibility The main vehicular entrance to the proposed multi storey car park will be off an internal access road connecting to a reconfigured access junction from Cotton Lane. The existing vehicular access off Kinnaird Road will provide emergency use only. The entrance to the car park and research building are to be fully DDA compliant with clear definition between trafficked areas and pedestrian footways as well as appropriate gradients and demarcated crossing points. 13 disabled car parking spaces are to be provided at surface level outside of the proposed multi storey car park close to the new site entrance off Cotton Lane. In terms of public transport, the site is situated within close proximity of several extremely frequent bus services along Wilmslow Road and Palatine Road which connect the site to much of the city. Burnage, Mauldeth Road and Didsbury East train stations are situated within a couple of mile radius of the site and the anticipated Metrolink stops will also be situated close by on Lapwing Line and Burton road. Cycle parking facilities are proposed and enhanced across the site. Sustainability An Environmental Standards Statement and Outline Energy Statement form part of the accompanying planning application documents. This document provides an overview of how both elements of the development have been designed to improve energy efficiency and reduce its environmental impact to accords with relevant national, regional and local policy. Measures include natural ventilation, the provision of a low temperature hot water system (LTHW), the possibility of including an air source heat pump and photo voltaic panels, the provision of automated lighting systems and rainwater harvesting, It is considered that the methodology proposed would meet with City Council aspirations for low carbon development and the policy provisions laid out in the Guide to Development in Manchester (2007). BREEAM A pre-assessment estimator for the research building has been submitted as part of the application. This uses an environmental weighting system and an approximate scoring system, crediting points to particular aspects of the development. The assessment indicates that the MCRC building is likely to achieve an ‘excellent’ rating which would exceed the City Council current minimum requirement for a ‘very good’ rating. Due to the nature and design of car parks, there is no applicable BREEAM rating. A suitable condition has been inserted requiring that a licensed assessor awards a post-construction rating of 'very good' or above should the application be approved. Air Quality


Concerns have been expressed about a deterioration in air quality as a consequence of vehicle emissions associated with increased traffic both during and after construction, together with the effects of dust pollution during the construction process. The submitted Air Quality Assessment includes a baseline study of existing air quality and an assessment of potential impacts during demolition and construction and operational phases of the development. It concludes that the impacts during construction and demolition will be of a temporary nature and with the adoption of appropriate mitigation measures will be of minor significance. Whilst dust deposition and particulate emissions have the ability to have a significant adverse impact, dust abatement measures would be effective in reducing the impact to ‘minor’. In terms of operational phases of the development, the significance of nitrogen dioxide and particulate matter are described as being negligible at all receptors measured. Flooding The site is located within a low risk flood zone (Flood Zone 1). However, due to the size of the site, the applicant has submitted a Flood Risk Assessment. The assessment concludes that flood risk to the site is low and due to the site being within Flood Zone 1, all forms of development are appropriate and within acceptable limits. The comments received back from the Environment Agency state that whilst there is a low probability of flooding, the site is located within a Critical Drainage Area as identified within the Council’s Strategic Flood Risk Assessment. Guidance states that development within this area should seek to achieve a 50% reduction in surface water run off on a brownfield site. The applicant has indicated that a ‘critical drainage assessment’ will only be undertaken at the detailed design stage. As such, a number of planning conditions have been suggested and subsequently imposed to ensure the development meets the requirements of the Environment Agency. The developer however has taken into consideration the use of sustainable urban drainage (suds) which will aim to improve on traditional drainage systems and processes, reducing the risk of flooding by more effectively managing surface water run-off. Contaminated Land The applicant has submitted a Ground Investigation reports and Geo-Environmental Desktop studies to assess the impact of any ground contamination. The City Council’s Contaminated Land Section has reviewed the submitted information and found the desktop studies to be adequate. Additional detail however has been been requested with respect to the site of the proposed research building together with more detailed ground gas conditions and a detailed remediation strategy. A ‘Verification Report’ to validate that work conforms to remediation proposals will also need to be submitted. In light of these findings, a condition has been recommended


requiring the submission of additional information as is normal practice for large proposals such as this. TV Reception An initial survey has been undertaken to assess whether any issues will arise with respect to a loss of TV reception as a consequence of the proposed development. The survey identifies potential signal loss to residential properties along Cotton Hill, Henwood Road and Francis Road. Existing TV aerials pointing north, north-west towards Winter Hill will be affected by the proposed multi storey car park which will obstruct the line of sight to the transmitters. To counter these effects, the applicants intention is to commission Ofcom to undertake a site survey and provide advice as to what infrastructure is required to overcome any TV reception issues. The applicant has indicated that this work would be undertaken as a priority. A planning condition is suggested to ensure that this is the case. Management The Christie operate a management and maintenance strategy for all properties within their estate. A condition has been recommended which will require the submission of additional details particularly with regard to the management and operation of the proposed car parking. It is expected that such information will include information on access and payment arrangements, security, lighting and times of operation for specific parking levels within the car park. Other Issues Raised Green Travel Plan Monitoring There has been some apprehension about the monitoring of any Green Travel Plan, particularly in light of past developments at the hospital which have also required Green Travel Plans. In order to ensure effective monitoring, a condition is recommended which will require the submission of modal shift data on an annual basis over the next decade. The City Council will seek to ensure that the targets are achieved. 2008 Multi Storey Car Park Planning Application. Disquiet have been voiced about the chosen development site as it was previously discounted by the applicant as an appropriate site as part of the 2008 planning application on Palatine Road. At that time, the City Council held no discussions with the applicant about the merits of the current proposal site. The site was discounted as an option by the applicant without any detailed analysis. As part of the current development, discussions have been had with the City Council’s highway engineers with more analysis and a scheme has been designed to their satisfaction. Temporary Car Park


A concern has been raised that the temporary car park arrangements indicated in the Green Travel Plan could still be in operation at the same time as the multi storey car park if approved. It should be noted that the temporary car park arrangements would require new planning applications. This will present the opportunity to control how and how long the arrangements are in place. Human Rights Act 1998 considerations – This application needs to be considered against the provisions of the Human Rights Act 1998. Under Article 6, the applicants (and those third parties, including local residents, who have made representations) have the right to a fair hearing and to this end the Committee must give full consideration to their comments. Protocol 1 Article 1, and Article 8 where appropriate, confer(s) a right of respect for a person’s home, other land and business assets. In taking account of all material considerations, including Council policy as set out in the Unitary Development Plan, the Head of Planning has concluded that some rights conferred by these articles on the applicant(s)/objector(s)/resident(s) and other occupiers and owners of nearby land that might be affected may be interfered with but that that interference is in accordance with the law and justified by being in the public interest and on the basis of the planning merits of the development proposal. He believes that any restriction on these rights posed by the approval of the application is proportionate to the wider benefits of approval and that such a decision falls within the margin of discretion afforded to the Council under the Town and Country Planning Acts. Recommendation MINDED TO APPROVE Reason for recommendation The application will provide an iconic building and employment opportunities on a major road. The research centre will integrate well within the location enhancing pedestrian connectivity with the existing hospital. The multi-storey car park and proposed travel plan will provide off street parking for existing and future staff on the site, so that current on street parking problems are not exacerbated. The permission sought should not be granted until a S.106 agreement to provide a commuted sum for parking restrictions on nearby roads has been concluded. This will entail a limited waiting a scheme with exemption for local residents affected. It is additionally recommended that a S.106 agreement should include monitoring arrangements for the submitted Green Travel Plan and a restriction placed on the proposed multi-storey car park so that it is for staff use only. In all other respects, the application accords with Policies WB2, E1.5, I1.5, H2.2, DC26, DC22 and DC26 of the Unitary Development Plan for the City of Manchester together with emerging policy EC9 contained within the Draft Core Strategy, The Guide to Development in Manchester, PPS1, PPS4, PPG13, PPG24, The Draft National Planning Policy Framework, Future North West: Our Shared Priorities, Regional Spatial Strategy for North West England, North West Regional Economic Strategy (2010) and Prosperity for all – Greater Manchester Strategy (2009).


Conditions to be attached to the decision 1) The development must be begun not later than the expiration of three years beginning with the date of this permission. Reason - Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990. 2) No development that is hereby approved shall commence unless and until samples and specifications of all materials to be used on all external elevations of the development have been submitted to and approved in writing by the City Council as local planning authority. The development shall be constructed only using the approved materials unless otherwise agreed in writing by the City Council as local planning authority. Reason – To ensure that the appearance of the development is acceptable to the City Council as local planning authority in the interests of the visual amenity of the area within which the site is located, as specified in policy H2.2 of the Unitary Development Plan for the City of Manchester. 3) 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 numbered 5339/L(1-)07/1, 5339/L(1-)018/2, 5339/L(1-)09/1, 5339/L(1-)03/03, 5339/L(2-)04/2, 5339/L(2-)05/1, 5339/L(2-)11, 5339/L(2-)10, 5443/L(00)09, 5443/L(1-)01/4, 5443/L(1-)03/3, 5443/L(1-)04/3, 5443/L(1-)05, 5443/L(1-)06/3, 5443/L(2-)03/1, 5443/L(2-)02, 5443/L(2-)01, 5443 L(2-)04/3, 5443/L(2-)06, 5443/L(2-)08, M4818-106/A, M4818_105/A, M4818_104/A, M4808 002/A, P-L-22/A, P-L-30/A, P-L-31/A, 11767/E02/A, 11767/E03/A, 11767/E04/A, 11767/E05/A, 11767/E06/A, 11767/E07/A, 11767/M02/B and 11767/M01/B stamped as received on 23rd September 2011, revised drawings numbered 5339/L(00)04/5, 54436/L(00)01/3, 5443/L(1-)02/6, M4818_103/B, M4818_001/B, M4818_102/B, M4808_001/B, P-L-10/B, P-L-21/B, P-L-20/B, M4818_101/A stamped as received on 5th December 2011 and drawing numbered M4818_002/B received by e-mail dated 8th December 2011. Reason – To ensure that the development is carried out in accordance with the approved plans, pursuant to policy H2.2 of the Manchester Unitary Development Plan. 4) Where externally mounted ancillary plant, equipment and servicing is required, this 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 secure a reduction in noise emanating from plant, equipment and servicing associated with the development, pursuant to Policies H2.2 and DC26 of the Unitary Development Plan for the City of Manchester. 5) In this condition "retained tree" means an existing tree, shrub or hedge which is to be as shown as retained on the approved plans and particulars; and paragraphs (a) and (b) below shall have effect until the expiration of 5 years from the date of the occupation of the building for its permitted use. (a) No retained tree shall be cut down, uprooted or destroyed, nor shall any retained tree be topped or lopped other than in accordance with the approved plans and particulars, without the written approval of the local planning authority. Any topping or lopping approved shall be carried out in accordance with British Standard 5387 (Trees in relation to construction) (b) If any retained tree is removed, uprooted or destroyed or dies, another tree shall be planted at the same place and that tree shall be of such size and species, and shall be planted at such time, as may be specified in writing by the local planning authority. (c) The erection of fencing for the protection of any retained tree shall be undertaken in accordance with the approved plans and particulars before any equipment, machinery or materials are brought on to the site for the purposes of the development, and shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made, without the written consent of the local planning authority. Reason – In order avoid damage to trees/shrubs adjacent to and within the site which are of important amenity value to the area and in order to protect the character of the area, in accordance with Policies 2.4 and 2.6 of the Unitary Development Plan for the City of Manchester. 6) All tree work should be carried out by a competent contractor in accordance with British Standard BS 3998 "Recommendations for Tree Work". Reason - In the interest of visual amenity, pursuant to Policy H2.2 of the Unitary Development Plan for the City of Manchester. 7) The hard and soft landscaping scheme approved by the City Council as local planning authority shown on the approved drawings shall be implemented not later than 12 months from the date of commencement of works. If within a period of 5 years from the date of the planting of any tree or shrub, that tree or shrub or any tree or shrub planted in replacement for it, is removed, uprooted or destroyed or dies, or becomes, in the opinion of the local planning authority, seriously damaged or defective, another tree or shrub of the same species and size as that originally


planted shall be planted at the same place, unless otherwise agreed in writing by the City Council as local planning authority. Reason – To ensure that a satisfactory landscaping scheme for the development is carried out that respects the character and visual amenities of the area, in accordance with policy H2.2 of the Unitary Development Plan for the City of Manchester. 8) No development shall commence until details of the measures to be incorporated into the development ( or phase thereof ) to demonstrate how the Safer Parking Scheme Award and/or Secured by Design accreditation will be achieved have been submitted to and approved in writing by the City Council as local planning authority. The development shall only be carried out in accordance with these approved details. The development hereby approved shall not be occupied or used until the Council as local planning authority has acknowledged in writing that it has received written confirmation of a secure by design accreditation. Reason – To reduce the risk of crime pursuant to Policy E3.5 of the Unitary Development Plan of the City of Manchester and to reflect the guidance contained in Planning Policy Statement "Delivering Sustainable Development". 9) No development shall commence until a scheme for the storage (including segregated waste recycling) and disposal of refuse has been submitted to and approved in writing by the City Council as local planning authority. The details of the approved scheme shall be implemented as part of the development and shall remain in situ whilst the use or development is in operation. Reason – In the interests of residential amenity and the appearance of the development, pursuant to Policy H2.2 of the Unitary Development Plan for the City of Manchester. 10) The development hereby permitted shall not be commenced until such time as; a scheme to limit the surface water run-off generated by the proposed development, has been submitted to and approved in writing by the local planning authority. Reason - To prevent flooding by ensuring the satisfactory storage of/disposal of surface water from the site. 11) The development hereby permitted shall not commence until a scheme to manage the risk of flooding from overflow of surface water, has been submitted to and approved in writing by the local planning authority. Reason - To reduce the risk of flooding to the proposed development and future occupants.


12) Prior to the commencement of the development approved by this planning permission, the following components of a scheme to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the local planning authority: 1. A preliminary risk assessment which has identified; - all previous uses; - potential contaminants associated with those uses; - a conceptual model of the site indicating sources, pathways and receptors; - potentially unacceptable risks arising from contamination at the site. 2. A site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site. 3. The results of the site investigation and detailed risk assessment referred to in (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken. 4. A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action. Any changes to these components requires the express consent of the local planning authority. The scheme shall be implemented as approved. Reason - To ensure the protection of controlled waters from potential land contamination. 13) Prior to commencement of development, a verification report demonstrating completion of the works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to and approved, in writing, by the local planning authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. 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 verification plan, and for the reporting of this to the local planning authority. The long-term monitoring and maintenance plan shall be implemented as approved. Reason - To ensure the protection of controlled waters from potential land contamination. 14) If during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until the developer has submitted, and obtained written approval from the local planning authority for, a


remediation strategy detailing how this unsuspected contamination shall be dealt with. The remediation strategy shall be implemented as approved. Reason - To ensure the protection of controlled waters from potential land contamination. 15) Prior to the commencement of development a scheme providing details of any piling or any other foundation designs using penetrative methods shall be submitted to and approved by the Local Planning Authority in writing., The scheme shall demonstrate that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details. Reason No controlled waters risk assessment has been provided to date. The above condition ensures no preferential pathways are created during development that may pose a risk to the underlying aquifer. 16) Notwithstanding details submitted, before the development commences, studies containing the following with regard to television reception in the area containing the site shall be submitted to and approved in writing by the City Council as local planning authority: a) Measurements of the existing television signal reception within the potential impact area. The work shall be undertaken either by an aerial installer registered with the Confederation of Aerial Industries or by a body approved by the Office of Communications, and shall include an assessment of the survey results obtained. b) Assessment of the impact of the development on television signal reception within the potential impact area identified c) Identification of such measures as are necessary to maintain at least the pre-existing level and quality of signal reception identified in the survey carried out in (a) above. The measures identified must be carried out either before the building is first occupied. Reason – To provide an indication of the area of television signal reception likely to be affected by the development to provide a basis on which to assess the extent to which the development during construction and once built, will affect television reception and to ensure that the development at least maintains the existing level and quality of television signal reception, as advised in Planning Policy Guidance Note 8: Telecommunications. 17) Notwithstanding details submitted, the development hereby approved shall include a building lighting scheme and a scheme for the illumination of external areas during the period between dusk and dawn, or as may be otherwise agreed in writing by the City Council as local planning authority. Full details of such a scheme shall be submitted to and approved in writing by the local planning authority before the development commences. The approved scheme shall be implemented in full before


the development is first occupied 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. 18) If any lighting at the development hereby approved, when illuminated, causes glare or light spillage which in the opinion of the Council as local planning authority causes detriment to adjoining and nearby residential properties, within 14 days of a written request, a scheme for the elimination of such glare or light spillage shall be submitted to the Council as local planning authority and once approved shall thereafter be retained in accordance with details which have received prior written approval of the City Council as Local Planning Authority. Reason – In order to minimise the impact of the illumination of the lights on the occupiers of nearby residential accommodation, pursuant to policy H2.2 of the Unitary Development Plan for the City of Manchester. 19) No part of the development shall be occupied until space and facilities for bicycle parking have been provided in accordance with the approved drawings. 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. 20) Prior to commencement of development, 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. Reason – To prevent the spread of Japanese Knotweed which has been found on part of the site in accordance with the Wildlife and Countryside Act 1981. 21) Before the development hereby approved is first occupied, a scheme for the extraction of any fumes, vapours and odours from the premises 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 City Council as the Local Planning Authority. Reason – In the interests of the amenities of the occupiers nearby properties in order to comply with Policies DC26, E1.4 and H2.2 of the Unitary Development Plan for the City of Manchester. 22) 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. 23) All vehicles entering and leaving the site during the construction period are to pass through a wheel wash. Details of the wheel wash shall be submitted to and approved in writing by the City Council as local planning authority prior to the development of each phase commencing. The wheel wash shall be retained on site during the construction period, and shall be positioned to allow use throughout each phase of construction; the locations of the wheel wash shall be submitted to and approved in writing by the City Council prior to being implemented. Reason – To ensure that the proposed development does not cause unacceptable amounts of dust in the vicinity and to ensure that local roads are kept clear of mud, pursuant to policies 24) 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. 25) Prior to the commencement and use of the development hereby approved, a fully detailed Car Park Management and Operational Strategy shall be submitted to and


approved in writing by the Local Planning Authority. The management of the car park shall fully implemented in accordance with the approved strategy, unless otherwise agreed in writing by the City Council as Local Planning Authority. Details should include: Opening times and Lighting. Reason – To ensure that a satisfactory car parking management strategy is implemented for the development that respects the highway network and residential amenity of the area in accordance with Policies H2.2 of the Unitary Development Plan for the City of Manchester 26) No part of the development shall be occupied or used until all off site highway works which are necessary in the opinion of the local planning authority have been completed in accordance with the approved details. The works shall be constructed in accordance with the approved details and retained thereafter. Reason – In the interests of highway safety, pursuant to Policies E3.5 and H2.2 of the Unitary Development Plan. 27) Before the development commences an acoustic attenuation scheme including particulars of the acoustic glazing and acoustically treated ventilation to be installed as part of the development 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 use of the residential premises first commences. Reason – To protect the amenity of the occupants of the premises once the development hereby approved is occupied, pursuant to policy H2.2 of the Unitary Development Plan for the City of Manchester. 28) Deliveries, servicing and collections, including waste collections shall not take place outside the following hours: Monday to Saturday- 07:30 to 20:00 Sundays - 10.00 to 18.00 Reason – In interests of residential amenity in order to reduce noise and general disturbance in accordance with Policies H2.2 and DC26 and the Unitary Development Plan for the City of Manchester. 29) As part of the implementation of the Green Travel Plan hereby approved, details of a review mechanisms 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 in writing to the local planning authority on an annual


basis from the date of approval and any measures that are identified by the local planning authority to improve the effectiveness of the Travel Plan Strategy shall be adopted and implemented. Reason – In the interests of promoting sustainable forms of travel and reducing reliance on private cars, pursuant to Policy E1.1 of the Unitary Development Plan for the City of Manchester. 30) The MCRC building hereby approved shall achieve a post-construction Building Research Establishment Environmental Assessment Method (BREEAM) rating of at least 'very good'. A post construction review certificate shall be submitted to and approved in writing by the City Council as local planning authority before any of the buildings hereby approved are first occupied. Reason – In order to minimise the environmental impact of the development pursuant to policies E1.5 and E1.6 in the Unitary Development Plan for the City of Manchester, Regional Spatial Strategy for the North West and Planning Policy Statement 1. 31) The car park pricing structure as detailed in the Green Travel Plan hereby approved shall remain in place at all times unless otherwise agreed in writing by the City Council as Local Planning Authority. Reason – To ensure the car park is operation at a sufficient capacity pursuant to Policy H2.2 of the Unitary Development Plan for the City of Manchester. 32) Notwithstanding details submitted, 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 first occupation of the development. 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. 33) No development shall commence until a scheme for the provision of temporary facilities for the parking of staff cars during the construction period which are in the opinion of the local planning authority both available and adequate to meet identified needs shall be submitted to and approved in writing by the local planning authority. The approved temporary parking facilities shall remain available throughout the


construction period unless alternative temporary parking facilities are agreed in writing with the local planning authority . Reason: In the interests of reducing the need for on street parking during the construction period and to protect the amenity of nearby residential premises pursuant Policy H2.2 of the Unitary Development Plan. The following residents, businesses and other third parties in the area were consulted/notified on the application: Highway Services Corporate Property Environmental Health Contaminated Land Section Environment & Operations (Trees) South Manchester Regeneration - South SRF Environment Agency Greater Manchester Police Greater Manchester Ecology Unit Withington Civic Society Didsbury Civic Society 6 Neston Avenue, Manchester, Manchester, M20 3FJ 24 Cotton Lane, Manchester, Manchester, M20 4XT 1 – 9 Henwood Road, Manchester, M20 4XQ 11 - 29 Henwood Road, Manchester, M20 4XQ 46 – 94 Henwood Road, Manchester, M20 4XG 31 - 85 Henwood Road, Manchester, M20 4XQ 1B Cotton Lane, Manchester, M20 4GL 1C Cotton Lane, Manchester, M20 4GL 1D Cotton Lane, Manchester, M20 4GL 1E Cotton Lane, Manchester, M20 4GL 1F Cotton Lane, Manchester, M20 4GL 1G Cotton Lane, Manchester, M20 4GL 1H Cotton Lane, Manchester, M20 4GL 1J Cotton Lane, Manchester, M20 4GL 2 -10 Cotton Lane, Manchester, M20 4UX 9 -15 Cotton Lane, Manchester, M20 4QE 22 Cotton Lane, Manchester, M20 4XT 1 -9 Cotton Hill, Manchester, M20 4XR 11 - 23 Cotton Hill, Manchester, M20 4XR 26 - 46 Cotton Hill, Manchester, M20 4XR 50 – 84 Cotton Hill, Manchester, M20 4XR Flat 1, 23 Rathen Road, Manchester, M20 4GH Flat 2, 23 Rathen Road, Manchester, M20 4GH Flat 1, 26 Rathen Road, Manchester, M20 4QJ Flat 2, 26 Rathen Road, Manchester, M20 4QJ 11A Rathen Road, Manchester, M20 4QJ 1 – 11 Chatterton Close, Manchester, M20 4HX


Flat 1, 8 Kinnaird Road, Manchester, M20 4QL Flat 2, 8 Kinnaird Road, Manchester, M20 4QL Flat 3, 8 Kinnaird Road, Manchester, M20 4QL 1 -7 Endsleigh Road, Manchester, M20 4AD 2 -16 Endsleigh Road, Manchester, M20 4AD 1 - 12 Gainsborough Avenue, Manchester, M20 4US 2 - 12 Chatterton Close, Manchester, M20 4HX Flat 1, 32 Oak Road, Manchester, M20 3DA Flat 2, 32 Oak Road, Manchester, M20 3DA Flat 3, 32 Oak Road, Manchester, M20 3DA Ground Floor Flat 1, 28 Oak Road, Manchester, M20 3DA Middle Floor Flat 2, 28 Oak Road, Manchester, M20 3DA Top Floor Flat 3, 28 Oak Road, Manchester, M20 3DA Flat 1, 14 Oak Road, Manchester, M20 3DA Flat 2, 14 Oak Road, Manchester, M20 3DA Flat 3, 14 Oak Road, Manchester, M20 3DA 1 – 12 Parsonage Court, Palatine Road, Manchester, M20 3LA Flat 1, 17 Palatine Road, Manchester, M20 3LH Flat 2, 17 Palatine Road, Manchester, M20 3LH Flat 3, 17 Palatine Road, Manchester, M20 3LH Flat 4, 17 Palatine Road, Manchester, M20 3LH Flat 1, 19 Palatine Road, Manchester, M20 3LH Flat 2, 19 Palatine Road, Manchester, M20 3LH Flat 3, 19 Palatine Road, Manchester, M20 3LH Flat 4, 19 Palatine Road, Manchester, M20 3LH Flat 5, 19 Palatine Road, Manchester, M20 3LH Flat 6, 19 Palatine Road, Manchester, M20 3LH Flat 2, 21 Palatine Road, Manchester, M20 3LH Flat 3, 21 Palatine Road, Manchester, M20 3LH Flat 8, 21 Palatine Road, Manchester, M20 3LH Flat 11, 21 Palatine Road, Manchester, M20 3LH Flat 4, 23 Palatine Road, Manchester, M20 3LH Flat 7, 23 Palatine Road, Manchester, M20 3LH Flat 9, 23 Palatine Road, Manchester, M20 3LH Flat 10, 23 Palatine Road, Manchester, M20 3LH 8 Tatton Grove, Manchester, M20 4BP Ground Floor Flat, 3 Rathen Road, Manchester, M20 4QJ Flat 3, 23 Rathen Road, Manchester, M20 4QJ Flat 4, 23 Rathen Road, Manchester, M20 4QJ Flat 5, 23 Rathen Road, Manchester, M20 4QJ Flat 6, 23 Rathen Road, Manchester, M20 4QJ Flat 1, 20 Rathen Road, Manchester, M20 4GH Flat 2, 20 Rathen Road, Manchester, M20 4GH Flat 3, 20 Rathen Road, Manchester, M20 4GH Flat 1, 10 Rathen Road, Manchester, M20 4GH Flat 2, 10 Rathen Road, Manchester, M20 4GH Flat 3, 10 Rathen Road, Manchester, M20 4GH Flat 4, 10 Rathen Road, Manchester, M20 4GH Flat 5, 10 Rathen Road, Manchester, M20 4GH Flat 6, 10 Rathen Road, Manchester, M20 4GH


Flat 7, 10 Rathen Road, Manchester, M20 4GH Flat 8, 10 Rathen Road, Manchester, M20 4GH Flat 1, 36 Oak Road, Manchester, M20 3DA Flat 2, 36 Oak Road, Manchester, M20 3DA Flat 3, 36 Oak Road, Manchester, M20 3DA Flat 4, 36 Oak Road, Manchester, M20 3DA Flat 5, 36 Oak Road, Manchester, M20 3DA Flat 6, 36 Oak Road, Manchester, M20 3DA 525 Wilmslow Road, Manchester, M20 4BA 540 Wilmslow Road, Manchester, M20 4BY 567 Wilmslow Road, Manchester, M20 3QH Flat 6, 21 Palatine Road, Manchester, M20 3LH Flat 5, 21 Palatine Road, Manchester, M20 3LH 534 Wilmslow Road, Manchester, M20 4BY 542 Wilmslow Road, Manchester, M20 4BY 533 Wilmslow Road, Manchester, M20 4BA Flat 9, Clifford House, 567A Wilmslow Road, Manchester, M20 3QH Flat 6, Clifford House, 567A Wilmslow Road, Manchester, M20 3QH Flat 5, Clifford House, 567A Wilmslow Road, Manchester, M20 3QH Flat 4, Clifford House, 567A Wilmslow Road, Manchester, M20 3QH Flat 3, Clifford House, 567A Wilmslow Road, Manchester, M20 3QH Flat 8, Clifford House, 567A Wilmslow Road, Manchester, M20 3QH Flat 2, Clifford House, 567A Wilmslow Road, Manchester, M20 3QH Flat 12, Clifford House, 567A Wilmslow Road, Manchester, M20 3QH Flat 11, Clifford House, 567A Wilmslow Road, Manchester, M20 3QH Flat 10, Clifford House, 567A Wilmslow Road, Manchester, M20 3QH Flat 1, Clifford House, 567A Wilmslow Road, Manchester, M20 3QH Flat 7, Clifford House, 567A Wilmslow Road, Manchester, M20 3QH 513 Wilmslow Road, Manchester, M20 4BA Flat 7, 563 Wilmslow Road, Manchester, M20 4GJ Flat 6, 563 Wilmslow Road, Manchester, M20 4GJ 515 Wilmslow Road, Manchester, M20 4BA 517 Wilmslow Road, Manchester, M20 4BA 519 Wilmslow Road, Manchester, M20 4BA 565 Wilmslow Road, Manchester, M20 3QH Flat 5, 567 Wilmslow Road, Manchester, M20 3QH 531A Wilmslow Road, Manchester, M20 4BA Flat 2, 563 Wilmslow Road, Manchester, M20 4GJ 523A Wilmslow Road, Manchester, M20 4BA Flat 7, 569 Wilmslow Road, Manchester, M20 3QH Flat 6, 569 Wilmslow Road, Manchester, M20 3QH Flat 5, 569 Wilmslow Road, Manchester, M20 3QH Flat 4, 569 Wilmslow Road, Manchester, M20 3QH Flat 3, 569 Wilmslow Road, Manchester, M20 3QH Flat 2, 569 Wilmslow Road, Manchester, M20 3QH Flat 1, 569 Wilmslow Road, Manchester, M20 3QH Flat 9, 569 Wilmslow Road, Manchester, M20 3QH Flat 8, 569 Wilmslow Road, Manchester, M20 3QH Flat 1, 563 Wilmslow Road, Manchester, M20 4GJ Flat 5, 563 Wilmslow Road, Manchester, M20 4GJ


Flat 3, 563 Wilmslow Road, Manchester, M20 4GJ Flat 8, 563 Wilmslow Road, Manchester, M20 4GJ Flat 8, Ferncrest, 557 Wilmslow Road, Manchester, M20 4GJ Flat 7, Ferncrest, 557 Wilmslow Road, Manchester, M20 4GJ Flat 6, Ferncrest, 557 Wilmslow Road, Manchester, M20 4GJ Flat 5, Ferncrest, 557 Wilmslow Road, Manchester, M20 4GJ Flat 4, Ferncrest, 557 Wilmslow Road, Manchester, M20 4GJ Flat 3, Ferncrest, 557 Wilmslow Road, Manchester, M20 4GJ Flat 2, Ferncrest, 557 Wilmslow Road, Manchester, M20 4GJ Flat 1, Ferncrest, 557 Wilmslow Road, Manchester, M20 4GJ Flat 10, Ferncrest, 557 Wilmslow Road, Manchester, M20 4GJ Flat 9, Ferncrest, 557 Wilmslow Road, Manchester, M20 4GJ Flat 4, 563 Wilmslow Road, Manchester, M20 4GJ 538 Wilmslow Road, Manchester, M20 4BY 14 Oak Road, Manchester, M20 3DA 28 Oak Road, Manchester, M20 3DA 32 Oak Road, Manchester, M20 3DA 36 Oak Road, Manchester, M20 3DA Parsonage Court, Palatine Road, Manchester, M20 4BL 43 Palatine Road, Manchester, M20 3LJ Christie Hospital Nhs Trust, 550 Wilmslow Road, Manchester, M20 4BX 519A Wilmslow Road, Manchester, M20 4BA Flat 1, 559 - 561 Wilmslow Road, Manchester, M20 4GJ Flat 10, 559 - 561 Wilmslow Road, Manchester, M20 4GJ Flat 11, 559 - 561 Wilmslow Road, Manchester, M20 4GJ Flat 12, 559 - 561 Wilmslow Road, Manchester, M20 4GJ Flat 13, 559 - 561 Wilmslow Road, Manchester, M20 4GJ Flat 14, 559 - 561 Wilmslow Road, Manchester, M20 4GJ Flat 15, 559 - 561 Wilmslow Road, Manchester, M20 4GJ Flat 16, 559 - 561 Wilmslow Road, Manchester, M20 4GJ Flat 17, 559 - 561 Wilmslow Road, Manchester, M20 4GJ Flat 18, 559 - 561 Wilmslow Road, Manchester, M20 4GJ Flat 2, 559 - 561 Wilmslow Road, Manchester, M20 4GJ Flat 4, 559 - 561 Wilmslow Road, Manchester, M20 4GJ Flat 5, 559 - 561 Wilmslow Road, Manchester, M20 4GJ Flat 6, 559 - 561 Wilmslow Road, Manchester, M20 4GJ Flat 7, 559 - 561 Wilmslow Road, Manchester, M20 4GJ Flat 8, 559 - 561 Wilmslow Road, Manchester, M20 4GJ Flat 9, 559 - 561 Wilmslow Road, Manchester, M20 4GJ 511 Wilmslow Road, Manchester, M20 4BA 521 Wilmslow Road, Manchester, M20 4BA 523 Wilmslow Road, Manchester, M20 4BA 527 Wilmslow Road, Manchester, M20 4BA 529 Wilmslow Road, Manchester, M20 4BA Health Centre Next To 533, Wilmslow Road, Manchester, M20 4BA Paterson Laboratories, Wilmslow Road, Manchester, M20 2RY Red Lion Hotel, 532 Wilmslow Road, Manchester, M20 9BT 536 Wilmslow Road, Manchester, M20 4BY 531 Wilmslow Road, Manchester, M20 4BA Ground Floor, 509 Wilmslow Road, Manchester, M20 4BA


St Cuthberts RC School, Cotton Lane, Manchester, M20 4UX Christie Hospital & Holt Radium Institue, 555 Wilmslow Road, Manchester, M20 4BX Manchester Muslim Prep School, 551 Wilmslow Road, Manchester, M20 4BA Manchester Molecular Imaging Centre, Wolfson Building, 27 Palatine Road, Manchester, M20 3LJ Wolfson Building, 27 Palatine Road, Manchester, M20 3LJ 509 Wilmslow Road, Manchester, M20 4BA Christie Hospital, Wilmslow Road, Manchester, M20 9BX 10 Tatton Grove, Manchester, M20 4BP Flat 2a, 43 Palatine Road, Manchester, M20 3LJ 5 Rathen Road, Manchester, M20 4QJ 509A Wilmslow Road, Manchester, M20 4BA Flat 3, 559 - 561 Wilmslow Road, Manchester, M20 4GJ Flat 1, 23 Palatine Road, Manchester, M20 3LH Flat 1A, 10 Rathen Road, Manchester, M20 4GH 1 Rathen Road, Manchester, M20 4QJ Rear First Floor Flat, 3 Rathen Road, Manchester, M20 4QJ Top Flat, 3 Rathen Road, Manchester, M20 4QJ Flat 1, 567 Wilmslow Road, Manchester, M20 3QH Flat 2, 567 Wilmslow Road, Manchester, M20 3QH Flat 3, 567 Wilmslow Road, Manchester, M20 3QH Flat 4, 567 Wilmslow Road, Manchester, M20 3QH Flat 6, 567 Wilmslow Road, Manchester, M20 3QH Withington Hall Block A, Cotton Lane, Manchester, M20 4UX Withington Hall Block B, Cotton Lane, Manchester, M20 4UX Withington Hall Block C, Cotton Lane, Manchester, M20 4UX Withington Hall Block D, Cotton Lane, Manchester, M20 4UX Flats 1-4 Level 1, Withington Hall Block C, Cotton Lane, Manchester, M20 4UX Flats 5-8 Level 1, Withington Hall Block C, Cotton Lane, Manchester, M20 4UX Flats 1-4 Level 2, Withington Hall Block C, Cotton Lane, Manchester, M20 4UX Flats 5-8 Level 2, Withington Hall Block C, Cotton Lane, Manchester, M20 4UX Flats 1-4 Level 3, Withington Hall Block C, Cotton Lane, Manchester, M20 4UX Flats 5-8 Level 3, Withington Hall Block C, Cotton Lane, Manchester, M20 4UX Unit 1, Withington Hall Block D, Cotton Lane, Manchester, M20 4UX Unit 2, Withington Hall Block D, Cotton Lane, Manchester, M20 4UX Flats 1-3 Level 1, Withington Hall Block B, Cotton Lane, Manchester, M20 4UX Flats 4-6 Level 1, Withington Hall Block B, Cotton Lane, Manchester, M20 4UX Flats 1-3 Level 2, Withington Hall Block B, Cotton Lane, Manchester, M20 4UX Flats 4-6 Level 2, Withington Hall Block B, Cotton Lane, Manchester, M20 4UX Flats 1-3 Level 3, Withington Hall Block B, Cotton Lane, Manchester, M20 4UX Flats 4-6 Level 3, Withington Hall Block B, Cotton Lane, Manchester, M20 4UX Flats 1-3 Level 2, Withington Hall Block A, Cotton Lane, Manchester, M20 4UX Flats 4-6 Level 2, Withington Hall Block A, Cotton Lane, Manchester, M20 4UX Flats 1-3 Level 3, Withington Hall Block A, Cotton Lane, Manchester, M20 4UX Flats 4-6 Level 3, Withington Hall Block A, Cotton Lane, Manchester, M20 4UX Top Flat, 540 Wilmslow Road, Manchester, M20 4BY 527A Wilmslow Road, Manchester, M20 4BA 525A Wilmslow Road, Manchester, M20 4BA Flat At, Red Lion Hotel, 532 Wilmslow Road, Manchester, M20 9BT Flat Above, 534 Wilmslow Road, Manchester, M20 4BY


Front First Floor Flat, 3 Rathen Road, Manchester, M20 4QJ 1A Cotton Lane, Manchester, M20 4GL 2A Cotton Lane, Manchester, M20 4UX 2B Cotton Lane, Manchester, M20 4UX 2C Cotton Lane, Manchester, M20 4UX 2D Cotton Lane, Manchester, M20 4UX 22 Cotton Hill, Manchester, M20 4XR 24 Cotton Hill, Manchester, M20 4XR Oak House, 22 - 24 Oak Road, Manchester, M20 3DA Flat 1, Oak House, 22 - 24 Oak Road, Manchester, M20 3DA Flat 2, Oak House, 22 - 24 Oak Road, Manchester, M20 3DA Flat 3, Oak House, 22 - 24 Oak Road, Manchester, M20 3DA 10 Oak Road, Manchester, M20 3DA 12 Oak Road, Manchester, M20 3DA 16 Oak Road, Manchester, M20 3DA 18 Oak Road, Manchester, M20 3DA Flat 4, Oak House, 22 - 24 Oak Road, Manchester, M20 3DA Flat 5, Oak House, 22 - 24 Oak Road, Manchester, M20 3DA Flat 6, Oak House, 22 - 24 Oak Road, Manchester, M20 3DA Flat 7, Oak House, 22 - 24 Oak Road, Manchester, M20 3DA Flat 8, Oak House, 22 - 24 Oak Road, Manchester, M20 3DA Flat 9, Oak House, 22 - 24 Oak Road, Manchester, M20 3DA Flat 10, Oak House, 22 - 24 Oak Road, Manchester, M20 3DA Flat 11, Oak House, 22 - 24 Oak Road, Manchester, M20 3DA Flat 12, Oak House, 22 - 24 Oak Road, Manchester, M20 3DA Flat 13, Oak House, 22 - 24 Oak Road, Manchester, M20 3DA 26 Oak Road, Manchester, M20 3DA 30 Oak Road, Manchester, M20 3DA Flat 1, 43 Palatine Road, Manchester, M20 3LJ Flat 2, 43 Palatine Road, Manchester, M20 3LJ Flat 3, 43 Palatine Road, Manchester, M20 3LJ Flat 4, 43 Palatine Road, Manchester, M20 3LJ Flat 5, 43 Palatine Road, Manchester, M20 3LJ Flat 6, 43 Palatine Road, Manchester, M20 3LJ Flats 1- 48 Barry Court, Palatine Road, Manchester, M20 3LQ Flats 1 - 10, Rutland Court, Oak Road, Manchester, M20 3BA 10 Verity Close, Manchester, M20 4AU 12 Verity Close, Manchester, M20 4AU 14 Verity Close, Manchester, M20 4AU 16 Verity Close, Manchester, M20 4AU 6 Verity Close, Manchester, M20 4AU 8 Verity Close, Manchester, M20 4AU 10 Arnfield Road, Manchester, M20 4AX 12 Arnfield Road, Manchester, M20 4AX 4 Arnfield Road, Manchester, M20 4AX 6 Arnfield Road, Manchester, M20 4AX 8 Arnfield Road, Manchester, M20 4AX 10 Tatton View, Manchester, M20 4BU 12 Tatton View, Manchester, M20 4BU 14 Tatton View, Manchester, M20 4BU


16 Tatton View, Manchester, M20 4BU 2 Tatton View, Manchester, M20 4BU 4 Tatton View, Manchester, M20 4BU 6 Tatton View, Manchester, M20 4BU 8 Tatton View, Manchester, M20 4BU 2 Rathen Road, Manchester, M20 4GH 4 Rathen Road, Manchester, M20 4GH 6 Rathen Road, Manchester, M20 4GH 37 Parkville Road, Manchester, M20 4TX 39 Parkville Road, Manchester, M20 4TX 41 Parkville Road, Manchester, M20 4TX 43 Parkville Road, Manchester, M20 4TX 45 Parkville Road, Manchester, M20 4TX 47 Parkville Road, Manchester, M20 4TX 150 Parkville Road, Manchester, M20 4TY 152 Parkville Road, Manchester, M20 4TY 154 Parkville Road, Manchester, M20 4TY 156 Parkville Road, Manchester, M20 4TY 1 – 10 Ferngate Drive, Manchester, M20 4AH Flat 13, Parsonage Court, Palatine Road, Manchester, M20 4BL Flat 15, Parsonage Court, Palatine Road, Manchester, M20 4BL Flat 17, Parsonage Court, Palatine Road, Manchester, M20 4BL Flat 14, Parsonage Court, Palatine Road, Manchester, M20 4BL Flat 16, Parsonage Court, Palatine Road, Manchester, M20 4BL Flat 18, Parsonage Court, Palatine Road, Manchester, M20 4BL 1 Tatton Grove, Manchester, M20 4BP 3 Tatton Grove, Manchester, M20 4BP 6 Tatton Grove, Manchester, M20 4BP 2 - 34 10 Harcombe Road, Manchester, M20 4AT 1 - 9 Verity Close, Manchester, M20 4AU 14 Arnfield Road, Manchester, M20 4AX 16 Arnfield Road, Manchester, M20 4AX 18 Arnfield Road, Manchester, M20 4AX 20 Arnfield Road, Manchester, M20 4AX 10 Rathen Road, Manchester, M20 4GH 12 Rathen Road, Manchester, M20 4GH 14 Rathen Road, Manchester, M20 4GH 16 Rathen Road, Manchester, M20 4GH 18 Rathen Road, Manchester, M20 4GH 22 Rathen Road, Manchester, M20 4GH 24 Rathen Road, Manchester, M20 4GH 28 Rathen Road, Manchester, M20 4GH 30 Rathen Road, Manchester, M20 4GH 32 Rathen Road, Manchester, M20 4GH 34 Rathen Road, Manchester, M20 4GH 8 Rathen Road, Manchester, M20 4GH 1 Cotton Lane, Manchester, M20 4GL 5 Cotton Lane, Manchester, M20 4GL 7 Cotton Lane, Manchester, M20 4GL 1 Pridmouth Road, Manchester, M20 4GN


10 Pridmouth Road, Manchester, M20 4GN 11 Pridmouth Road, Manchester, M20 4GN 12 Pridmouth Road, Manchester, M20 4GN 13 Pridmouth Road, Manchester, M20 4GN 14 Pridmouth Road, Manchester, M20 4GN 15 Pridmouth Road, Manchester, M20 4GN 16 Pridmouth Road, Manchester, M20 4GN 17 Pridmouth Road, Manchester, M20 4GN 19 Pridmouth Road, Manchester, M20 4GN 2 Pridmouth Road, Manchester, M20 4GN 21 Pridmouth Road, Manchester, M20 4GN 23 Pridmouth Road, Manchester, M20 4GN 25 Pridmouth Road, Manchester, M20 4GN 27 Pridmouth Road, Manchester, M20 4GN 29 Pridmouth Road, Manchester, M20 4GN 3 Pridmouth Road, Manchester, M20 4GN 31 Pridmouth Road, Manchester, M20 4GN 4 Pridmouth Road, Manchester, M20 4GN 5 Pridmouth Road, Manchester, M20 4GN 6 Pridmouth Road, Manchester, M20 4GN 7 Pridmouth Road, Manchester, M20 4GN 8 Pridmouth Road, Manchester, M20 4GN 9 Pridmouth Road, Manchester, M20 4GN 62 Heaton Road, Manchester, M20 4GW 64 Heaton Road, Manchester, M20 4GW 65 Heaton Road, Manchester, M20 4GW 66 Heaton Road, Manchester, M20 4GW 67 Heaton Road, Manchester, M20 4GW 68 Heaton Road, Manchester, M20 4GW 69 Heaton Road, Manchester, M20 4GW 70 Heaton Road, Manchester, M20 4GW 71 Heaton Road, Manchester, M20 4GW 72 Heaton Road, Manchester, M20 4GW 73 Heaton Road, Manchester, M20 4GW 74 Heaton Road, Manchester, M20 4GW 75 Heaton Road, Manchester, M20 4GW 76 Heaton Road, Manchester, M20 4GW 77 Heaton Road, Manchester, M20 4GW 78 Heaton Road, Manchester, M20 4GW 79 Heaton Road, Manchester, M20 4GW 80 Heaton Road, Manchester, M20 4GW 81 Heaton Road, Manchester, M20 4GW 82 Heaton Road, Manchester, M20 4GW 83 Heaton Road, Manchester, M20 4GW 84 Heaton Road, Manchester, M20 4GW 85 Heaton Road, Manchester, M20 4GW 86 Heaton Road, Manchester, M20 4GW 87 Heaton Road, Manchester, M20 4GW 89 Heaton Road, Manchester, M20 4GW 91 Heaton Road, Manchester, M20 4GW


11 Rathen Road, Manchester, M20 4QJ 15 Rathen Road, Manchester, M20 4QJ 17 Rathen Road, Manchester, M20 4QJ 19 Rathen Road, Manchester, M20 4QJ 21 Rathen Road, Manchester, M20 4QJ 25 Rathen Road, Manchester, M20 4QJ 27 Rathen Road, Manchester, M20 4QJ 29 Rathen Road, Manchester, M20 4QJ 31 Rathen Road, Manchester, M20 4QJ 33 Rathen Road, Manchester, M20 4QJ 9 Rathen Road, Manchester, M20 4QJ 10 Kinnaird Road, Manchester, M20 4QL 12 Kinnaird Road, Manchester, M20 4QL 2 Kinnaird Road, Manchester, M20 4QL 4 Kinnaird Road, Manchester, M20 4QL 6 Kinnaird Road, Manchester, M20 4QL 100 Heyscroft Road, Manchester, M20 4QN 102 Heyscroft Road, Manchester, M20 4QN 104 Heyscroft Road, Manchester, M20 4QN 106 Heyscroft Road, Manchester, M20 4QN 108 Heyscroft Road, Manchester, M20 4QN 110 Heyscroft Road, Manchester, M20 4QN 112 Heyscroft Road, Manchester, M20 4QN 88 Heyscroft Road, Manchester, M20 4QN 90 Heyscroft Road, Manchester, M20 4QN 92 Heyscroft Road, Manchester, M20 4QN 94 Heyscroft Road, Manchester, M20 4QN 96 Heyscroft Road, Manchester, M20 4QN 98 Heyscroft Road, Manchester, M20 4QN 1 Cottonfield Road, Manchester, M20 4QW 10 Cottonfield Road, Manchester, M20 4QW 11 Cottonfield Road, Manchester, M20 4QW 12 Cottonfield Road, Manchester, M20 4QW 13 Cottonfield Road, Manchester, M20 4QW 14 Cottonfield Road, Manchester, M20 4QW 15 Cottonfield Road, Manchester, M20 4QW 16 Cottonfield Road, Manchester, M20 4QW 17 Cottonfield Road, Manchester, M20 4QW 18 Cottonfield Road, Manchester, M20 4QW 19 Cottonfield Road, Manchester, M20 4QW 2 Cottonfield Road, Manchester, M20 4QW 20 Cottonfield Road, Manchester, M20 4QW 22 Cottonfield Road, Manchester, M20 4QW 24 Cottonfield Road, Manchester, M20 4QW 26 Cottonfield Road, Manchester, M20 4QW 3 Cottonfield Road, Manchester, M20 4QW 4 Cottonfield Road, Manchester, M20 4QW 5 Cottonfield Road, Manchester, M20 4QW 6 Cottonfield Road, Manchester, M20 4QW 7 Cottonfield Road, Manchester, M20 4QW


8 Cottonfield Road, Manchester, M20 4QW 9 Cottonfield Road, Manchester, M20 4QW 36 Alan Road, Manchester, M20 4SF 38 Alan Road, Manchester, M20 4SF 40 Alan Road, Manchester, M20 4SF 42 Alan Road, Manchester, M20 4SF 44 Alan Road, Manchester, M20 4SF 46 Alan Road, Manchester, M20 4SF 48 Alan Road, Manchester, M20 4SF 50 Alan Road, Manchester, M20 4SF 52 Alan Road, Manchester, M20 4SF 54 Alan Road, Manchester, M20 4SF 56 Alan Road, Manchester, M20 4SF 1 Mardale Avenue, Manchester, M20 4TU 2 Mardale Avenue, Manchester, M20 4TU 1 Parkville Road, Manchester, M20 4TX 11 Parkville Road, Manchester, M20 4TX 13 Parkville Road, Manchester, M20 4TX 15 Parkville Road, Manchester, M20 4TX 17 Parkville Road, Manchester, M20 4TX 19 Parkville Road, Manchester, M20 4TX 21 Parkville Road, Manchester, M20 4TX 23 Parkville Road, Manchester, M20 4TX 25 Parkville Road, Manchester, M20 4TX 27 Parkville Road, Manchester, M20 4TX 29 Parkville Road, Manchester, M20 4TX 3 Parkville Road, Manchester, M20 4TX 31 Parkville Road, Manchester, M20 4TX 33 Parkville Road, Manchester, M20 4TX 35 Parkville Road, Manchester, M20 4TX 5 Parkville Road, Manchester, M20 4TX 7 Parkville Road, Manchester, M20 4TX 9 Parkville Road, Manchester, M20 4TX 120 Parkville Road, Manchester, M20 4TY 122 Parkville Road, Manchester, M20 4TY 124 Parkville Road, Manchester, M20 4TY 126 Parkville Road, Manchester, M20 4TY 128 Parkville Road, Manchester, M20 4TY 130 Parkville Road, Manchester, M20 4TY 132 Parkville Road, Manchester, M20 4TY 134 Parkville Road, Manchester, M20 4TY 136 Parkville Road, Manchester, M20 4TY 138 Parkville Road, Manchester, M20 4TY 140 Parkville Road, Manchester, M20 4TY 142 Parkville Road, Manchester, M20 4TY 144 Parkville Road, Manchester, M20 4TY 146 Parkville Road, Manchester, M20 4TY 148 Parkville Road, Manchester, M20 4TY 100 Parkville Road, Manchester, M20 4TZ 102 Parkville Road, Manchester, M20 4TZ


104 Parkville Road, Manchester, M20 4TZ 106 Parkville Road, Manchester, M20 4TZ 108 Parkville Road, Manchester, M20 4TZ 110 Parkville Road, Manchester, M20 4TZ 112 Parkville Road, Manchester, M20 4TZ 114 Parkville Road, Manchester, M20 4TZ 116 Parkville Road, Manchester, M20 4TZ 118 Parkville Road, Manchester, M20 4TZ 12 Cotton Lane, Manchester, M20 4UX 14 Cotton Lane, Manchester, M20 4UX 16 Cotton Lane, Manchester, M20 4UX 17 Cotton Lane, Manchester, M20 4UX 18 Cotton Lane, Manchester, M20 4UX 19 Cotton Lane, Manchester, M20 4UX 20 Cotton Lane, Manchester, M20 4UX 21 Cotton Lane, Manchester, M20 4UX 23 Cotton Lane, Manchester, M20 4UX 25 Cotton Lane, Manchester, M20 4UX 27 Cotton Lane, Manchester, M20 4UX 1 - 13Stephens Road, Manchester, M20 4UY 49 Heyscroft Road, Manchester, M20 4UZ 51 Heyscroft Road, Manchester, M20 4UZ 42 Henwood Road, Manchester, M20 4XG 44 Henwood Road, Manchester, M20 4XG Representations were received from the following third parties: Highway Services Contaminated Land Section Environment & Operations (Trees) Environment Agency Travel Change Greater Manchester Police Greater Manchester Ecology Unit Withington Civic Society Environmental Health South Manchester Regeneration - South SRF 11A Rathen Road, Withington, Manchester, M20 4QJ 95 Alan Road, Withington, Manchester, M20 4SE 2 Stephens Road, Withington, Manchester, M20 4UY 9 Circular Road, Didsbury, Manchester, M20 3LE 24 Alan Road, Withington, Manchester, M20 4WG 66 Cotton Hill, Withington, Manchester, M20 4ZR 37 Adria Road, Manchester, M20 6SQ 31 Rathen Road, Withington, Manchester, M20 4QJ 10 Kinnaird Road, Withington, Manchester, M20 4QL 26 Ferndene Road, Withington, Manchester, M20 4TT 31 Westholme Road, Withington, Manchester, M20 3QZ 3 Harcombe Road, Withington, Manchester, M20 4NA


42 Stephen Road, Withington, Manchester, M20 4XE 2 Everett Court, Aldborough House, Manchester, M20 3DT 26 Alan Road, Withington, Manchester, M20 4WG 57 Hill Street, Withington, Manchester, M20 3FY 62 Brooklawn Drive, Withington, Manchester, M20 3GZ 9 Circular Road, Withington, Manchester, M20 3LE 17 Delaine Road, Withington, Manchester, M20 4QP 2 Kinnaird Road, Withington, Manchester, M20 4QL 9 Neston Avenue, Withington, Manchester, M20 3FJ 12 Clifton Avenue, Fallowfield, Manchester, M14 6UB 82 Heaton Road, Withington, Manchester, M20 4GW 65 Heaton Road, Withington, Manchester, M20 4GW 62 Brooklawn Drive, Withington, Manchester, M20 3GZ 9 Roselane Avenue, Manchester, M20 3QY 20 Burnett Avenue, Manchester, M20 3FA 86 Heaton Road, Withington, Manchester, M20 4GW 34 Ferndene Road, Withington, Manchester, M20 7 Gordon Place, Withington, Manchester, M20 3LD 1 Parkville Road, Withington, Manchester, M20 4TX 138 Parkville Road, Manchester, M20 4TY 134 Parkville Road, Withington, Manchester, M20 4TY 134 Parkville Road, Withington, Manchester, M20 4TY 72 Brooklawn Drive, Withington, Manchester, M20 3GZ 45 Arnfield Road, Manchester, Manchester, M20 4AQ 6 Neston Avenue, Manchester, Manchester, M20 3FJ 21 Rutland Avenue, Manchester, Manchester, M20 1JD 24 Ferndene Road, Manchester, Manchester, M20 4TT 24 Cotton Lane, Manchester, Manchester, M20 4XT 28 Cotton Hill, Manchester, M20 4XR 36 Cotton Hill, Manchester, M20 4XR 48 Cotton Hill, Manchester, M20 4XR 70 Cotton Hill, Manchester, M20 4XR 11A Rathen Road, Manchester, M20 4QJ 26 Cotton Hill, Manchester, M20 4XR 1F Cotton Lane, Manchester, M20 4GL 1J Cotton Lane, Manchester, M20 4GL 1 Chatterton Close, Manchester, M20 4HX 3 Chatterton Close, Manchester, M20 4HX 8 Cotton Lane, Manchester, M20 4UX 1 Endsleigh Road, Manchester, M20 4AD 9 Cotton Lane, Manchester, M20 4QE 11 Cotton Lane, Manchester, M20 4QE 12 Chatterton Close, Manchester, M20 4HX Flat 6, 36 Oak Road, Manchester, M20 3DA 1 Rathen Road, Manchester, M20 4QJ 20 Oak Road, Manchester, M20 3DA 26 Oak Road, Manchester, M20 3DA 2 Tatton View, Manchester, M20 4BU 47 Parkville Road, Manchester, M20 4TX 12 Harcombe Road, Manchester, M20 4AT


16 Rathen Road, Manchester, M20 4GH 8 Rathen Road, Manchester, M20 4GH 22 Rathen Road, Manchester, M20 4GH 30 Rathen Road, Manchester, M20 4GH 34 Rathen Road, Manchester, M20 4GH 1 Cotton Lane, Manchester, M20 4GL 5 Cotton Lane, Manchester, M20 4GL 7 Cotton Lane, Manchester, M20 4GL 11 Rathen Road, Manchester, M20 4QJ 21 Rathen Road, Manchester, M20 4QJ 25 Rathen Road, Manchester, M20 4QJ 27 Rathen Road, Manchester, M20 4QJ 29 Rathen Road, Manchester, M20 4QJ 33 Rathen Road, Manchester, M20 4QJ 7 Rathen Road, Manchester, M20 4QJ 12 Kinnaird Road, Manchester, M20 4QL 4 Kinnaird Road, Manchester, M20 4QL 6 Kinnaird Road, Manchester, M20 4QL 11 Cottonfield Road, Manchester, M20 4QW 16 Cottonfield Road, Manchester, M20 4QW 52 Alan Road, Manchester, M20 4SF 27 Parkville Road, Manchester, M20 4TX 104 Parkville Road, Manchester, M20 4TZ St. Cuthbert’s RC Primary School, Manchester, M20 4UZ Manchester Muslim Prepatory School, Manchester 12 Gloucester Avenue, Manchester M19, 3WT (Secretary of Manchester Green Party) Relevant Contact Officer : Steven McCoombe Telephone number : 0161 234 4607 Email : [email protected]

Manchester City CouncilPlanning and Highways Committee

Appendix 3 - Item 615 March 2012