Development
Adopted Unitary Development Plan
Introduction (Part II)
14.1 Town and Country Planning legislation requires Local Authorities to control the development and use of land in the public interest. Salford City Council will encourage good quality developments and ensure that they do not have adverse effects on the surrounding environment.
14.2 New development, alterations/extensions to existing buildings and changes of use can have a profound effect on the surrounding area and the amenity of residents. The plan provides a broad framework for the control of development within Salford. This chapter provides a clear and concise summary of the main considerations which will guide the City Council in determining planning applications. It is not all embracing and should therefore be read in conjunction with the preceding chapters, as well as supplementary planning guidance issued by the City Council and the Department of the Environment's circular advice, Planning Policy Guidance and planning legislation. The City Council encourages developers to discuss proposals prior to the submission of an application.
14.3 It should be noted that parts of Salford, adjoining the Manchester Ship Canal, are within the Trafford Park Development Corporation (TPDC) area where the TPDC Board is in effect the planning authority, vested with the powers to determine planning applications. Whilst formal decisions are made by the TPDC, all planning applications are still submitted to the City Council who process the application on their behalf.
14.4 The opening policy of this section, DEV1, sets out the aspects of development proposals, which will be taken into account in the determination of planning applications. Some of these are elaborated in subsequent policies. Other policies address more varied issues such as `Design and Crime' or the criteria against which specific types of development will be considered. Reference also needs to be made to other sections of this plan. For example, the issues of Conservation, Listed Buildings and the Green Belt are addressed in the Environment Chapter. Similarly, the City Council's policy toward proposals involving Residential Care Homes and Nursing Homes is expressed in the Social, Community and Education Chapter; the policy toward the Control of Food and Drink Premises is contained within the Retailing and Town Centres Chapter; Dwellings Sub-Divided into Self-Contained Flats or in Multiple Occupancy are referred to in the Housing Chapter; and Car Parking is dealt with in the Transport Chapter.
Development Criteria
Policy (Part II)
DEV1 - The City Council will, subject to appropriate consideration of the relevant policies/proposals contained within the plan, have regard to the following factors in determining applications for planning permission:
a. the location and nature of the proposed development, including its relationship to existing and proposed land uses
b. the size and density of the proposed development
c. the relationship to existing services and community facilities
d. the relationship to the road and public transport networks
e. the likely scale and type of traffic generation
f. the amount, design and layout of car parking provision
g. the arrangements for servicing and access to the proposed development including access for cyclists, pedestrians and those with impaired mobility
h. the potential level of air, water and other environmental pollution, including noise nuisance and vibration
i. the level of any risk or hazard to existing and proposed surrounding land uses
j. the relationship to any installation handling hazardous substances or to land which is contaminated or is likely to generate landfill gas
k. the layout and relationship of existing and proposed buildings
l. the effect on sunlight, daylight and privacy for neighbouring properties
m. the visual appearance of the development and its relationship to its surroundings
n. the landscaping and open space provision
o. the impact on existing trees on or adjacent to the development site
p. the impact on sites or features of archaeological importance
q. the impact on sites or features of ecological or geological importance
r. the programme, phasing and, where appropriate, the maintenance provision of the development and
s. any other material consideration
Reasoned Justification (Part II)
The criteria will not be applicable or of equal importance in every case. In some cases, either for a particular type of development or in a particular location, other criteria may need to be taken into account. Some of these are detailed in policies elsewhere within this plan.
In applying this policy the City Council will have regard to advice provided by other agencies and will not seek to duplicate matters regulated by other statutory codes, unless such matters are material in planning terms and serve to regulate the development and use of land in the public interest.
Good Design
Policy (Part II)
DEV2 - The City Council will not normally grant planning permission or listed building consent for new development, alterations or extensions, unless it is satisfied with the quality of design and the appearance of the development. The City Council will also require all such development to pay due regard to existing buildings and townscape and to the character of the surrounding area.
Reasoned Justification (Part II)
It is important to maintain the best of the City's townscape, whilst not stifling initiative and innovations in building design and materials. The City Council wishes to encourage the enhancement of the environment and high quality development which respects its surroundings.
The City Council will, in appropriate cases, encourage the provision of works of art, craft or decoration as part of new development proposals. In considering this possibility relevant factors will be the size of the development; the prominence of the site; and its accessibility to all members of the public.
Good design and art in the environment can restore a sense of place and local identity to public buildings and private commercial or residential developments.
Developers should consider setting aside a proportion of a development's budget for commissioning new works by artists and craftspeople. Examples of such work could include stained glass, sculpture, metalwork, murals, tiling and paved design or ornate fencing and lighting. The practice will also be applied to major projects and capital programmes implemented by the City Council.
Alterations/Extensions
Policy (Part II)
DEV3 - The City Council will require all applications for alterations or extensions of existing buildings to respect the general scale, style, proportion and materials of the original structure and to complement the general character of the surrounding area. They should also respect the amenities of neighbouring residents with regard to privacy, daylight, sunlight and outlook.
Reasoned Justification (Part II)
Inappropriate development can detract from the appearance of the surrounding area and can adversely affect the amenities enjoyed by neighbouring residents.
Design and Crime
Policy (Part II)
DEV4 - The City Council will encourage greater consideration of crime prevention and personal and property security in the design of new development and in the improvement of existing buildings and land. In particular, the City Council will have regard to:
a. the choice of external finishes and detailing of the building
b. the relationship of car parking to buildings, especially entrances, and to pedestrian circulation within the site
c. the provision of security features
d. the layout of hard and soft landscaped areas
e. the position and height of fencing and gates and
f. external lighting
Reasoned Justification (Part II)
This policy seeks to deter vandalism, theft and other criminal activity in the interests of personal and property security.
The application of this policy will not be at the expense of the City Council's commitment to encourage a high quality of development. In this respect, security features should not detract from a development's appearance.
Equality of Access
Policy (Part II)
DEV5 - The City Council will require that when a new building is proposed, or when planning permission is required for alterations, extensions or changes of use of an existing building, to which the public will have access, appropriate and reasonable measures will be incorporated to ensure that the land or buildings are accessible to everyone including those people with impaired mobility.
Reasoned Justification (Part II)
The City Council is concerned to ensure that the access needs for those groups whose mobility is impaired are recognised and taken into account in any new development. This is particularly relevant where the development will attract visiting members of the public.
These groups include the disabled, the visually handicapped, those with hearing difficulties, and people with prams. The policy should also be read in conjunction with policy T9.
Section 76 of the Town and Country Planning Act imposes a duty on the City Council to draw applicant's attention to their responsibilities under the legislation relating to disabled people, when granting permission for a wide range of buildings. These premises include:
a. those to which the public can be admitted (for example, offices, shops, railway premises)
b. educational buildings
c. places of employment
Developers are required under the relevant legislation to provide suitable means of access, toilet and parking facilities and appropriate sign posting to meet the needs of disabled people where this is both reasonable and practicable.
Development in Close Proximity to Hazardous Uses
Policy (Part II)
DEV6 - In considering applications for planning permission, the City Council will have regard to the proximity of the site to any installation handling hazardous substances (a notifiable installation) and/or a site where `Hazardous Substances Consent' has been granted.
In such circumstances, the City Council will have regard to the nature of the hazard and that of the proposed development, including its location, the type of development involved and its scale. The City Council will not normally grant planning permission where a significant and demonstrable increase in risk to residents, (including those in institutions or resident in hospitals), persons in workplaces or the general public, would result.
Reasoned Justification (Part II)
There are a number of installations located within and adjacent to Salford which handle hazardous substances. In some instances, installations are located unacceptably close to conflicting uses of land which include hospitals and residential areas. This situation has arisen out of historical accident rather than planned growth but the City Council considers it important to ensure that all new development in close proximity to such uses does not introduce undue risk to the well-being of residents, employees or the general public.
Development of Contaminated Land
Policy (Part II)
DEV7 - The City Council will only grant planning permission for development adjacent, or near to, any site which it has good reason to believe might be contaminated through the occurrence or deposit of toxic or decomposable material (including landfill gas or leachate) which could be an existing or potential hazard to the future users or occupiers of the site, if it can be clearly demonstrated that remedial measures can and will be taken to overcome that hazard.
In considering applications for planning permission where it is known or strongly suspected that the site is contaminated to an extent where it could adversely affect the proposed development, an investigation by the developer to identify any remedial measures required to deal with the hazards will normally be required before an application can be determined by the City Council.
In any other cases, where evidence suggests there is potentially only slight contamination, planning permission will normally be granted subject to conditions requiring that development should not commence until appropriate site investigations and assessments have been carried out and remedial measures incorporated, as necessary.
Reasoned Justification (Part II)
The presence of toxic materials on development sites can pose a health risk to potential site occupants or adjoining residents/businesses. In addition, the deposit of decomposable materials inevitably gives rise to the generation of landfill gas which may continue for many years after the site has closed. In some instances, ground settlement may also occur over a period of time. The City Council will ensure development on or in close proximity to such sites does not introduce undue risk to the well-being of residents, persons in workplaces or the general public.
In applying this policy the City Council will have regard to advice given by the Waste Regulation Authority, and other relevant bodies.
House Extensions
Policy (Part II)
DEV8 - The City Council will only grant planning permission for proposals relating to the extension of a dwelling, including its roof, where the following criteria can be satisfied:
i. the extension would not have an unacceptably adverse impact on the amenity of neighbouring residents by reason of overlooking, overshadowing, dominance, loss of privacy or light
ii. the extension would not have an unacceptably adverse impact on the character and appearance of the street scene
iii. the extension would not have an unacceptably adverse effect on the character of the dwelling, by reason of its siting, height, massing, design and appearance
iv. the extension would not have an unacceptably detrimental effect on the appearance and use of the site, including the provision of garden areas and car parking facilities.
Reasoned Justification (Part II)
Inappropriate extensions can cause detriment to the character and appearance of an area and the amenity of adjoining residents. Therefore in considering planning applications for extensions, particular attention will be paid to the appearance of the development and its relationship to its surroundings, and its impact on the amenity enjoyed by the occupiers of neighbouring properties.
The City Council will produce guidance which will supplement and be consistent with the criteria of this policy, in order to assist those preparing applications for domestic extensions.
This will constitute Supplementary Planning Guidance, the status of which is explained in paragraph 1.5 of the Written Statement.
Ellesmere Park Development Control Policy
Policy (Part II)
DEV9 - The City Council will, in its determination of planning applications for development in Ellesmere Park, only grant planning permission, where the following criteria have been satisfied:
i. the development would maintain the predominantly residential character of the area
ii. in the case of the sub-division of Victorian style dwellings into more than one residential unit, the development represents an appropriate conversion having regard to the size, nature and condition of the property, and the standard of accommodation provided
iii. in the case of the redevelopment of existing properties, it can be demonstrated that the existing property cannot be retained and converted economically for an acceptable alternative use appropriate to the residential character of the area
iv. in the case of residential development, due regard has been had to matters of siting, design, and height of buildings, facing materials, provision of car parking, the protection of trees, the provision of landscaping and access requirements and
v. the proposals would not result in the redevelopment in isolation, of one half of the site of a pair of semi-detached dwellings
In addition, the City Council in its consideration of new residential development in the Victorian core of Ellesmere Park would normally expect such development to be in the form of flats. Exceptions to this may be made where applications for conventional housing reflect the principles contained in the Ellesmere Park Development Control Design Guide which comprises Supplementary Planning Guidance. Conversely outside the Victorian core, unless the nature of a particular site and its surroundings dictate otherwise, the City Council would normally expect new residential development to be in the form of two storey houses.
Reasoned Justification (Part II)
The Ellesmere Park area covers approximately 44ha (110 acres) and contains over 450 properties approximately a third of which are of Victorian origin, comprising large 2/3 storey detached and semi-detached residences, usually standing in extensive grounds.
i) The area exhibits a predominantly residential character which the City Council recognises should be maintained, through the development control policies which it adopts and the decisions made in response to planning applications for non-conforming uses. Nevertheless, the City Council also recognises that because of their size and character, the continued existence of the larger properties within the area, is threatened. Rather than see the possible demolition of such properties and redevelopment for smaller housing units more appropriate to present day needs, the City Council wishes to encourage, as a priority, the retention of such buildings. In certain instances, such buildings can be retained and given a viable future if used for institutional type uses compatible with the residential character of the area (e.g.. elderly persons homes, hostels, private schools or possibly residential staff training centres).
ii) This policy reflects the City Council's fundamental aim of facilitating the retention of existing properties wherever possible by providing the opportunity for their conversion to smaller, more economically and easily managed residential units.
iii) This reflects the City Council's fundamental desire to encourage the retention of existing properties wherever possible. Applicants will be required to indicate why the building cannot be retained and that its conversion for an alternative acceptable use is not practicable either physically or economically.
iv) The City Council considers it is essential where new development takes place, that the character and quality of the established residential environment is maintained and enhanced wherever possible. If this aim is to be achieved, strict design control over and above that normally imposed is necessary to ensure that the proportion and detailing of new development, and its relationship to adjacent development, reflects this inherent character and quality. To this end the City Council has produced the Ellesmere Park Development Control Design Guide which highlights the aspects of design that the City Council considers to be important in protecting the primarily residential character of the area. The Design Guide originally formed an appendix to the City Council's Ellesmere Park Development Control Policy Note, which also reproduced land use policies for the area derived from the Monton, Claremont and Seedley Local Plan (policy A9). The land use policies contained within the Ellesmere Park Development Control Policy Note and the Monton Claremont and Seedley Local Plan are now superseded by the Unitary Development Plan. The Design Guide policies are considered to be inappropriate for inclusion within the UDP as they are not essentially land use policies and are somewhat detailed in nature. However, the Design Guide will constitute Supplementary Planning Guidance to the UDP, the status of which is explained in paragraph 1.5 of the Written Statement. The Design Guide will, as necessary, be updated and reviewed and will supplement, and be consistent with, the criteria of this policy.
v) The need for this policy arises because within the area there are a number of Victorian semi-detached houses as well as two terraces each of three houses. These houses have relatively narrow frontages but the single block created by the individual houses gives the property its traditional Victorian scale and character. Problems may therefore be encountered with proposals to demolish one part of the building only and redevelop that part of the site. Clearly in these situations it is particularly important that the effect of the new development on the retained houses is carefully assessed.
By virtue of the limited plot width in these situations, very often development will not achieve the required distances between the building and side boundaries as specified in the Ellesmere Development Control Policy Design Guide. Moreover, the remaining truncated dwelling(s) will not only have to be made structurally safe and weatherproof, but will often lose their former balance or symmetry of design.
In some instances, where the above cannot be achieved, certain plots may be of sufficient size to allow each individual unit of the block to be developed in an acceptable manner in accordance with the principles established in the Ellesmere Park Development Control Design Guide. In these circumstances permission is only likely to be granted where the City Council is satisfied that the relationship of the retained units to the new development is visually acceptable and where the retained unit does not appear unbalanced in elevation.
The Victorian core at present includes the following properties and their respective curtilages:
- Westminster Road (Nos 7 - 25 odds 2 - 22 evens including 9A, 12A, 12B and 19A)
- Sandwich Road (Nos 6 - 28 evens 5 - 21 odds including 9A)
- Rutland Road (Nos 1 - 11 odds)
- Ellesmere Road (Nos 1 - 15 odds 2 - 22 evens)
The City Council believes that flatted development of at least three storeys provides the best opportunity to retain the massing, scale and proportions of existing development which gives the area its individual character. Moreover, such development should allow the maximum number of trees to be retained and avoid the need to extensively remove boundary enclosures. Notwithstanding the policy, the City Council will consider all proposals on their merits and does not discount that alternative solutions relating to conventional housing, which reflects the principles contained within the Ellesmere Development Control Design Guide, may be acceptable.
Outside the "Victorian Core" redevelopment and infill development has been quite widespread and usually in the form of conventional two store housing. In this area, the City Council consider that flatted development will often be out of character with neighbouring properties and the area in general.
The policy will also serve to counter the necessary emphasis which has been placed upon flatted development inside the "Victorian Core" and ensure a reasonable variety or balance of types of residential accommodation within the area.
Broughton Park Development Control Policy
Policy (Part II)
DEV10 - The City Council will, in its determination of planning applications for development in Broughton Park, only grant planning permission, where the following criteria, have been satisfied.
i. the development would maintain the predominantly residential character of the area
ii. in the case of the sub-division of large Victorian style dwellings into more than one residential unit, the development represents an appropriate conversion having regard to the size, nature and condition of the property and the standard of the accommodation provided
iii. in the case of the redevelopment of existing properties, it can be demonstrated that the existing property cannot be retained and converted economically for an acceptable alternative use appropriate to the residential character of the area
iv. in the case of residential development, due regard has been had to matters of siting, design and height of buildings, facing materials, provision of car parking, the protection of trees, the provision of landscaping and access requirements and
v. the proposal would not result in the redevelopment in isolation, of one half of a pair of semi-detached dwellings
Reasoned Justification (Part II)
The Broughton Park area covers approximately 117ha (289 acres) and contains over 1,200 properties many of which are large Victorian properties standing within extensive gardens.
i) The Broughton Park area is essentially residential in character and the City Council considers it important that non-residential uses should not be permitted, particularly where such uses would have an adverse effect on existing residential property. However, other uses allied to the residential area (such as schools, day nurseries, nursing homes or places of worship) will be considered, especially in those properties which are too large for use as private dwelling houses
ii) The City Council is aware that there has been a considerable loss of large Victorian properties within the area during the last ten years. The retention of such properties is essential if the character of the area is not to be lost and at the same time an opportunity is to be given to owners to make it economic to retain such property. Conversion into smaller units may be an acceptable solution. When permission is granted for the conversion of property the City Council will require that certain standards are met. These will relate to the provision of self-contained accommodation where possible, the provision of adequate car parking on the basis of not less than one space per unit and the provision of adequate refuse disposal facilities.
iii) The City Council is concerned that older property should be retained where it enhances the character of the area. Potential developers will be required to clearly show that it is not possible to retain a building by reason of cost or structural stability before a redevelopment scheme will be considered sympathetically.
iv) Broughton Park exhibits certain design characteristics which give the area a sense of identity. In order to ensure that new development respects the proportions, modelling and detailing of existing buildings, the City Council has produced the Broughton Park Development Control Design Guide, which highlights the aspects of design the City Council considers important in protecting the residential character of the area. The Design Guide can be found in an appendix to the Kersal and Pendleton Local Plan. The Local Plan is now superseded by the Unitary Development Plan. The Design Guide policies are considered to be inappropriate for inclusion within the UDP as they are not essentially land use policies and are somewhat detailed in nature. However, the Design Guide will constitute Supplementary Planning Guidance, the status of which is explained in paragraph 1.5 of the Written Statement. The Design Guide will as necessary be updated and reviewed and will supplement and be consistent with the criteria of this policy.
v) There have been a number of cases where one half of a pair of semi-detached properties have been demolished and the resulting `detached property' often presents an unbalanced and discordant feature in the street scene. It is essential that the City Council should discourage this and permission will only be granted in cases where a satisfactory design relationship can be achieved between old and new development and where the remaining structure has reasonably balanced proportions and a visually acceptable appearance.
Development and Flood Risk
Policy (Part II)
DEV11 - The City Council will not normally grant planning permission for development where, following consultation with the National Rivers Authority, it is considered to be at risk from flooding and/or be likely to increase the risk of flooding elsewhere. Development in such cases may only be permitted where appropriate flood risk protection and/or mitigation measures are provided by the developer to the satisfaction of the Local Planning Authority, in consultation with the National Rivers Authority.
Reasoned Justification (Part II)
Development can have significant implications for flood risk, and guidance on the protection of the floodplain is contained in Circular 30/92 "Development and Flood Risk". Within the floodplain, development may itself be liable to flooding and may increase the risk of flooding elsewhere by reducing capacity of the flood plain and/or by increasing water run-off. At sites thought to be at risk from flooding but for which flood risk information is not available, the developer will normally be required to evaluate the extent of the risk and implement the necessary agreed measures.
NEXT: Implementation and Resources
This page was last updated on 4 October 2009
