Committee Report Template - Manchester City Council

Manchester City Council Section 2 List No. 2 Planning and Highways

Application Number 088332/VO/2008/N1

Date of Appln 18th Nov 2008

Committee Date

Ward Cheetham Ward

Proposal CITY COUNCIL DEVELOPMENT Erection of a three storey

secondary school building with vehicular access from Silchester Drive and associated playing pitches, landscaping, sports hall, car parking bus drop off facility and boundary treatments

Location Land At Queens Road/Rochdale Road , Harpurhey, Manchester, M8 8UQ, ,

Applicant Mr John Edwards, C/o Agent, Agent Ellis Williams Architects Wellfield, Chester Road, Preston Brook,

Runcorn, Cheshire, WA7 3BA Description The application site relates to two parcels of land. The main site is bounded by Rochdale Road to the west, Queen’s Road to the south, a housing estate to the north and Moston Brook to the east, to the northeast the site has a small frontage to Lathbury Road. The second part of the site is set within a wider area of open space and is bound by Lathbury Road to the south, Carisbrook Street to the West, and is set back approximately 40 metres from Monsall Road to the North. The line of the eastern boundary of this parcel of land runs parallel to Carisbrook Street.

Historical information supporting the application indicates that the site has previously accommodated housing and a dye works although by the 1970’s the site was clear and remains vacant open space. The surrounding uses are predominantly residential, with an area of newer residential development located to the south of the main site. To the west of the main site and on the opposite side of Rochdale Road is Queens Park a major recreational open space which serves the surrounding area. There are significant changes in levels across the site, which generally slopes down in a south or southeast direction. The northern area of the site, above Lathbury Road slopes down from Monsall Road by approximately 8.5 metres towards Lathbury Road. The main site falls from its north and north east corners down towards Queens Road and Silchester Drive. This part of the site is bounded to the southeast by dense trees and shrubs, which occupy the top and side of a steep bank down to Moston Brook which lies outside the site boundary. This application relates to the development of a new secondary school, which will involve the erection of a 3 storey building to form a 1200 place secondary school together with a 120 strong Post-16 element combining to give a total capacity of 1320 students, including a sports hall, and associated open space, sports pitches, landscaping, car parking and bus drop off facility and boundary treatment. The new school is to be known as the Manchester Communication


Academy and is being progressed under the Manchester Building Schools for the Future: Academies Education Programme. The main school building is to be located fronting Rochdale Road and Queens Road with the main entrance plaza of the school fronting onto the junction between Queens Road and Rochdale Road. Pedestrian access to the school site will be via the main entrance but the proposal also incorporates a combined foot and cycleway linking the main school building through to Lathbury Road and the schools playing pitches. The proposal will create a new vehicular access and dedicated internal Bus drop off point off Silchester Drive. The proposal incorporates a total of 101 car parking spaces of which 12 are accessible and 164 dedicated onsite cycle parking spaces. This application also involves the laying out of formal sports pitches on that part of the site to the north and east of Lathbury to incorporate 3 multi use games areas, 1 all weather pitch and 3 grass pitches of varying size. A further multi use games area is to be provided to the north of the main school building. The application has been advertised as a major development and also as a departure application due to the proposed site being allocated for business/commercial uses and recreational open space within the adopted Unitary Development Plan for the City of Manchester. Consultations Local neighbours have been notified of the proposal, 1 representation of support has been received, no objections have been received. Chief Executive's Landscape Practice Group - Comments relate to the need for further tree survey work and the potential for additional tree planting on the site. Would like to see a landscape management plan after 10 and 15 years to ensure the successful establishment of proposed native woodland planting. Further survey work has been received from the applicant any comments will be reported to committee. Environmental Health - Recommend conditions be attached to any approval relating to: outdoor pitch hours, delivery hours and fume extraction. Contaminated Land Section - Recommend a condition relating to contaminated land be attached to any approval. Environment & Operations (Trees) - The proposed planting is considered to be varied and interesting from an arboriculture perspective however it is felt that a more generous tree planting proposal should be considered given the loss of habitat in this area. Head of Engineering – Highway Services have been involved in detailed discussions with the BSF Team regarding the transport infrastructure required to facilitate this new Academy. Amongst proposals identified, were the provision of an on-site bus drop-off area, car park and servicing access located off Silchester Drive, a new access off Lathbury Rd to facilitate the new sports area and various pedestrian accesses to the site.


The existing traffic calming and 20mph scheme along Lathbury Rd located north east of the new Academy, will be extended as part of a Safer Routes To School (SRTS) scheme and will include a new crossing facility to serve the pedestrian crossing point from the school to the sports pitches. In addition to this, the junction of Silchester Drive and Queens Rd will be assessed and provision made to assist pedestrians and cyclists across the junction. Currently, a new two-way cycle path is being constructed along the Academy frontage which will form part of a national route (Route 60) which connects Sportcity with north Manchester and beyond. This is an important link that not only ensures the continuity of this national route but will provide the school with decent cycling facilities with hope that it will promote cycling to school. This is due for completion by April this year. As part of the existing Monsall NRSI Local Safety scheme, a central island was implemented on Lathbury Rd which is located directly opposite the proposed vehicular access to the sport pitch area. This island was implemented as a result of road traffic accidents at the location and it is therefore important that this is maintained in its present place. It is therefore requested that further information be provided indicating exactly how this access is to function including availability of space within the site to enable vehicles to manoeuvre so that they leave in a forward gear and without effecting the central island. A response to these points will be reported to Committee. Environment Agency - No objection although they recommend conditions be attached to any approval relating to flood risk, landscape management plan and japanese knotweed removal. GMPTE - Comments relating to entry and exit gradients to allow bus manoeuvres. Recommend that this application include a framework School Travel Plan and that on opening of the school a Travel Plan should be developed and implemented. A condition requesting the production of a Travel Plan is to be attached to approval. Greater Manchester Police - Recommend that a Secure by Design Condition is attached to any approval. Crime Reduction Officer - Comments relating to provision of a comprehensive CCTV and alarm system, additional security measures including roller shutters and lighting. It is considered appropriate to attach a condition to approval relating to the need for the development to achieve Secure By Design accreditation to address these points. United Utilities - No objection. Sport England (NW Region) - No objections. They recognise that the proposal will result in significant investment in new sports facilities and recommend the use of conditions to ensure formal arrangements for community access are made. Greater Manchester Ecology Unit - No objections to the proposal but recommend conditions are attached relating to: no clearance of vegetation


should take place between March and July; trees should be inspected prior to removal for the potential to support bat roosts; requirement for a more detailed Japanese Knotweed removal method statement. The Ramblers Association - No objection if the intention is not to close footpath 231. Policy Environmental Assessment 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 concluded that an Environmental Assessment was not required in this instance. National Policy PPS1 PPS1 sets out the overarching planning policies on the delivery of sustainable development through the planning system. Planning should facilitate and promote sustainable and inclusive patterns of urban and rural development. The statement indicates that regeneration of the built environment alone cannot deal with poverty, inequality and social exclusion and that these issues can only be addressed through better integration of all strategies and programmes, partnership working and effective community involvement. High quality and inclusive design should be the aim of all those involved in the development process. High quality and inclusive design should create well-mixed and integrated developments which avoid segregation and have well-planned public spaces that bring people together and provide opportunities for physical activity and recreation. It means ensuring a place will function well and add to the overall character and quality of the area, not just for the short term but over the lifetime of the development. The proposed development accords with the principles of PPS1. Draft PPS4 (2007) The purpose of this statement will be to put in place a national planning policy framework for economic development at regional, sub-regional and local levels for both urban and rural areas. Draft PPS4 does not provide any advice on dealing with applications on allocated employment sites for other proposed uses. However, it does state that there is “a limit to the extent local planning authorities can predict the future of their local economies and so a flexible approach to the supply and use of land will be important”.


In providing advice on developing new development plans it suggests the need to “Ensure that site allocations for economic development do not simply carry forward existing allocations, particularly if they are for single or restrictive or single uses. If there is no reasonable prospect of a site being used for economic development during the plan period, the employment allocation should not be proposed or retained, and wider employment uses or alternative uses, such as housing, should be actively considered”. PPG 17 - Planning for open space, sport and recreation PPG17 sets out that Open spaces, sport and recreation all underpin people's quality of life and that well designed and implemented planning policies for open space, sport and recreation are fundamental to delivering broader Government objectives. PPG 17 states that existing open space, sports and recreational buildings and land should not be built on unless an assessment has been undertaken which has clearly shown the open space or the buildings and land to be surplus to requirements. Where land is not surplus to requirements but a qualitative gain might be made by the giving of alternative equally accessible open space, development may be permitted. In considering planning applications – either within or adjoining open space – local authorities should weight any benefits being offered to the community against the loss of open space that will occur. Circular 07/99: The Town and Country Planning (Development Plans and Consultation) (Departures) Directions 1999 This circular sets out the criteria which means in this case the application would need to be referred to the Secretary of State for the reason that the application does not accord with site allocation policies within the adopted Unitary Development Plan. Regional Spatial Strategy for the North West to 2021 Policy DP 1 - Spatial Principles Other regional, sub-regional and local plans and strategies and all individual proposals, schemes and investment decisions should adhere to these principles. All may be applicable to development management in particular circumstances:

- promote sustainable communities; - promote sustainable economic development; - make the best use of existing resources and infrastructure; - manage travel demand, reduce the need to travel, and increase

accessibility; - marry opportunity and need; - promote environmental quality; - mainstreaming rural issues; - reduce emissions and adapt to climate change.


Policy DP 2 - Promote Sustainable Communities

- Building sustainable communities – places where people want to live and work - 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.

Policy W 4 - Release of Allocated Employment Land Outside of a comprehensive review of commitments when considering proposals and schemes there should be a presumption against the release of allocated employment sites for other uses. Sites should not be released where they provide, or have the potential to provide, an important contribution to the economy of the local area. If Local Authorities are minded to release sites they should be satisfied, before so doing, that:

– an appropriate supply of sites is available for employment uses. The de-allocation or re-allocation of a site should not result in a deficient supply of employment land, in either quantitative or qualitative terms, matched against the demand and supply requirements of the local economy;

– if required, there are replacement sites available, of equal or better quality, or that alternative means of incorporating employment land needs have been identified. This might mean considering mixed-use developments, greater intensity of land use or the availability of sites in adjacent authorities.

In both cases the policy states that consideration should be given to the implications of releasing employment land in relation to the spatial principles of the RSS, and in particular the promotion of social and economic inclusion, sustainable travel choices and access to services, particularly within Housing Market Renewal Areas and rural areas. Policy L 1 - Health, Sport, Recreation, Cultural and Education Services Provision Plans, strategies, proposals and schemes (including those of education, training and health service providers) should ensure that there is provision for all members of the community (including older people, disabled people and the black & minority ethnic population) for:

– the full spectrum of education, training and skills provision, ranging from childcare and pre-school facilities, through schools, to further and higher education and to continuing education facilities and work-related training;

– health facilities ranging from hospitals down to locally based community - health facilities; and

– sport, recreation and cultural facilities. In doing so they must take account of the views of the local community (including service users) and carry out an assessment of demographic, sporting, recreational, cultural, educational, skills & training and health needs in local communities. Furthermore, they should ensure that accessibility by public


transport, walking and cycling is a central consideration. Particular attention should be given to improving access to and addressing spatial disparities in service and facilities provision, in areas which have the greatest needs (in terms of poverty, deprivation, health and education inequalities, rural service provision), or where communities or the local economy are poorly served. Proposals and schemes, for all major developments and regeneration schemes, and especially for housing, employment or mixed uses, should ensure appropriate health, cultural, recreational, sport, education and training provision from the outset including for example Children’s Centres and SureStart Initiatives. Unitary Development Plan for the City of Manchester The application site is located within the Harpurhey, Lightbowne and Collyhurst area of the adopted Unitary Development Plan (UDP). There are a number of strategic policies set out in Part 1 and site specific policies set out in Part 2 of the UDP relevant to the application. In terms of strategic policies these are: Policy H2.2 sets out that the Council will not allow development, which will have an unacceptable impact on residential areas. It sets out those matters to be considered in coming to such decisions which include: scale and appearance of the development and its impact in terms of noise, vibration, traffic generation, road safety and air pollution. Policy E1.5 sets out that the Council will encourage high standards of energy efficiency in new development. Policy E2.4 sets out that the Council will ensure that the effects upon wildlife are taken fully into account when considering development proposals and that the Council will also encourage developers to create new features, which will sustain wildlife. Policy E3.3 sets out that the Council will upgrade the appearance of the City’s major radial and orbital roads and rail routes. This will include encouraging new development of the highest quality. Policy E3.4 sets out that a network of safe and attractive major linear recreational open spaces by linking and making better use of river valleys. Policy E3.5 of the UDP indicates that the Council will promote measures that lead to a safer environment for all people including:

- Ensuring that the layout of new development is designed with safety in mind.

- Designing landscaping schemes so as to minimise the risk of attack. - That community facilities are located where they are easy and safe to

get to. - Providing safe places for children to play. - Improving road safety.


Policy L1.1 of the UDP states that the Council will work with other organisations to facilitate the provision of a range of high quality multi-purpose indoor sporting facilities, which meet the needs of all people in the city. Policy L1.2 of the UDP states that existing outdoor sporting facilities will be protected from development unless appropriate replacement facilities can be provided in advance. Opportunities will be taken to improve the range and quality of facilities. Policy T2.6 of the UDP expects that adequate parking provision is made for disabled people so that they can get easy access both to existing and new facilities. Policy T3.7 of the UDP indicates that the Council will encourage adequate provision of secure cycle parking facilities at various facilities including educational establishments. Policy T3.9 sets out the broad road user hierarchy used in assessing schemes which promotes the needs and movements of pedestrians, cyclists and public transport in that order above general traffic. The specific area policies (Area 3 Harpurhey, Lightbowne and Collyhurst) relevant to this application are: Policy HC3 relates to the Council only permitting designs and uses appropriate to the important strategic Rochdale Road radial route and that further landscaping opportunities are sought in association with new development proposals. Policy HC11a) allocates the Queens Road/Rochdale Road part of the application site for commercial/business uses as part of the Monsall Urban Renewal Area. Policy HC14a) states that the Council will maintain and enhance the line of Moston Brook as a recreational open space in order to enhance the environment of adjoining local residents and the recreational and ecological value of the valley. North Manchester Strategic Regeneration Framework (2003) The North Manchester Strategic Framework key objectives are:

– The strengthening of existing communities – Strengthening North Manchester’s role as a residential area

The Framework identifies the need to evaluate whether a new secondary school is required in North Manchester in a more central or southerly location to relate with anticipated areas of new housing development. The framework suggests a new secondary school should serve north and east Manchester as well as potential demand from the City Centre and locations to both the east and west of Rochdale Road. Harpurhey and Lightbowne Local Plan


The Local Plan is anticipated to provide the context for the transformation of Harpurhey by providing long term (10-15 years) holistic regeneration strategies addressing the physical, social and economic needs of the areas.

The vision of the Harpurhey/Lightbowne Local Plan is;

'Harpurhey/Lightbowne will be an attractive, stable, successful and diverse residential area of choice - meeting the aspirations of existing families and of new residents who may wish to make the area their home.

Under the education heading the Local Plan sets out the need to increase aspiration and educational attainment by creating a step change in the educational offer, helping to meet the demand for quality facilities and services for children, young people, with the potential to accommodate adult learning and family support to local residents. The plan sates that this will be achieved by delivering a new secondary school at the junction of Queen's Road and Rochdale Road. Guide to Development 2 Supplementary Planning Document (adopted April 2007) The Guide to Development provides guidance to developers so that proposals help to develop and enhance an environment within Manchester that is visually attractive, has a unique and positive sense of place and which properly caters for the functions, which it accommodates both now and in the future. Paragraph 2.3 of the Guide sets out the need to ensure a high quality environment is created by buildings which reflect their purpose and respect the place in which they are located. Paragraph 2.11 states “The design of public buildings should contribute to and enhance the quality of the environment, rather than simply responding to funding or contractual requirements. They should be a source of pride and inspiration, and should help to reinforce the sense of place and character in the neighbourhoods within which they are located. This requirement will be built into the development briefs for public facilities within the City”. Paragraph 2.12 indicates it is important to achieve an adequate level of enclosure if streets and open spaces are to provide a sense of place and help people feel comfortable and safe. Buildings should present their main face and pedestrian entrance to the adjacent main street, to contribute to its vitality and interest. Windows and entrances should ensure that the street is overlooked to promote informal surveillance. Large areas of car parking and servicing should be situated to the rear, side of, or beneath the building, with clear safe accessible footways leading to the main door. Paragraph 2.49 details that new development will be expected to meet designing out crime principles. Whilst architecture and design can make a significant contribution to a sense of security, one of the most effective measures for community safety and crime prevention is the creation of lively environments, in use at different times of the day and night.


Issues Choice of location for the new Academy The North Manchester Strategic Regeneration Framework identifies the need for a new secondary school in a more central or southerly location to relate with anticipated areas of new housing development. The framework suggests a new secondary school should serve north and east Manchester as well as potential demand from the City Centre and locations to both the east and west of Rochdale Road. The SRF identifies the junction of Rochdale Road and Queens Road as a gateway area and specifically the application site for a potential secondary school. Following the publication of the North Manchester SRF, the Harpurhey and Lightbowne Local Plan was approved in 2006 and again identifies the junction of Queen's Road and Rochdale Road as the location for delivering a new secondary school. Both documents were subject to significant public involvement and consultation throughout their development. The applicant has also undertaken specific consultation with the local community on the proposed Academy involving Exhibitions between 29th September 2008 and 13th October and drop-in question and answer sessions during the same period. Open space The two parcels of land that will form the proposed new school and outdoor spaces are both currently vacant areas of land that are accessible and used by members of the public either as informal footpaths or for activities such as dog walking. A definitive footpath bisects the northern school site where the proposed outdoor pitches are located, whilst a number of other informal footpaths cross the sites. It is therefore considered appropriate to consider the sites as areas of Open space requiring assessment against national guidance contained in PPG17 in order to ascertain the appropriateness of the proposals. The applicant has provided some information in relation to the loss of Open space, which has been supplemented by information relating to work currently being finalised on the City’s Strategic Open space, Sport and Recreation study. PPG17 states that existing open space, sports and recreational buildings and land should not be built on unless an assessment has been undertaken which has clearly shown the open space or the buildings and land to be surplus to requirements. The guidance also suggests that developers will need to consult the local community and demonstrate that their proposals are widely supported by them. In line with national best practice and guidance the Planning Service commissioned a ‘Strategic Open space, Sport and Recreation study’ in January 2007 to support the development of the Core Strategy development plan document being prepared under the 2004 Planning and Compulsory Purchase Act. Whilst the study will not be reported until April 2009, an essential element of the study is an audit of existing open space, together with an assessment of local needs through extensive local consultation, which have been undertaken. The results of that audit identified the application site as an area of natural/ semi


natural open space. Across the North Manchester area the study is indicating a relatively large amount of natural and semi natural open space with the proposed local standard revealing a surplus in provision of this type of open space. Further analysis of the study’s audit maps show that natural and semi natural open spaces are comparatively well distributed throughout the area, with some exceptions. There are several other natural and semi natural open space areas in close proximity to this site at Queens Park, adjacent to the River Irk, adjacent to Rochdale Rd north and immediately to the south of the Academy site. The study currently indicates that the key issue for North Manchester will be predominately about delivering improvements to the quality of existing open spaces, sport and recreation facilities. The supporting information submitted alongside the application indicates that the Academies programme is expected to make a positive contribution to the transformation of Manchester’s communities. One of the elements that the Academy is expected to deliver is that both indoor and outdoor sports facilities will be available for community use including local sports clubs outside of the normal school day. The proposed school incorporates significant provision of both indoor and outdoor sports facilities and pitches including:

- 4 Multi-use games areas (approximately 19 metres x 32 metres), - an all weather pitch (40 metres x 87 metres), - 4 grass pitches: two of these measuring 26 metres by 42 metres, one

measuring 43 metres by 87 metres and the other 40 metres by 66 metres.

- An indoor sports hall and associated changing rooms. A definitive footpath (F231) is located through the northern part of the application site linking Lathbury Road with Monsall Road. The applicant has confirmed in writing that the intention is to keep this footpath open through the proposed sports pitches to ensure wider access to other existing and improved recreational walking routes. The provision of the sports pitches and additional landscaping along with the footpath continuing through are considered to accord with policy HC14a) of the adopted Unitary Development Plan. Any other non-definite footpath will be stopped or diverted in order to enable the proposed development to be carried out. Information relating to the City Councils assessment of open space in Manchester and its initial conclusions indicate that the loss of Open space as a result of the proposed new school is consistent with the study’s assessment and conclusions for this area of Manchester. Furthermore, the provision of improved indoor and outdoor sports’ facilities as part of the proposed new school alongside wider community access to these, will address any identified deficiency in North Manchester. It is therefore considered that the loss of open space is acceptable in this instance on the basis that the audited Open space typology (natural/semi-natural open space) is in overall surplus in this area of Manchester; and, the provision of formal outdoor sports pitch provision will address an identified


deficiency in the wider area and is, therefore, consistent with national policy advice contained in PPG 17. Loss of Employment land The main proposed school building is located on land allocated within the statutory development plan for ‘commercial/business’ uses as part of the Monsall Urban Renewal Area (policy HC11 a). Subsequent revisions to the Unitary Development Plan have removed the Monsall Urban Renewal Area but have retained the site allocation for commercial/business uses. Since the site was allocated for development in the Unitary Development Plan (UDP) in 1995 a number of alterations have been subsequently made to reflect the ongoing regeneration initiatives throughout the City. The most significant alterations to the UDP were through revisions to the East Manchester section of the plan (Area 4) formally adopted in 2003 after a public inquiry. These alterations identified a significant area of East Manchester as Central Business Park on the site of the former Monsall Hospital / Moston Brook High School and cement works. This strategic employment area also includes land within the North Manchester regeneration area and illustrates how priorities particularly for employment sites have changed since the UDP was adopted in 1995. Central Business Park lies less than 1 mile from the site of the proposed Academy and is identified by the Northwest Development Agency in its 2006 Regional Economic Strategy as a strategic regional site. It is considered that there is an appropriate supply of sites available for employment uses of sufficient quality and quantity within close vicinity to the application site. The loss of employment land will not result in a deficiency of supply as a result of the proposed development. The new Academy will enhance access to education and sports facilities by the local community and is integral to the delivery and implementation of the regeneration framework for North Manchester and the Harpurhey and Lightbowne local plan. The loss of employment land in this instance is therefore considered to accord with the provisions within W4 of the Regional Spatial Strategy for the North West. Design Rochdale Road represents an important gateway to North Manchester. According to the Harpurhey and Lightbowne Local Plan, this gateway should be developed and strengthened to provide people entering the area with a clear sense of place, seeking to reflect the area’s identity. The location of the main building for the new school will give an important urban presence to the Rochdale Road street frontage, with a focal point at the corner with Queen’s Road and creating an urban landmark that, with its height, will give the definition, scale and enclosure to this important gateway. The front facades of the proposed school are three storeys high, the same number of storeys to buildings on the opposite sides of Rochdale Road and Silchester Drive. The materials to be used are of traditional brick and cladding system with an irregular window arrangement. The Rochdale Rd elevation incorporates


horizontal colour bands to express movement of this main radial route connecting with the city centre. The arrangement of the school creates an internal courtyard providing a space for outdoor social and learning insulated from the major roads and activity outside of the school building. In the Courtyard elevations, the feature colour bands have been turned vertically to create an atmosphere of calm and containment. An open ‘C’ three - storey ‘core’ building embraces the courtyard, defining three sides of it. The fourth (eastern) side of the courtyard is defined by a two - storey building that is placed in a way that leaves two openings looking out of the courtyard. The smaller gap at the south end is the connection between the visitor’s car park with the courtyard. The larger opening on the north side articulates the courtyard with the playing fields beyond. The ‘core’ building houses the main teaching accommodation, dining and community rooms, while the two storey building contains the sports hall and post 16 teaching accommodation. The supporting information confirms that the Rochdale Road/Queens Road corner of the school offers the potential of a blank canvas where the school can ‘communicate’ with the wider community as well as the potential of students or public art works. Residential Impact The proposed development is considered acceptable in terms of residential amenity, the main school building has been sited and designed so as to minimise any potential impact, whilst landscaping will further minimise any impact on adjacent and surrounding residential properties. The proposed new vehicular access points from Silchester Drive are not considered to give rise to unacceptable impacts in terms of noise or road safety. Regeneration Impact The Manchester Communication Academy is at the heart of the North Manchester Regeneration Strategic Regeneration Framework. The vision for the North Manchester Regeneration area is to create sustainable communities and neighbourhoods in which people choose to live, bring up their children and work. Within North Manchester, the Local Plan for Harpurhey and Lightbowne clearly identifies the need to make provision in land use terms for a new secondary school to serve the expanded population, identifying a possible location at the southern end of the Central Harpurhey neighbourhood. High quality education facilities are essential to attracting more diverse population, regenerating the area and creating a sustainable community. The provision of a new school is integral to the delivery of both the North Manchester Strategic Regeneration Framework and the Harpurhey and Lightbowne local plan key objectives and aims. It will improve access by the local community to education and sports facilities which were previously absent or only accessible by traveling out of the immediate locality. The new school


increases access to post 16 education and can contribute to the key aims of raising attainment levels, modernising educational infrastructure and improving community and lifelong learning. The new high school will also besupported by and support the local primary schools. Access The application site benefits from good bus links into and from Manchester City Centre and the surrounding areas therefore it is anticipated that the need for a school bus service may be minimal. The Strategic Regeneration Framework for North Manchester supports the existing Quality Bus Corridors and the proposals to increase the level of service along Rochdale Road and Oldham Road, which will further improve accessibility to the site. The framework also highlights the need to create two new stops for the Metrolink at Central Business Park and Queen’s Road to support and increase accessibility to this area and encourages inward investment. Pedestrian access for pupils, staff and public to the Academy are to be provided mainly from the Rochdale Road frontage, at the corner with Queen’s Road, therefore creating a vibrant urban corner. The proposed development has been laid out to separate pedestrian and vehicular movement on the site. Other pedestrian access to the main school building and sports pitches will be accessed via a combined foot and cycle path linking to Lathbury Road. Dedicated cycle parking spaces are integral to the main school building and will provide 164 spaces. The proposal also incorporates provision for on-site staff and visitor parking and allow for delivery vehicles to safely manoeuvre off the main highway. The visitors parking area will become the main parking area for the ‘out-of-hours’ community use facilities such as the sports hall and sports pitches. Vehicular access and exit (servicing and parking) will be from Silchester Drive utilising the existing road network. A new bus drop off zone is to be created from Silchester Drive allowing pupils to be dropped off near to the pedestrian entrance corner of the Academy building. . Disabled Access The proposed school has been designed to accord with the requirements of national legislation and the City Council’s Design For Access 2 document. Secure by design The proposed new school and its design have been subject to discussions with Greater Manchester Police Architectural Liaison Officers who are satisfied with the design, subject to the attachment of an appropriate condition to approval. Tree loss The scheme will result in the loss of a number of trees on site, whilst the proposed landscaping scheme incorporates additional planting it is considered that further details and proposals on a suitable replacement scheme are


required. A condition is to be attached to approval requesting the submission of further details of a tree replacement scheme. Sustainability The application is accompanied by a number of supporting documents outlining the measures to be incorporated into the academy’s construction, use and operation in order to reduce environmental impact. It is a requirement of the national funding that the project achieves a BREEAM for Schools score rating of Very Good. This will be achieved through measures, such as:

- Reducing energy consumption - Minimising water and waste consumption - Generating energy onsite from renewable sources, where feasible.

The energy strategy for the new school is to design to minimise carbon dioxide emissions and reduce the reliance on carbon intensive fuels. This is to be carried out through low environmental passive design. Environmental Passive Design, EPD, is a process that maximises the potential for the building form and fabric to be the primary climate moderator. As part of the proposed development dedicated storage space will be provided for materials that are recycled. Conclusion The proposed new school would deliver significantly improved local access to educational and sports related facilities in line with the aspirations, vision and objectives of the North Manchester Regeneration Framework and Harpurhey and Lightbowne Local Plan. The design and scale of the proposed building is considered to be of a high quality contemporary nature and will provide a visually interesting building in an important gateway location. As such it is considered to accord with policies E1.5, E1.6, E3.5 and HC3 of the adopted Unitary Development Plan for the City of Manchester and guidance contained within the Guide to Development in Manchester Supplementary Planning Document. The proposed development and provision of outdoor play pitches is considered to be of benefit to the new school and the wider community and therefore accords with policies L1.1 and L1.2 of the adopted Unitary Development Plan for the City of Manchester. The proposed building will result in the loss of Open Space. Following an assessment against the most up to date information relating to the findings of the City Council’s Strategic Open space, Sport and Recreation study, this loss is considered to accord with the national guidance contained within PPG17. The loss of employment land as a result of the proposed development has been considered against the context of employment sites provision within close proximity to the site. It is considered that there is an appropriate supply of sites available for employment uses of sufficient quality and quantity within close


vicinity to the application site and therefore accords with the requirements of policy W4 of the Regional Spatial Strategy for the North West. 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 SUBJECT TO REFERAL TO

THE SECRETARY OF STATE UNDER THE TOWN AND COUNTRY PLANNING (DEVELOPMENT PLANS AND CONSULTATION (DEPARTURES) DIRECTIONS 1999.

Approve on the basis that the proposed development accords with policies H2.2, E1.5, E3.3, E3.4, E3.5, L1.1, L1.2, T2.6, T3.7, HC3 of the Unitary Development Plan for the City of Manchester adopted 1995 and policies DP1, DP2, W4 and L1 of Regional Spatial Strategy for the North West (2008), national policy contained in PPS1 and PPG17 and guidance contained within the Guide to Development in Manchester Supplementary Planning Document (approved April 2007), North Manchester Strategic Regeneration Framework (2003) and Harpurhey and Lightbowne Local Plan. Conditions and/or Reason 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 shall take place until samples of the materials to be used for the construction of the development hereby permitted have been submitted to and approved in writing by the local Planning Authority 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: Drawing numbers: AP(09) A0009 Rev A, AP (00) A0005 Rev B Date stamped as received by the local planning authority on the 18/11/2008 AE (00) A0002 Rev A, AP(09) A0010 Rev A, AP(00) A0050 Rev A, AP(00) A0051 Rev A, AP(00) A0052 Rev A, AP(00) A0053 Rev A, AP(09) A0058 Rev A, AP(00) A0060 Rev A, AP(00) A0061 Rev A, AP(00) A0070 Rev A, AP(00) A0071 Rev A, AP(00) A0075 Rev A, AP(00) A0076 Rev A, AP(00) A0077 Rev A. Date stamped as received by the local planning authority on the 24/11/2008 NMH_PLI_DR_G_91_AZ_NS_6003 Rev D, NMH_PLI_DR_G_91_AZ_NS_6004 Rev B, NMH_PLI_DR_G_91_AZ_NS_6005 Rev B , NMH_PLI_DR_G_91_AZ_NS_6006 Rev C, NMH_PLI_DR_G_91_AZ_NS_6007 Rev C , NMH_PLI_DR_G_91_AZ_NS_6010 Rev A, NMH_PLI_DR_G_91_AZ_NS_6011 Rev A, NMH_PLI_DR_G_91_AZ_NS_6012 Rev A, NMH_PLI_DR_G_91_AZ_NS_6050, NMH_PLI_DR_G_91_AZ_NS_6051 Date stamped as received by the local planning authority on 24/11/2008. NMH_PLI_DR_G_91_AZ_NS_6009 Rev G, NMH_PLI_DR_G_91_AZ_NS_6002 Rev H, NMH_PLI_DR_G_91_AZ_NS_6008 Rev F, NMH_PLI_DR_G_91_AZ_NS_6053 received via email on 27/01/2009 NMH_SKM_DR_G_63_AZ_00_3400 P4 Date stamped as received by the local planning authority on 24/11/2008. NMH_SKM_DR_G_51_AZ_NS_5002 P2, NMH_SKM_DR_G_51_AZ_NS_5003 P4, NMH_SKM_DR_G_51_AZ_NS_5004 P3 received by the local planning authority via email on the 07/01/2009. Documents titled: ‘EWA Access Statement’ date stamped as received 18/11/2008; ‘The Manchester Communication Academy Design Statement’, SRL Acoustic Report R06 RAB 10.10.2008 Communication Academy’, MCC Community Use Statement: Digital Communications Academy Community Hub Statement, BREEAM Pre-Assessment 08-04-14 1228 Communication Academy_2006_BREEAM Action List_100408; SKM Sustainability Statement Manchester Communication Academy, SKM Environmental Energy Statement Manchester Communication Academy; SKM External Lighting Planning Statement Manchester Communication Academy; SKM Extract of fumes and vapours planning statement; SKM Site Investigation Report: NMH_SKM_RP_C_92_AZ_NS_4001; TEP Ecological and Arboricultural Assessment NMH_TEP_RP_0001; TEP Japanese Knotweed management plan NMH_TEP_RP_0002; SKM Transport Statement; GMP Crime Impact


Statement 19108 queens CIS final; Communication Academy Waste Management Strategy; CommAcademy_lossofopenspacereport_Oct08_E; PLL Tree Protection Statement NMH_PLI_RP_001 - date stamped as received by the local planning authority on the 3/12/2008. SKM Flood Risk Assessment: NMH_SKM_RP_002 Revision 5 received by the local planning authority via email on the 2/01/09. PPL Planted Area Maintenance Specification (Q35) NMH_PLI_SP_01 received by the local planning authority via email on 23/01/09. Reason - To ensure that the development is carried out in accordance with the approved plans, pursuant to policies H2.2 of the Unitary Development Plan for the City of Manchester. 4) The car parking indicated on the approved plans shall be surfaced, demarcated and made available for use prior to the building hereby approved being occupied. The car park shall then be available at all times whilst the site is occupied and shall not be used thereafter for any other purpose other than the parking of vehicles Reason - To ensure that there is adequate parking for the development proposed when the building is occupied in order to comply with Policies H2.2 of the Unitary Development Plan for the City of Manchester. 5) No development shall commence until details of the measures to be incorporated into the development (or phase there of) to demonstrate how secure by design accreditation will be achieved have been submitted to and approved in writing by the City Council as LPA. 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 LPA 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 1 "Delivering Sustainable Development" and The Guide to Development Supplementary Planning Document. 6) Notwithstanding the approved drawings, prior to the commencement of the hereby approved development a hard and soft landscaping scheme incorporating a fully detailed tree replacement scheme shall be submitted to and approved in writing by the City Council as local planning authority, the approved scheme; shall be implemented prior to first occupation of the hereby approved buildings. 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 and E3.5; of the Unitary Development Plan for the City of Manchester. 7) Prior to the commencement of the hereby approved development a landscape management plan, including long-term design objectives, management responsibilities and maintenance schedules for all retained landscaped areas, shall be submitted to and approved in writing by the local planning authority. The landscape management plan shall be carried out and approved and any subsequent variations shall be agreed in writing by the local planning authority. The scheme shall include the following elements:

- details extent and type of new planting, and planting schedule that actively improves the biodiversity potential of the site.

- Details of any new or enhanced habitat and ‘wildlife zones’ created on site.

Reason – To ensure the protection of wildlife and supporting habitat and secure opportunities for the enhancement of the nature conservation value of the site pursuant to policy E2.4 of the Unitary Development Plan for the City of Manchester. 8) The development 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. Unless otherwise agreed in writing by the City Council as local planning authority. Reason - In order to minimise the environmental impact of the development pursuant to policies E1.5 and E1.6 in the Unitary Development Plan for the City of Manchester, and the principles contained within The Guide to Development in Manchester 2 SPD and national Planning Policy Statement 1. 9) Before first occupation of the development the building, together with any externally mounted ancillary equipment shall be acoustically insulated in accordance with the approved scheme as set out in the document titled: ' Noise Assessment report prepared by SRL (report number C/06/6W/40540/R06/CB/rab dated 10/10/2008), to secure a reduction in the level of noise emanating from the equipment and shall be acoustically treated to achieve a noise level of 5dB below the existing background noise level in each octave band at the nearest residential properties unless otherwise agreed in writing by the City Council as local planning authority. Reason - To safeguard the amenities of the occupiers of nearby residential accommodation, pursuant to policy H2.2 of the Manchester Unitary Development Plan. 10) The wheels of contractors' vehicles leaving the site shall be cleaned and the access roads leading to the site swept daily in accordance with a management


scheme submitted to and approved in writing by the City Council as local planning authority prior to any works commencing on site. Reason - In the interest of pedestrian and highway safety, as specified in policy H2.2 of the Unitary Development Plan for the City of Manchester 11) The details of an emergency telephone contact number for the hereby approved development 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. 12) No activity shall take place on the external sports facilities outside the of the following hours, unless otherwise agreed in writing by the City Council as local planning authority: Monday - Saturday 09:00 - 21:00 Sundays and Bank Holidays 10:00 - 20:00 Reason - To safeguard the amenities of the occupiers of nearby residential accommodation, pursuant to policy H2.2 of the Manchester Unitary Development Plan. 13) a) Before the development hereby approved commences, a report (the Preliminary Risk Assessment the Desk Study) to identify and evaluate all potential sources and impacts of any ground contamination, groundwater contamination and/or ground gas relevant to the site shall be submitted to and approved in writing by the City Council as local planning authority. The Preliminary Risk Assessment shall conform to City Council's current guidance document (Planning Guidance in Relation to Ground Contamination). In the event of the Preliminary Risk Assessment Desk Study identifying risks which in the written opinion of the Local planning authority require further investigation, the development shall not commence until a scheme for the investigation of the site and the identification of remediation measures (the Site Investigation Proposal Scheme) has been submitted to and approved in writing by the City Council as local planning authority. The measures for investigating the site identified in the Site Investigation Proposal Scheme shall be carried out, before development commences and a report prepared outlining what measures, if any, are required to remediate the land (the Site Investigation Report and/or Remediation Strategy) which shall be submitted to and approved in writing by the City Council as local planning authority. b) When the development commences, the development shall be carried out in accordance with the previously agreed Remediation Strategy Site Investigation Report and a Completion/Verification Report shall be submitted to and approved in writing by the City Council as local planning authority.


In the event that ground contamination, groundwater contamination and/or ground gas, not previously identified, are found to be present on the site at any time before the development is occupied, then development shall cease and/or the development shall not be occupied until, an Expert has prepared a report outlining what measures, if any, are required to remediate the land (the Revised Remediation Strategy Site Investigation Report) which shall be is submitted to and approved in writing by the City Council as local planning authority and the development shall be carried out in accordance with the Revised Remediation Strategy Site Investigation Report, which shall take precedence over any Remediation Strategy Site Investigation Report or earlier Revised Remediation Strategy Investigation Report. Reason - To ensure that the presence of or the potential for any contaminated land and/or groundwater is detected and appropriate remedial action is taken in the interests of public safety, pursuant to policy E1.3; of the Unitary Development Plan for the City of Manchester. 14) The development hereby permitted shall be carried out in accordance with the approved Flood Risk Assessment prepared by SKM 13 November 2008 revision 5 as received by email on 06/1/2008 and with the following mitigation measures:

- Limiting surface water run-off generated by the 100 year (including 20% allowance for climate change) Critical storm so that it will not exceed the Greenfield run off from the undeveloped site (calculated as being 3.63 litres/second/hectare) and not increase the risk of flooding off-site;

Reason - To prevent flooding by ensuring satisfactory storage of/disposal of surface water pursuant to policy DC21.1 of the Unitary Development Plan for the City of Manchester and national Planning Policy Statement 25. 15) In this condition "retained tree" means an existing tree, shrub or hedge which is to be as shown as retained on the approved plans and particulars; and paragraphs (a) and (b) below shall have effect until the expiration of 5 years from the date of the occupation of the building for its permitted use. (a) No retained tree shall be cut down, uprooted or destroyed, nor shall any retained tree be topped or lopped other than in accordance with the approved plans and particulars, without the written approval of the local planning authority. Any topping or lopping approved shall be carried out in accordance with British Standard 5387 (Trees in relation to construction) (b) If any retained tree is removed, uprooted or destroyed or dies, another tree shall be planted at the same place and that tree shall be of such size and species, and shall be planted at such time, as may be specified in writing by the local planning authority. (c) The erection of fencing for the protection of any retained tree shall be undertaken in accordance with the approved plans and particulars before any equipment, machinery or materials are brought on to the site for the purposes of the development, and shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or


placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made, without the written consent of the local planning authority. Reason - In order avoid damage to trees/shrubs adjacent to and within the site, which are of important amenity value to the area and in order to protect the character of the area, in accordance with Policies E2.4 and E2.6 of the Unitary Development Plan for the City of Manchester. 16) No tree felling or pruning works or vegetation clearance should take place during the optimum period for bird nesting (March to July inclusive) unless nesting birds have been shown to be absent. Reason - In order to protect wildlife from works that may impact on their habitats, pursuant to policy E2.4 of the Unitary Development Plan for the City of Manchester. 17) All tree work should be carried out by a competent contractor in accordance with British Standard BS 3998 "Recommendations for Tree Work". Reason - In order avoid damage to trees/shrubs adjacent to and within the site, which are of important amenity value to the area and in order to protect the character of the area, in accordance with Policies E2.4 and E2.6 of the Unitary Development Plan for the City of Manchester. 18) Prior to commencement of development, full details of a scheme for the management, destruction and /or disposal of Japanese knotweed or any other invasive weed species, to be carried out by the developer, shall be submitted to and approved in writing by the City Council as Local Planning Authority. This plan shall include a timetable for implementation. Should a delay of more than one year occur between the date of approval of the management scheme and either the date of implementation of the management scheme or the date of development commencing, a further site survey must be undertaken and submitted to and approved in writing by the City Council as the Local Planning Authority in order to ensure that the agreed scheme is still applicable. 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. 19) No part of the development shall be occupied until space and facilities for bicycle parking have been provided in accordance with details to be submitted to and approved in writing by the City Council as local planning authority. The approved space and facilities shall then be retained and permanently reserved for bicycle parking. Reason - To ensure that adequate provision is made for bicycle parking so that persons occupying or visiting the development have a range of options in relation to mode of transport in order to comply with Policies T3.1, T3.6 and T3.7 of the Unitary Development Plan for the City of Manchester. 20) No development hereby approved, shall commence until a scheme for the extraction and discharge of fumes, vapours and odours has been submitted to and approved in writing by the local planning authority.


Reason - In the interests of the amenities of the occupiers nearby properties in order to comply with Policy H2.2; of the Unitary Development Plan for the City of Manchester. 21) If any lighting at the hereby approved development, when illuminated, causes undue glare or light spillage to the detriment of adjoining and nearby residential properties, baffles and/or cut-offs shall be installed on the units and adjustments made to the angle of the lighting units and the direction of illumination, and shall thereafter be retained in accordance with details which have received prior written approval of the City Council as Local Planning Authority. Reason - In order to minimise the impact of the illumination of the lights on the occupiers of nearby residential accommodation, pursuant to policy H2.2 of the Unitary Development Plan for the City of Manchester. 22) No deliveries, servicing and collections, including waste collections shall take place outside of the following hours: Monday - Saturday 07.30 - 20.00 No deliveries/waste collections on Sunday and Bank Holidays Reason - In order to protect the amenity of local residents and in accordance with Policy H2.2 in accordance with the Unitary Development plan for the City of Manchester. 23) Details of a Travel Plan Strategy, implementation and monitoring of effectiveness shall be submitted to and approved in writing by the City Council as local planning authority. The strategy shall outline procedures and policies that the developer and occupants of the site will adopt to secure the objectives of the overall site's Travel Plan Strategy. Additionally, the strategy shall outline the monitoring procedures and review mechanisms that are to be put in place to ensure that the strategy and its implementation remains effective. The results of the monitoring and review processes shall be submitted in writing to the local planning authority and any measures that are identified that can improve the effectiveness of the Travel Plan Strategy shall be adopted and implemented. Reason - In accordance with the provisions contained within Planning Policy Guidance Note 13. 24) Notwithstanding the hereby approved plans; prior to the occupation of the development, a scheme including the full details, technical specifications of the proposed elevational treatment of the western corner of the Queens Road elevation and southern corner of the Rochdale Road elevation shall be submitted to and approved in writing by the City Council as local planning authority. Reason - In the interest of pedestrian and highway safety pursuant to policy E3.5 of the Unitary Development Plan for the City of Manchester. 25) Prior to the occupation of the hereby approved development a Community Use scheme for the sports facilities shall be submitted to and approved in


writing by the City Council as local planning authority. The approved scheme shall include details of pricing policy, hours of use, access by non-school users, management responsibilities and include a mechanism for review. The approved scheme shall be implemented prior to the first use of the development and shall remain in place whilst the use or development is in operation unless otherwise agreed in writing by the local planning authority. Reason - To secure well managed safe community access to sports facilities, to ensure benefit to the development of sport pursuant to policies L1.1 and L1.2 of the Unitary Development Plan for the City of Manchester and policy L1 of the Regional Spatial Strategy for the North West. 26) No removal of any tree shall take place, unless and until a detailed daytime inspection of each tree to be removed is undertaken by a licensed bat consultant. Should the inspection reveal the presence of any bats or the potential to support bat roosts, a scheme for the protection of their habitat shall be submitted to and agreed in writing by the City Council as local planning authority before the development commences, and implemented in full in accordance with the approved details and to a timetable agreed in writing by the local planning authority. Reason - To ensure the protection of habitat of species that are protected under the Wildlife and Countryside Act 1981 or as subsequently amended in order to comply with Policies E2.2, E2.3 and E2.4 of the adopted Manchester Unitary Development Plan. 27) Vehicles entering and leaving the site shall take place in accordance with the Construction Traffic Strategy submitted via email to the City Council as local planning authority on the 30/01/2009 unless otherwise agreed in writing by the City Council as Local Planning Authority. Reason - To protect the amenity of the occupiers of adjacent dwellings , 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: 088332/VO/2008/N1 held by planning or are City Council planning policies, the Unitary Development Plan for the City of Manchester, national planning guidance documents, or relevant decisions on other applications or appeals, copies of which are held by the Planning Division. The following residents, businesses and other third parties in the area were consulted/notified on the application: Chief Executive's Landscape Practice Group Engineering Services Corporate Property Environmental Health Contaminated Land Section Environment & Operations (Trees) Environment & Operations (Highway Authority)


Travel Change Team North Manchester Regeneration Team Environment Agency GMPTE Greater Manchester Police Dennis Brogan, Crime Reduction Officer United Utilities Sport England (NW Region) Greater Manchester Ecology Unit Planning Strategy Graham Stringer MP 460, 488, 486, 496 498, 494, 492, 490 Rochdale Road, Manchester, M9 5AR 2 Firdon Walk, Manchester, M9 5GJ School Bungalow, Burgess Becker School, Carisbrook Street, Manchester, M9 5QE Premier Auto Bodies, Monsall Mill, Monsall Road, Manchester, M40 8NQ Windowcare (joinery) Ltd, Monsall Mill, Monsall Road, Manchester, M40 8NQ 1, 2 3,5,7,9, 11 Porter Drive, Manchester, M40 8NW 1 Silchester Drive, Manchester, M40 8NT 370, 372, 374, 388, 390, 386, 392Lathbury Road, Manchester, M40 8NS 69,71, 73, 75 Signal Drive, Manchester, M40 8NN 376, 378 , 380, 382, 384 Lathbury Road, Manchester, M40 8NS 1,2,4,6,8 St. Edmunds Road, Manchester, M40 8ND 46, 48, 50, 52, 54, 56,58, 60, 62, 64, 65, 67, Signal Drive, Manchester, M40 8NN 29, 31, 33, 35, 37, 39 Monsall Street, Manchester, M40 8RH 41 Monsall Street, Manchester, M40 8RH 14,16,18 Tadcaster Drive, Manchester, M40 8BG Manchester Care Ltd, Deneside Residential Care Home, 2 Silchester Drive, Manchester, M40 8NT 362, 364, 366, 368 Lathbury Road, Manchester, M40 8NS 32, 34, 36, 38, 42, 40, 44, 59, 61, 63, Signal Drive, Manchester, M40 8NU 1, 2 , 3,4, 5, 6,8,7,8, 9, 10 ,12Tadcaster Drive, Manchester, M40 8BG 4,6 ,8 Essington Drive, Manchester, M40 8BH 4,6,8, 10, 12,14,16 Porter Drive, Manchester, M40 8NW 3,5,7,9,10, 11,15 Silchester Drive, Manchester, M40 8NT 2a, 2,4,6,8 Chevington Drive, Manchester, M9 5GW 2, 4,6 8,10 Champneys Walk, Manchester, M9 5GD 54, 56, 58, 60, 62, 64, 66, 68, 70, 72, 74, 76, Lathbury Road, Manchester, M9 5GN Educational Psychology Service, 2 Thornaby Walk, Manchester, M9 5GE 1,3 Thornaby Walk, Manchester, M9 5GE 41, 43, 45, 47, 49, 51, 53, 55, 57, Signal Drive, Manchester, M40 8NN 1,2,3 Essington Drive, Manchester, M40 8BH 1,3,5,7,9,10,12, 11,13,15, 17,19, 21 Chevington Drive, Manchester, M9 5GW 3, 5, 7 Gissing Walk, Manchester, M9 5GS 1, 3 Gissing Walk, Manchester, M9 5GS Hipp Hotel, Lathbury Road, Manchester, M40 8NR Flat 1, Flat 2, Flat 3, Flat 4, Flat 5, Flat 6, 16 Signal Drive, Manchester, M40 8BD Flat 1, Flat 2, Flat 3, Flat 4, Flat 5, Flat 6, 18 Signal Drive, Manchester, M40 8BE 20, 22, 24, 26, 28 Signal Drive, Manchester, M40 8NU


Flat A, Flat B, Flat C, Flat D, Flat E, Flat F, 31 Silchester Drive, Manchester, M40 8BP Flat 1, Flat 2, Flat 3, Flat 4, Flat 5, Flat 6, 29 Silchester Drive, Manchester, M40 8BN 2, 4, 6 , 8, Birchwood Drive, Manchester, M40 8BL 37,39 Signal Drive, Manchester, M40 8NN 9 Gissing Walk, Manchester, M9 5GS 17, 19,21,23,25,27 Silchester Drive, Manchester, M40 8NT 5,7,9,11 Essington Drive, Manchester, M40 8BH 23, 25 Chevington Drive, Manchester, M9 5GW 1,3,5,7, Penerley Drive, Manchester, M9 5GP 1,3,5,7,9,11,13,15,17,19 ,21,23,25 Kelvington Drive, Manchester, M9 5QW 48 Lathbury Road, Manchester, M9 5GN 50 Lathbury Road, Manchester, M9 5GN 46 Lathbury Road, Manchester, M9 5GN 52 Lathbury Road, Manchester, M9 5GN 42 Lathbury Road, Manchester, M9 5GN 38 Lathbury Road, Manchester, M9 5GN 40 Lathbury Road, Manchester, M9 5GN 44 Lathbury Road, Manchester, M9 5GN 1 Oldstead Walk, Manchester, M9 5QD 3 Oldstead Walk, Manchester, M9 5QD 156 Queens Road, Manchester, M40 8JW 154 Queens Road, Manchester, M40 8JW 150 Queens Road, Manchester, M40 8JW 152 Queens Road, Manchester, M40 8JW 1 Signal Drive, Manchester, M40 8NN 391b, Queens Road, Manchester, M40 8AL Flat A, 391a, Queens Road, Manchester, M40 8AL Flat C, 391a, Queens Road, Manchester, M40 8AL Flat D, 391a, Queens Road, Manchester, M40 8AL Flat F, 391a, Queens Road, Manchester, M40 8AL Flat E, 391a, Queens Road, Manchester, M40 8AL Flat B, 391a, Queens Road, Manchester, M40 8AL Flat 6, 33 Silchester Drive, Manchester, M40 8BQ Flat 3, 33 Silchester Drive, Manchester, M40 8BQ Flat 5, 33 Silchester Drive, Manchester, M40 8BQ Flat 4, 33 Silchester Drive, Manchester, M40 8BQ Flat 1, 33 Silchester Drive, Manchester, M40 8BQ Flat 2, 33 Silchester Drive, Manchester, M40 8BQ Flat 6, 35 Silchester Drive, Manchester, M40 8BR Flat 1, 35 Silchester Drive, Manchester, M40 8BR Flat 4, 35 Silchester Drive, Manchester, M40 8BR Flat 2, 35 Silchester Drive, Manchester, M40 8BR Flat 5, 35 Silchester Drive, Manchester, M40 8BR Flat 3, 35 Silchester Drive, Manchester, M40 8BR 4 Parkstead Drive, Manchester, M9 5QN 448 Rochdale Road, Manchester, M9 5AR 446 Rochdale Road, Manchester, M9 5AR 444 Rochdale Road, Manchester, M9 5AR 450 Rochdale Road, Manchester, M9 5AR 16 Pugin Walk, Manchester, M9 5QF 5 Beecher Walk, Manchester, M9 5QL


14 Pugin Walk, Manchester, M9 5QF 12 Pugin Walk, Manchester, M9 5QF 3 Beecher Walk, Manchester, M9 5QL 10 Pugin Walk, Manchester, M9 5QF 1 Beecher Walk, Manchester, M9 5QL 8 Pugin Walk, Manchester, M9 5QF 7 Oldershaw Drive, Manchester, M9 5QT 6 Pugin Walk, Manchester, M9 5QF 5 Oldershaw Drive, Manchester, M9 5QT 4 Pugin Walk, Manchester, M9 5QF 3 Oldershaw Drive, Manchester, M9 5QT 9 Oldstead Walk, Manchester, M9 5QD 1 Oldershaw Drive, Manchester, M9 5QT 7 Oldstead Walk, Manchester, M9 5QD 5 Oldstead Walk, Manchester, M9 5QD 615 Rochdale Road, Manchester, M40 7XH 617 Rochdale Road, Manchester, M40 7XH 383 Queens Road, Manchester, M9 5FF 385 Queens Road, Manchester, M9 5FF 387 Queens Road, Manchester, M9 5FF 389 Queens Road, Manchester, M9 5FF 629 Rochdale Road, Manchester, M9 5SH 631 Rochdale Road, Manchester, M9 5SH Flat 3, 647 Rochdale Road, Manchester, M9 5SH Flat 1, 647 Rochdale Road, Manchester, M9 5SH Flat 6, 647 Rochdale Road, Manchester, M9 5SH Flat 4, 647 Rochdale Road, Manchester, M9 5SH Flat 2, 647 Rochdale Road, Manchester, M9 5SH Flat 5, 647 Rochdale Road, Manchester, M9 5SH 28 Park View, Manchester, M9 5EJ 30 Park View, Manchester, M9 5EJ 32 Park View, Manchester, M9 5EJ 34 Park View, Manchester, M9 5EJ 36 Park View, Manchester, M9 5EJ 38 Park View, Manchester, M9 5EJ 40 Park View, Manchester, M9 5EJ 42 Park View, Manchester, M9 5EJ 44 Park View, Manchester, M9 5EJ Manchester City Council, Harpurhey Library, Park View, Manchester, M9 5TF Flat 5, 649 Rochdale Road, Manchester, M9 5SH Flat 2, 649 Rochdale Road, Manchester, M9 5SH Flat 6, 649 Rochdale Road, Manchester, M9 5SH Flat 3, 649 Rochdale Road, Manchester, M9 5SH Flat 1, 649 Rochdale Road, Manchester, M9 5SH Flat 4, 649 Rochdale Road, Manchester, M9 5SH Flat 4, 651 Rochdale Road, Manchester, M9 5SH Flat 1, 651 Rochdale Road, Manchester, M9 5SH Flat 5, 651 Rochdale Road, Manchester, M9 5SH Flat 6, 651 Rochdale Road, Manchester, M9 5SH Flat 3, 651 Rochdale Road, Manchester, M9 5SH Flat 2, 651 Rochdale Road, Manchester, M9 5SH Flat 3, 653 Rochdale Road, Manchester, M9 5SH Flat 2, 653 Rochdale Road, Manchester, M9 5SH


Flat 1, 653 Rochdale Road, Manchester, M9 5SH 17 Overcombe Walk, Manchester, M40 7TH 57 Keyhaven Walk, Manchester, M40 7TQ 15 Overcombe Walk, Manchester, M40 7TH 13 Erindale Walk, Manchester, M40 7TG 19 Erindale Walk, Manchester, M40 7TG 15 Erindale Walk, Manchester, M40 7TG 17 Erindale Walk, Manchester, M40 7TG 55 Keyhaven Walk, Manchester, M40 7TQ 13 Overcombe Walk, Manchester, M40 7TH 53 Keyhaven Walk, Manchester, M40 7TQ 7-11, Overcombe Walk, Manchester, M40 7TH 1 Erindale Walk, Manchester, M40 7TG 5 Overcombe Walk, Manchester, M40 7TH 51 Keyhaven Walk, Manchester, M40 7TR 3 Overcombe Walk, Manchester, M40 7TH 45 Keyhaven Walk, Manchester, M40 7TR 49 Keyhaven Walk, Manchester, M40 7TR 47 Keyhaven Walk, Manchester, M40 7TR 1 Overcombe Walk, Manchester, M40 7TH 43 Keyhaven Walk, Manchester, M40 7TR 39 Keyhaven Walk, Manchester, M40 7TR 41 Keyhaven Walk, Manchester, M40 7TR 607 Rochdale Road, Manchester, M40 7XH 10 Park View, Manchester, M9 5EJ 361 Queens Road, Manchester, M9 5FF 12 Park View, Manchester, M9 5EJ 363 Queens Road, Manchester, M9 5FF 365 Queens Road, Manchester, M9 5FF 367 Queens Road, Manchester, M9 5FF 14 Park View, Manchester, M9 5EJ 9 Reedshaw Road, Manchester, M9 5FY 7 Reedshaw Road, Manchester, M9 5FY 5 Reedshaw Road, Manchester, M9 5FY 3 Reedshaw Road, Manchester, M9 5FY 369 Queens Road, Manchester, M9 5FF 1 Reedshaw Road, Manchester, M9 5FY 8 Reedshaw Road, Manchester, M9 5FY 6 Reedshaw Road, Manchester, M9 5FY 4 Reedshaw Road, Manchester, M9 5FY 2 Reedshaw Road, Manchester, M9 5FY 371 Queens Road, Manchester, M9 5FF 373 Queens Road, Manchester, M9 5FF 375 Queens Road, Manchester, M9 5FF 377 Queens Road, Manchester, M9 5FF 379 Queens Road, Manchester, M9 5FF 381 Queens Road, Manchester, M9 5FF 1 Tarvington Close, Manchester, M40 7TP 3 Tarvington Close, Manchester, M40 7TP 5 Tarvington Close, Manchester, M40 7TP 7 Tarvington Close, Manchester, M40 7TP 9 Tarvington Close, Manchester, M40 7TP 11 Tarvington Close, Manchester, M40 7TP


13 Tarvington Close, Manchester, M40 7TP 15 Tarvington Close, Manchester, M40 7TP 17 Tarvington Close, Manchester, M40 7TP 61 Keyhaven Walk, Manchester, M40 7TQ 63 Keyhaven Walk, Manchester, M40 7TQ 59 Keyhaven Walk, Manchester, M40 7TQ 65 Keyhaven Walk, Manchester, M40 7TQ 19 Tarvington Close, Manchester, M40 7TP 67 Keyhaven Walk, Manchester, M40 7TQ 21 Tarvington Close, Manchester, M40 7TP 75 Keyhaven Walk, Manchester, M40 7TQ 71 Keyhaven Walk, Manchester, M40 7TQ 69 Keyhaven Walk, Manchester, M40 7TQ 73 Keyhaven Walk, Manchester, M40 7TQ 2 Barnstaple Drive, Manchester, M40 7TU 7 Gaywood Walk, Manchester, M40 7TS 4 Barnstaple Drive, Manchester, M40 7TU 6 Barnstaple Drive, Manchester, M40 7TU 5 Gaywood Walk, Manchester, M40 7TS 3 Gaywood Walk, Manchester, M40 7TS 1 Gaywood Walk, Manchester, M40 7TS 2 Westmount Close, Manchester, M40 7TN 4 Westmount Close, Manchester, M40 7TN 8 Westmount Close, Manchester, M40 7TN 10 Westmount Close, Manchester, M40 7TN 6 Westmount Close, Manchester, M40 7TN 2 Manordale Walk, Manchester, M40 7TJ 4 Manordale Walk, Manchester, M40 7TJ 6 Manordale Walk, Manchester, M40 7TJ 8 Manordale Walk, Manchester, M40 7TJ Flat 1, 351 Queens Road, Manchester, M9 5FF Flat 3, 351 Queens Road, Manchester, M9 5FF Flat 6, 351 Queens Road, Manchester, M9 5FF Flat 5, 351 Queens Road, Manchester, M9 5FF Flat 4, 351 Queens Road, Manchester, M9 5FF Flat 2, 351 Queens Road, Manchester, M9 5FF 2 Park View, Manchester, M9 5EJ 353 Queens Road, Manchester, M9 5FF 4 Park View, Manchester, M9 5EJ 355 Queens Road, Manchester, M9 5FF 6 Park View, Manchester, M9 5EJ 8 Park View, Manchester, M9 5EJ 357 Queens Road, Manchester, M9 5FF 359 Queens Road, Manchester, M9 5FF 25 Tarvington Close, Manchester, M40 7TP 23 Tarvington Close, Manchester, M40 7TP 10 Reedshaw Road, Manchester, M9 5FY 16 Park View, Manchester, M9 5EJ 18 Park View, Manchester, M9 5EJ 20 Park View, Manchester, M9 5EJ 22 Park View, Manchester, M9 5EJ 24 Park View, Manchester, M9 5EJ 26 Park View, Manchester, M9 5EJ


Parents Support Centre, Talbot House, Monsall Street, Manchester, M40 8QF 19 Monsall Street, Manchester, M40 8RH Collyhurst North Housing Office, 1 Monsall Street, Manchester, M40 8QZ Hallsports Ltd, 409 Queens Road, Manchester, M40 8RE Laudon Dispensing Chemist, 407 Queens Road, Manchester, M40 8RE 405 Queens Road, Manchester, M40 8RE Flat 2, 403 Queens Road, Manchester, M40 8RE Flat 3, 403 Queens Road, Manchester, M40 8RE Flat 6, 403 Queens Road, Manchester, M40 8RE Flat 5, 403 Queens Road, Manchester, M40 8RE 10 Carriage Drive, Manchester, M40 8RG 12 Carriage Drive, Manchester, M40 8RG 11 Carriage Drive, Manchester, M40 8RG 15 Carriage Drive, Manchester, M40 8RG 17 Carriage Drive, Manchester, M40 8RG 14 Carriage Drive, Manchester, M40 8RG 16 Carriage Drive, Manchester, M40 8RG 19 Carriage Drive, Manchester, M40 8RG 21 Carriage Drive, Manchester, M40 8RG 18 Carriage Drive, Manchester, M40 8RG 20 Carriage Drive, Manchester, M40 8RG 23 Carriage Drive, Manchester, M40 8RG 15 Monsall Street, Manchester, M40 8RH 22 Carriage Drive, Manchester, M40 8RG 17 Monsall Street, Manchester, M40 8RH 25 Carriage Drive, Manchester, M40 8RG 24 Carriage Drive, Manchester, M40 8RG 27 Carriage Drive, Manchester, M40 8RG 29 Carriage Drive, Manchester, M40 8RG 31 Carriage Drive, Manchester, M40 8RG 21 Monsall Street, Manchester, M40 8RH 393 Queens Road, Manchester, M40 8RL 395 Queens Road, Manchester, M40 8RL 397 Queens Road, Manchester, M40 8RL 1 Carriage Drive, Manchester, M40 8RG 3 Carriage Drive, Manchester, M40 8RG Flat 8, 399 Queens Road, Manchester, M40 8RL Flat 6, 399 Queens Road, Manchester, M40 8RL Flat 4, 399 Queens Road, Manchester, M40 8RL Flat 7, 399 Queens Road, Manchester, M40 8RL Flat 3, 399 Queens Road, Manchester, M40 8RL Flat 5, 399 Queens Road, Manchester, M40 8RL Flat 1, 399 Queens Road, Manchester, M40 8RL Flat 9, 399 Queens Road, Manchester, M40 8RL Flat 2, 399 Queens Road, Manchester, M40 8RL 5 Carriage Drive, Manchester, M40 8RG 7 Carriage Drive, Manchester, M40 8RG 9 Carriage Drive, Manchester, M40 8RG 136 Thornton Street North, Manchester, M40 8JS 134 Thornton Street North, Manchester, M40 8JS 113 Thornton Street North, Manchester, M40 8JT 9 Needwood Close, Manchester, M40 8JN 1 Needwood Close, Manchester, M40 8JN


3 Needwood Close, Manchester, M40 8JN 7 Needwood Close, Manchester, M40 8JN 5 Needwood Close, Manchester, M40 8JN 18 Needwood Close, Manchester, M40 8JN 12 Stretton Close, Manchester, M40 8NJ 184 Queens Road, Manchester, M40 8JW 182 Queens Road, Manchester, M40 8JW 14 Stretton Close, Manchester, M40 8NJ 12 Marston Street, Manchester, M40 7US 178 Queens Road, Manchester, M40 8JW 180 Queens Road, Manchester, M40 8JW 8 Marston Street, Manchester, M40 7US 176 Queens Road, Manchester, M40 8JW 174 Queens Road, Manchester, M40 8JW 10 Marston Street, Manchester, M40 7US 2 Needwood Close, Manchester, M40 8JN 16 Stretton Close, Manchester, M40 8NJ 10 Needwood Close, Manchester, M40 8JN 12 Needwood Close, Manchester, M40 8JN 4 Needwood Close, Manchester, M40 8JN 172 Queens Road, Manchester, M40 8JW 170 Queens Road, Manchester, M40 8JW 18 Stretton Close, Manchester, M40 8NJ Flat 4, 403 Queens Road, Manchester, M40 8RE Flat 1, 403 Queens Road, Manchester, M40 8RE 168 Queens Road, Manchester, M40 8JW 166 Queens Road, Manchester, M40 8JW 401 Queens Road, Manchester, M40 8RE 164 Queens Road, Manchester, M40 8JW 162 Queens Road, Manchester, M40 8JW 158 Queens Road, Manchester, M40 8JW 160 Queens Road, Manchester, M40 8JW 3 Shiregreen Avenue, Manchester, M40 7SX 1 Shiregreen Avenue, Manchester, M40 7SX 19 Keyhaven Walk, Manchester, M40 7TF 25 Keyhaven Walk, Manchester, M40 7TF 31 Keyhaven Walk, Manchester, M40 7TF 27 Keyhaven Walk, Manchester, M40 7TF 23 Keyhaven Walk, Manchester, M40 7TF 37 Keyhaven Walk, Manchester, M40 7TF 29 Keyhaven Walk, Manchester, M40 7TF 21 Keyhaven Walk, Manchester, M40 7TF 35 Keyhaven Walk, Manchester, M40 7TF 33 Keyhaven Walk, Manchester, M40 7TF 27 Needwood Close, Manchester, M40 8JN 29 Needwood Close, Manchester, M40 8JN 2 Marston Street, Manchester, M40 7US 31 Needwood Close, Manchester, M40 8JN 23 Needwood Close, Manchester, M40 8JN 25 Needwood Close, Manchester, M40 8JN 33 Needwood Close, Manchester, M40 8JN 35 Needwood Close, Manchester, M40 8JN 4 Marston Street, Manchester, M40 7US


19 Needwood Close, Manchester, M40 8JN 21 Needwood Close, Manchester, M40 8JN 6 Marston Street, Manchester, M40 7US 17 Needwood Close, Manchester, M40 8JN 15 Needwood Close, Manchester, M40 8JN 13 Needwood Close, Manchester, M40 8JN 11 Needwood Close, Manchester, M40 8JN 8 Needwood Close, Manchester, M40 8JN 6 Needwood Close, Manchester, M40 8JN 14 Needwood Close, Manchester, M40 8JN 16 Needwood Close, Manchester, M40 8JN St. Edmunds Rc Primary School, Upper Monsall Street, Manchester, M40 8NG 133 Monsall Road, Manchester, M40 8WP 135 Monsall Road, Manchester, M40 8WP 137 Monsall Road, Manchester, M40 8WP 139 Monsall Road, Manchester, M40 8WP 141 Monsall Road, Manchester, M40 8WP 143 Monsall Road, Manchester, M40 8WP 145 Monsall Road, Manchester, M40 8WP 147 Monsall Road, Manchester, M40 8WP 149 Monsall Road, Manchester, M40 8WP 151 Monsall Road, Manchester, M40 8WP 153 Monsall Road, Manchester, M40 8WP 155 Monsall Road, Manchester, M40 8WP 157 Monsall Road, Manchester, M40 8WP 159 Monsall Road, Manchester, M40 8WP 161 Monsall Road, Manchester, M40 8WP 163 Monsall Road, Manchester, M40 8WP 165 Monsall Road, Manchester, M40 8WP 167 Monsall Road, Manchester, M40 8WP 169 Monsall Road, Manchester, M40 8WP Norlands Private Nursing Home, Monsall Road, Manchester, M40 8NQ 171 Monsall Road, Manchester, M40 8WP 173 Monsall Road, Manchester, M40 8WP 175 Monsall Road, Manchester, M40 8WP 177 Monsall Road, Manchester, M40 8WP 179 Monsall Road, Manchester, M40 8WP 181 Monsall Road, Manchester, M40 8WP 183 Monsall Road, Manchester, M40 8WP New Leaf Press Ltd, Monsall Road, Manchester, M40 8NQ The Big Butty, Monsall Mill, Monsall Road, Manchester, M40 8NQ 3 St. Edmunds Road, Manchester, M40 8ND 10 St. Edmunds Road, Manchester, M40 8ND 12 St. Edmunds Road, Manchester, M40 8ND 33 Lathbury Road, Manchester, M40 8NR 31 Lathbury Road, Manchester, M40 8NR 37 Lathbury Road, Manchester, M40 8NR 35 Lathbury Road, Manchester, M40 8NR 41 Lathbury Road, Manchester, M40 8NR 39 Lathbury Road, Manchester, M40 8NR 3 Upper Monsall Street, Manchester, M40 8NH 1 Upper Monsall Street, Manchester, M40 8NH 5 Upper Monsall Street, Manchester, M40 8NH


7 Upper Monsall Street, Manchester, M40 8NH Manchester City Council, Turkey Lane & Monsall Neighbourhood Centre, 1 Jocelyn Street, Manchester, M40 8PR 4 Belgrave Terrace, Manchester, M40 8NP 3 Belgrave Terrace, Manchester, M40 8NP 2 Belgrave Terrace, Manchester, M40 8NP 1 Belgrave Terrace, Manchester, M40 8NP 5 Trongate Walk, Manchester, M9 5GB 10 Trongate Walk, Manchester, M9 5GB 3 Trongate Walk, Manchester, M9 5GB 2 Merton Walk, Manchester, M9 5GR 8 Trongate Walk, Manchester, M9 5GB 1 Trongate Walk, Manchester, M9 5GB 2 Trongate Walk, Manchester, M9 5GB 4 Trongate Walk, Manchester, M9 5GB 6 Trongate Walk, Manchester, M9 5GB 19 Viewfield Walk, Manchester, M9 5GA 17 Viewfield Walk, Manchester, M9 5GA 15 Viewfield Walk, Manchester, M9 5GA 13 Viewfield Walk, Manchester, M9 5GA 11 Viewfield Walk, Manchester, M9 5GA 9 Viewfield Walk, Manchester, M9 5GA Burgess Becker Primary School, Carisbrook Street, Manchester, M9 5QE 7 Viewfield Walk, Manchester, M9 5GA 5 Viewfield Walk, Manchester, M9 5GA 14 Merton Walk, Manchester, M9 5GR 7 Merton Walk, Manchester, M9 5GR 12 Merton Walk, Manchester, M9 5GR 10 Merton Walk, Manchester, M9 5GR 13 Evanton Walk, Manchester, M9 5GL 8 Merton Walk, Manchester, M9 5GR 11 Evanton Walk, Manchester, M9 5GL 6 Merton Walk, Manchester, M9 5GR 7 Evanton Walk, Manchester, M9 5GL 9 Evanton Walk, Manchester, M9 5GL 4 Merton Walk, Manchester, M9 5GR 5 Evanton Walk, Manchester, M9 5GL 3 Evanton Walk, Manchester, M9 5GL 8 Evanton Walk, Manchester, M9 5GL 1 Evanton Walk, Manchester, M9 5GL 6 Evanton Walk, Manchester, M9 5GL 4 Evanton Walk, Manchester, M9 5GL 2 Evanton Walk, Manchester, M9 5GL 11 Firdon Walk, Manchester, M9 5GJ 9 Firdon Walk, Manchester, M9 5GJ 7 Firdon Walk, Manchester, M9 5GJ 14 Firdon Walk, Manchester, M9 5GJ 5 Firdon Walk, Manchester, M9 5GJ 12 Firdon Walk, Manchester, M9 5GJ 3 Firdon Walk, Manchester, M9 5GJ 10 Firdon Walk, Manchester, M9 5GJ 1 Firdon Walk, Manchester, M9 5GJ 8 Firdon Walk, Manchester, M9 5GJ


6 Firdon Walk, Manchester, M9 5GJ 3 Viewfield Walk, Manchester, M9 5GA 1 Viewfield Walk, Manchester, M9 5GA 4 Firdon Walk, Manchester, M9 5GJ 1 Eamont Walk, Manchester, M9 5GG 3 Eamont Walk, Manchester, M9 5GG 5 Eamont Walk, Manchester, M9 5GG 7 Eamont Walk, Manchester, M9 5GG 2 Eamont Walk, Manchester, M9 5GG 4 Eamont Walk, Manchester, M9 5GG 6 Eamont Walk, Manchester, M9 5GG 8 Eamont Walk, Manchester, M9 5GG 10 Eamont Walk, Manchester, M9 5GG 12 Eamont Walk, Manchester, M9 5GG 14 Eamont Walk, Manchester, M9 5GG 7 Trongate Walk, Manchester, M9 5GB 9 Trongate Walk, Manchester, M9 5GB 11 Trongate Walk, Manchester, M9 5GB 13 Trongate Walk, Manchester, M9 5GB 15 Trongate Walk, Manchester, M9 5GB 17 Trongate Walk, Manchester, M9 5GB 5 Merton Walk, Manchester, M9 5GR 3 Merton Walk, Manchester, M9 5GR 13 Merton Walk, Manchester, M9 5GR 1 Merton Walk, Manchester, M9 5GR 11 Merton Walk, Manchester, M9 5GR 9 Merton Walk, Manchester, M9 5GR 10 Evanton Walk, Manchester, M9 5GL 12 Evanton Walk, Manchester, M9 5GL 14 Culgaith Walk, Manchester, M9 5QH 1 Culgaith Walk, Manchester, M9 5QH 5 Culgaith Walk, Manchester, M9 5QH 2 Blencarn Walk, Manchester, M9 5GF 4 Blencarn Walk, Manchester, M9 5GF 6 Blencarn Walk, Manchester, M9 5GF 1 Blencarn Walk, Manchester, M9 5GF 3 Blencarn Walk, Manchester, M9 5GF 5 Blencarn Walk, Manchester, M9 5GF 7 Blencarn Walk, Manchester, M9 5GF 9 Blencarn Walk, Manchester, M9 5GF 9 Blackstone Walk, Manchester, M9 5QA 7 Blackstone Walk, Manchester, M9 5QA 5 Blackstone Walk, Manchester, M9 5QA 3 Blackstone Walk, Manchester, M9 5QA 6 Blackstone Walk, Manchester, M9 5QA 8 Blackstone Walk, Manchester, M9 5QA 1 Blackstone Walk, Manchester, M9 5QA 10 Blackstone Walk, Manchester, M9 5QA 4 Blackstone Walk, Manchester, M9 5QA 2 Blackstone Walk, Manchester, M9 5QA 8 Woodlinn Walk, Manchester, M9 5QG 6 Woodlinn Walk, Manchester, M9 5QG 1 Grayrigg Walk, Manchester, M9 5QB


4 Woodlinn Walk, Manchester, M9 5QG 3 Grayrigg Walk, Manchester, M9 5QB 2 Woodlinn Walk, Manchester, M9 5QG 5 Grayrigg Walk, Manchester, M9 5QB 5 Woodlinn Walk, Manchester, M9 5QG 13 Dillicar Walk, Manchester, M9 5QQ 7 Woodlinn Walk, Manchester, M9 5QG 11 Dillicar Walk, Manchester, M9 5QQ 9 Dillicar Walk, Manchester, M9 5QQ 9 Woodlinn Walk, Manchester, M9 5QG 7 Dillicar Walk, Manchester, M9 5QQ 5 Dillicar Walk, Manchester, M9 5QQ 11 Woodlinn Walk, Manchester, M9 5QG 3 Dillicar Walk, Manchester, M9 5QQ 13 Woodlinn Walk, Manchester, M9 5QG 1 Dillicar Walk, Manchester, M9 5QQ 2 Culgaith Walk, Manchester, M9 5QH 4 Culgaith Walk, Manchester, M9 5QH 6 Culgaith Walk, Manchester, M9 5QH 14 Grayrigg Walk, Manchester, M9 5QB 8 Culgaith Walk, Manchester, M9 5QH 7 Grayrigg Walk, Manchester, M9 5QB 12 Grayrigg Walk, Manchester, M9 5QB 10 Grayrigg Walk, Manchester, M9 5QB 10 Culgaith Walk, Manchester, M9 5QH 12 Culgaith Walk, Manchester, M9 5QH 8 Grayrigg Walk, Manchester, M9 5QB 6 Grayrigg Walk, Manchester, M9 5QB 4 Grayrigg Walk, Manchester, M9 5QB 2 Grayrigg Walk, Manchester, M9 5QB 15 Eamont Walk, Manchester, M9 5GG 13 Eamont Walk, Manchester, M9 5GG 11 Eamont Walk, Manchester, M9 5GG 9 Eamont Walk, Manchester, M9 5GG 5 Thornaby Walk, Manchester, M9 5GE 7 Thornaby Walk, Manchester, M9 5GE 9 Thornaby Walk, Manchester, M9 5GE 1 Kinmount Walk, Manchester, M9 5GH 2 Kinmount Walk, Manchester, M9 5GH 3 Kinmount Walk, Manchester, M9 5GH 4 Kinmount Walk, Manchester, M9 5GH 5 Kinmount Walk, Manchester, M9 5GH 6 Kinmount Walk, Manchester, M9 5GH 7 Kinmount Walk, Manchester, M9 5GH 9 Kinmount Walk, Manchester, M9 5GH 11 Kinmount Walk, Manchester, M9 5GH 6 Newbury Walk, Manchester, M9 5GQ 4 Newbury Walk, Manchester, M9 5GQ 42 Kilnside Drive, Manchester, M9 5QP 46 Kilnside Drive, Manchester, M9 5QP 55 Kilnside Drive, Manchester, M9 5QP 51 Kilnside Drive, Manchester, M9 5QP 53 Kilnside Drive, Manchester, M9 5QP


49 Kilnside Drive, Manchester, M9 5QP 43 Kilnside Drive, Manchester, M9 5QP 47 Kilnside Drive, Manchester, M9 5QP 41 Kilnside Drive, Manchester, M9 5QP 45 Kilnside Drive, Manchester, M9 5QP 27 Dillicar Walk, Manchester, M9 5QQ 25 Dillicar Walk, Manchester, M9 5QQ 23 Dillicar Walk, Manchester, M9 5QQ 21 Dillicar Walk, Manchester, M9 5QQ 19 Dillicar Walk, Manchester, M9 5QQ 1 Woodlinn Walk, Manchester, M9 5QG 17 Dillicar Walk, Manchester, M9 5QQ 3 Woodlinn Walk, Manchester, M9 5QG 15 Dillicar Walk, Manchester, M9 5QQ 1 Newbury Walk, Manchester, M9 5GQ 3 Newbury Walk, Manchester, M9 5GQ 5 Newbury Walk, Manchester, M9 5GQ 2 Newbury Walk, Manchester, M9 5GQ 7 Newbury Walk, Manchester, M9 5GQ 9 Newbury Walk, Manchester, M9 5GQ 11 Newbury Walk, Manchester, M9 5GQ 13 Newbury Walk, Manchester, M9 5GQ 8 Newbury Walk, Manchester, M9 5GQ 10 Newbury Walk, Manchester, M9 5GQ 15 Newbury Walk, Manchester, M9 5GQ 12 Newbury Walk, Manchester, M9 5GQ 17 Newbury Walk, Manchester, M9 5GQ 14 Newbury Walk, Manchester, M9 5GQ 16 Newbury Walk, Manchester, M9 5GQ 18 Newbury Walk, Manchester, M9 5GQ 20 Newbury Walk, Manchester, M9 5GQ 12 Grangewood Drive, Manchester, M9 5RA 50 Kilnside Drive, Manchester, M9 5QP 54 Kilnside Drive, Manchester, M9 5QP 14 Grangewood Drive, Manchester, M9 5RA 48 Kilnside Drive, Manchester, M9 5QP 44 Kilnside Drive, Manchester, M9 5QP Flat 2, Annie Derby Court, Ravelston Drive, Manchester, M9 5QS Flat 6, Annie Derby Court, Ravelston Drive, Manchester, M9 5QS Flat 13, Annie Derby Court, Ravelston Drive, Manchester, M9 5QS Flat 18, Annie Derby Court, Ravelston Drive, Manchester, M9 5QS Flat 22, Annie Derby Court, Ravelston Drive, Manchester, M9 5QS Flat 15, Annie Derby Court, Ravelston Drive, Manchester, M9 5QS Flat 29, Annie Derby Court, Ravelston Drive, Manchester, M9 5QS Flat 24, Annie Derby Court, Ravelston Drive, Manchester, M9 5QS Flat 19, Annie Derby Court, Ravelston Drive, Manchester, M9 5QS Flat 25, Annie Derby Court, Ravelston Drive, Manchester, M9 5QS Flat 4, Annie Derby Court, Ravelston Drive, Manchester, M9 5QS Flat 17, Annie Derby Court, Ravelston Drive, Manchester, M9 5QS Flat 14, Annie Derby Court, Ravelston Drive, Manchester, M9 5QS Flat 9, Annie Derby Court, Ravelston Drive, Manchester, M9 5QS Flat 5, Annie Derby Court, Ravelston Drive, Manchester, M9 5QS Flat 23, Annie Derby Court, Ravelston Drive, Manchester, M9 5QS


Flat 8, Annie Derby Court, Ravelston Drive, Manchester, M9 5QS Flat 7, Annie Derby Court, Ravelston Drive, Manchester, M9 5QS Flat 3, Annie Derby Court, Ravelston Drive, Manchester, M9 5QS Flat 31, Annie Derby Court, Ravelston Drive, Manchester, M9 5QS Flat 21, Annie Derby Court, Ravelston Drive, Manchester, M9 5QS Flat 1, Annie Derby Court, Ravelston Drive, Manchester, M9 5QS Flat 12, Annie Derby Court, Ravelston Drive, Manchester, M9 5QS Flat 16, Annie Derby Court, Ravelston Drive, Manchester, M9 5QS Flat 20, Annie Derby Court, Ravelston Drive, Manchester, M9 5QS Flat 11, Annie Derby Court, Ravelston Drive, Manchester, M9 5QS Flat 30, Annie Derby Court, Ravelston Drive, Manchester, M9 5QS Flat 28, Annie Derby Court, Ravelston Drive, Manchester, M9 5QS 5 Parkstead Drive, Manchester, M9 5QN 3 Parkstead Drive, Manchester, M9 5QN 7 Parkstead Drive, Manchester, M9 5QN 1 Parkstead Drive, Manchester, M9 5QN 11 Parkstead Drive, Manchester, M9 5QN 13 Parkstead Drive, Manchester, M9 5QN 9 Parkstead Drive, Manchester, M9 5QN 15 Parkstead Drive, Manchester, M9 5QN 17 Parkstead Drive, Manchester, M9 5QN 21 Parkstead Drive, Manchester, M9 5QN 23 Parkstead Drive, Manchester, M9 5QN 19 Parkstead Drive, Manchester, M9 5QN 27 Parkstead Drive, Manchester, M9 5QN 25 Parkstead Drive, Manchester, M9 5QN 29 Parkstead Drive, Manchester, M9 5QN 31 Parkstead Drive, Manchester, M9 5QN Flat 27, Annie Derby Court, Ravelston Drive, Manchester, M9 5QS Flat 10, Annie Derby Court, Ravelston Drive, Manchester, M9 5QS Flat 26, Annie Derby Court, Ravelston Drive, Manchester, M9 5QS Fernclough Surgery, 1 Tavistock Square, Manchester, M9 5RD 56 Kilnside Drive, Manchester, M9 5QP 52 Kilnside Drive, Manchester, M9 5QP 1 Fernclough Road, Manchester, M9 5UJ 3 Fernclough Road, Manchester, M9 5UJ 8 Lathbury Road, Manchester, M9 5GN 458 Rochdale Road, Manchester, M9 5AR 6 Lathbury Road, Manchester, M9 5GN 456 Rochdale Road, Manchester, M9 5AR 2 Lathbury Road, Manchester, M9 5GN 4 Lathbury Road, Manchester, M9 5GN 454 Rochdale Road, Manchester, M9 5AR 452 Rochdale Road, Manchester, M9 5AR 10 Lathbury Road, Manchester, M9 5GN 12 Lathbury Road, Manchester, M9 5GN 14 Lathbury Road, Manchester, M9 5GN 16 Lathbury Road, Manchester, M9 5GN 18 Lathbury Road, Manchester, M9 5GN 2 Parkstead Drive, Manchester, M9 5QN 2 Pugin Walk, Manchester, M9 5QF Krish Newsagent, 2 Tavistock Square, Manchester, M9 5RD D & P Stores, 4 Tavistock Square, Manchester, M9 5RD


Ark Royal, Lathbury Road, Manchester, M9 5SY 35 Parkstead Drive, Manchester, M9 5QN 33 Parkstead Drive, Manchester, M9 5QN 39 Parkstead Drive, Manchester, M9 5QN 37 Parkstead Drive, Manchester, M9 5QN 693 Rochdale Road, Manchester, M9 5SH 695-697, Rochdale Road, Manchester, M9 5SH 691 Rochdale Road, Manchester, M9 5SH 687 Rochdale Road, Manchester, M9 5SH 689 Rochdale Road, Manchester, M9 5SH 685 Rochdale Road, Manchester, M9 5SH 683 Rochdale Road, Manchester, M9 5SH 484 Rochdale Road, Manchester, M9 5AR 482 Rochdale Road, Manchester, M9 5AR 480 Rochdale Road, Manchester, M9 5AR 478 Rochdale Road, Manchester, M9 5AR 476 Rochdale Road, Manchester, M9 5AR 472 Rochdale Road, Manchester, M9 5AR 474 Rochdale Road, Manchester, M9 5AR 470 Rochdale Road, Manchester, M9 5AR 464 Rochdale Road, Manchester, M9 5AR 466 Rochdale Road, Manchester, M9 5AR 468 Rochdale Road, Manchester, M9 5AR 462 Rochdale Road, Manchester, M9 5AR Representations were received from the following third parties: 6 Champneys Walk, Harpurhey Relevant Contact Officer : Robert Griffin Telephone number : 0161 234 4527 Email : [email protected]

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