http://publicaccess.salford.gov.uk/publicaccess/applicationDetails.do?activeTab=summary&keyVal=QB4U52NPIZ700APPLICATION No: 20/75336/FULAPPLICANT: BoothLOCATION: Evolution Unit 1 & 2 , Agecroft Commerce Park, 2 Firedamp Way,

Swinton, M27 8BX, PROPOSAL: Proposal for the conversion of 2 existing warehouses into data

centres, including the alteration of parking spaces, installation of additional foundations to support a mezzanine and first floor, external fire exit stairways, elevational alterations and extension of office space, and installation of external plant/machinery equipment including two substations, at the site of Evolution, Agecroft Commerce Park, Salford

WARD: Pendlebury

Description of Site and Surrounding Area

The application site relates to a 4.8 hectare piece of land lying within Agecroft Commerce Park, off Agecroft Road.

The site is occupied by MA06/Unit 1 and MA05/Unit 2. Unit 1 occupies the northern half of the site while unit 2 lies to the south. A surface water retention basin is located just east of Unit 1. The site is secured by a 2.4 metre high fence which runs around the perimeter of the site ownership boundary. A 2.4 high metre fence also separates Units 1 and 2.The site is occupied by two large warehouse units, which have been vacant since completion (circa 2018). Both units contain a two-storey front of house office area that overlooks their respective staff car park area, the rest of the unit is an open floor area.

MA05/Unit 1 currently extends to 12,093m2 total floorspace, of which 425m2 is ancillary office space. The warehouse is supported by 62 parking spaces, 5 disabled spaces, 4 motorcycle spaces and 8 cycle spaces.

MA06/Unit 2 currently extends to 6,573m2 total floorspace, of which 258m2 is ancillary office space. The warehouse is supported by 79 parking spaces, disabled spaces, 4 motorcycle spaces and 8 cycle spaces.

The units permitted use class is B8 (storage and distribution). The site is currently accessed from the east via Firedamp Way and Lamplight Way. Three access points from Firedamp Way provide access to Unit 1 car park, Unit 2 car park, and the HGV loading areas for both units. Vehicular access is currently blocked from Firedamp Way pending the opening of the units, however pedestrian access is still possible via this route.

Agecroft Commerce Park is designated as a site for employment development as identified on the UDP proposals map (policy E4/10) for offices, light industry, general industry, storage and distribution.

The surrounding area is largely characterised by its industrial appearance, being bound to the north-east, east and southern aspects by commercial premises. The north and west are bound by an established wooded landscape buffer with public footpath and residential properties beyond (along Dell Avenue). The site is not located within a Conservation Area or site of biological importance. There are no listed buildings within the vicinity of the site.

A Public Right of Way (PRoW 55) is located to the south of the application beyond the sites perimeter fencing and which would not be affected by the proposal.

Description of Proposal

Planning permission is sought for the conversion of 2 existing warehouses into data centres, including alterations to the parking areas, installation of additional foundations to support a mezzanine and first floor, an external fire exit stairway, elevational alterations and extension of office space, and installation of externalplant/machinery equipment including two substations.

The site will be completed in phases, with MA05/Unit 2 planned for delivery first. Data centres are paramount to the operation of the internet and modern businesses. They are the physical location in which data is stored and processed, necessary to keep websites and company IT networks and databases online 24/7.

Rather than businesses hosting servers within their premises and paying the associated costs of installation, cooling and storage, these data centres will rent out server space in 24 hour industrially cooled facilities, allowing companies on site to conduct server maintenance. This offers a more energy efficient, reliable and secure method of data storage.

For this reason, it is necessary for data centres to be located close to centres of economic and consumer activity. The Agecroft Commerce Park’s proximity to the economic hubs of Salford Quays and Manchester city centre, as well as key road and railway networks makes it the ideal location to serve businesses in the region.

The proposed increases in floorspace are detailed in the table below. An additional floor is proposed to increase the capacity of servers that can be stored in the warehouses. The mezzanine floor will be used to hold equipment necessary for data centre functions. Ancillary office space will also be increased in both units as necessary to support the management of the data centres.

The additional plant/machinery works will occupy the existing HGV service yard, abutting the two units respectively. Backup generator units will be stacked on top of each other to maintain access routes into the service yard. One housed substation will sit within the Unit 2 service yard.

Elevational changes to the warehouses include:

• Addition of an external fire exit stairway from the first floor of Unit 2.• Additional level of windows to the first-floor office space of both Unit 1 and Unit 2.• Addition of vents abutting the external plant/machinery to allow piping into both units.• Addition of louvre panelling to areas of the façade to increase ventilation.

Within the service yard, the following machinery will be implemented:

• Backup generators, stacked on top of one another;• Fuel storage tanks servicing the backup generators;• Cooling units, adjacent to one another;• Water storage and treatment tanks servicing the chiller units; and• One housed substation.

The existing external lighting arrangements will remain, which light the service yard.

External security will be increased through the following measures:

• Addition of retractable bollards and card reader with pin code door access and intercom at each point of access.• A full height pedestrian turnstile at access points to the site.• Addition of fencing between the Unit 2 car park and service yard, with card reader access.• CCTV cameras at each point of access and within the service yards.• CCTV cameras outside the external fire exit stairway.

Externally, the existing Heavy Goods Vehicle (HGV) service yard will be repurposed to host plant and machinery necessary for data centre operation. This includes backup generators, chiller units, a housed substation and water storage units.

Vehicular access to the Evolution site will be along Firedamp Way, which is connected to the A6044 Agecroft Road via Tallyman Way. The main pedestrian access point also follows this route, or alternatively reaching Firedamp Way via Redcar Way.

The existing access arrangements will remain, with access to Unit 1, Unit 2, and the plant/machinery from Firedamp Way. The design layout ensures emergency vehicles can still access the plant/machinery area. Service vehicles serving the proposed data centres will follow the same route as regular vehicles, with access to the service yard if necessary.

A total of 23 parking spaces will be omitted from the car parks. This is to create room for emergency vehicles to manoeuvre within the car park, allow for added security at the site entrance, allow for an entrance area to the office, and for extra motorcycle spaces to be added.

There will be no reduction in the provision of disabled spaces. A total of 20 standard car spaces will be replaced with Green Car (low emitting and fuel-efficient vehicles as deemed by LEED standards), electric vehicle charging points and carpool spaces. The disabled bays will be marked out with the required safety zone to the sides and rear of the bays.

Publicity

Site Notice: Non HH Affecting public right of wayReason: Article 13 affect public right of way

Press Advert: Manchester Weekly News Salford EditionDate Published: 2 July 2020Reason: Article 15 Affect Public right of Way

Relevant Site History

04/48658/HYBEIA - Full application for the retention of the existing site remediation and enabling works and new site infrastructure including roads, landscaping and services and outline application for the provision of B1, B2 and B8 accommodation

16/68953/FUL (Unit 1) - Erection of warehouse (B8) and associated servicing and car parking – Approved 01.12.2016

17/69672/FUL (Unit 2) - Erection of warehouse use class B2 (General Industry) and B8 (Storage and distribution) together with associated servicing and car parking, and erection of 2.4m high fence and gates. – Approved 22.06.2017

18/72823/FUL (Unit 1) - Change of use of industrial unit from existing B8 use (Storage and Distribution) to a mixed B2 (General Industrial) / B8 (Storage and Distribution) use. – Approved 11.03.2019.

Unit 1 was initially developed as a B8 unit, before gaining permission for B2/B8 under permission 18/72823/FUL. However, this was never implemented.

Neighbour Notification

Thirty five (35) neighbouring occupiers have been notified of the application.

Representations

No letters of representation have been received in response to the application publicity.

Consultations

Design For Security - Recommend that a condition to reflect the physical security specifications set out in section four of the CIS , should be added, if the application is to be approved;

Air Quality, Noise, Contaminated Land - No objections, subject to conditions in respect of noise and land contamination;

Highways – No objections;

Senior Drainage Engineer - No objection to the development as the site is within flood zone 1 and includes no increase in hard standing and therefore no increase in run-off;

The Coal Authority - No objections, subject to condition(s);

Network Rail (LNW) - No objections;

Swinton South And North, Pendlebury Neighbourhood Manager - No comments received to date

GMPA The Greater Manchester Pedestrian Assoc. - No comments received to date

Group Leader Landscape Design - Any tree removed from the site as a result of this application should be replaced with an equivalent sized tree to an approved specification and tree pit detail.

Regeneration - No comments received to date;

The Open Spaces Society - No comments received to date;

Peak and Northern Footpaths Society - No objections;

Ramblers Association (Manchester Area) - No comments received to date;

Rights Of Way - No comments received to date.

Planning Policy

Development Plan Policy

Unitary Development Plan DES8 - Alterations and ExtensionsThis policy states that planning permission will only be granted for alterations or extensions to existing buildings that respect the general scale, character, rhythm, proportions, details and materials of the original structure and complement the general character of the surrounding area.

Unitary Development Plan DES9 - LandscapingThis policy states that hard and soft landscaping should be provided where appropriate that is of a high quality and would enhance the design of the development, not detract from the safety and security of the area and would enhance the attractiveness and character of the built environment.

Unitary Development Plan DES10 - Design and CrimeThis policy states that developments must be designed to discourage crime, antisocial behaviour, and the fear of crime. Development should i) be clearly delineated ii) allow natural surveillance iii) avoid places of concealment iv) encourage activity within public areas.

Unitary Development Plan E4 - Sites for Employment DevelopmentThis policy allocates various sites for employment development in accordance with Policy ST3 ‘Employment Supply’.

Unitary Development Plan E5 - Develop. in Established Employment AreasThis policy states that planning permission will only be granted for the reuse or redevelopment of sites or buildings within an established employment area for non-employment uses where the development would not compromise the operating conditions of other adjoining employment uses, and where one or more of the following apply:a) The developer can demonstrate there is no current or likely future demand for the site for employment purposesb) There is a strong case for rationalising land uses or creating open spacec) The development would contribute to the implementation of an approved regeneration strategy or plan for the aread) The site is allocated for another use in the UDP.

Unitary Development Plan EN17 - Pollution ControlThis policy states that in areas where existing levels of pollution exceed local or national standards, planning permission will only be granted where the development incorporates adequate measures to ensure that there is no unacceptable risk or nuisance to occupiers, and that they are provided with an appropriate and satisfactory level of amenity.

Unitary Development Plan EN19 - Flood Risk and Surface WaterThis policy states that any application for development that it is considered likely to be at risk of flooding or increase the risk of flooding elsewhere will need to be accompanied by a formal flood risk assessment. It should identify mitigation or other measures to be incorporated into the development or undertaking on other land, which are designed to reduce that risk of flooding to an acceptable level.

Unitary Development Plan ST3 - Employment SupplyThis policy states that a good range of local employment opportunities will be secured by enabling the diversification of the local economy and by using planning obligations to secure local labour contracts and training opportunities.

Unitary Development Plan A2 - Cyclists, Pedestrians and the DisabledThis policy states that development proposals, road improvement schemes and traffic management measures will be required to make adequate provision for safe and convenient access by the disabled, other people with limited or impaired mobility, pedestrians and cyclists

Unitary Development Plan A8 - Impact of Development on Highway NetworkThis policy states that development will not be permitted where it would i) have an unacceptable impact upon highway safety ii) cause an unacceptable restriction to the movement of heavy goods vehicles along Abnormal Load Routes.

Unitary Development Plan A10 - Provision of Car, Cycle, Motorcycle ParkThis policy states that there should be adequate provision for disabled drivers, cyclists and motorcyclists, in accordance with the Council’s minimum standards; maximum car parking standards should not be exceeded; and parking facilities should be provided consistent with the provision and maintenance of adequate standards of safety and security.

Unitary Development Plan DES1 - Respecting ContextThis policy states that development will be required to respond to its physical context and respect the positive character of the local area in which it is situated and contribute towards a local identity and distinctiveness.

Unitary Development Plan DES7 - Amenity of Users and NeighboursThis policy states that all new development, alterations and extensions to existing buildings will be required to provide potential users with a satisfactory level of amenity in terms of space, sunlight, daylight, privacy, aspect and

layout. Development will not be permitted where it would have an unacceptable impact on the amenity of occupiers or users of other development.

Other Material Planning Considerations

National Planning Policy National Planning Policy Framework

Local Planning Policy

Supplementary Planning Document - DesignThis document reflects the need to design in a way that allows the city to support its population socially and economically, working with and inviting those affected into an inclusive decision making process. Equally, development must contribute to the creation of an environmentally sustainable city supporting the natural environment minimising the effects of, and being more adaptable to, the potential impact of climate change.

Supplementary Planning Document - Established Employment AreasThis document contains a number of polices that promotes sustainable economic growth, which both enhances prosperity and reduces inequalities. The document encourages the provision of a wide range of employment opportunities, having regard to evidence based conclusions on need and demand.

Supplementary Planning Document - Design and CrimeThis policy document contains a number policies used to assess and determine planning applications and is intended as a guide in designing out crime.

Planning Guidance - Flood Risk and DevelopmentThe overarching aim of the planning guidance is to ensure that new development in areas at risk of flooding in the city, is adequately protected from flooding and that the risks of flooding are not increased elsewhere as a result of new development.

It is not considered that there are any local finance considerations that are material to the application

Appraisal

Principle

The application site is located within an established employment area and is allocated on the UDP proposal plan as a site for offices, light industry, general industry, storage and distribution (UDP policy E4/10).

Paragraph 80 of the NPPF states that ‘Planning policies and decisions should help create the conditions in which businesses can invest, expand and adapt. Significant weight should be placed on the need to support economic growth and productivity, taking into account both local business needs and wider opportunities for development’.

. In this particular case the proposed use is deemed to be a ‘sui generis’ use, however it does share some common characteristics with a use class B8 (storage & distribution) use in that the proposal would store data and also employ a number of office staff within the facility.

It is noted that planning permission 18/72823/FUL (for the change of use of industrial unit from existing B8 use to a mixed B2/B8 use has not been implemented and therefore the lawful use of the units is as follows:-

Unit 1: B8 & Unit 2: B2/B8;

The proposed use would be for data storage. The facility would be operated by Equinix, a company who connects leading businesses to their customers, employees and partners inside interconnected data centres. The centres would be used for storing vast quantities of data related to the company’s activities. The centres would have ancillary office accommodation, like other traditional B8 units, but would be set out to accommodate electronic data systems.

The proposed development is in accordance with the sites allocation and it is not considered that the use of the site would compromise the operating conditions of other surrounding properties. The principle of its redevelopment for

these purposes is therefore considered acceptable subject to compliance with other relevant planning policies which are considered in the remainder of this report.

Design and Layout

The existing buildings are of simple utilitarian commercial design and are in keeping with that of the other commercial units on the industrial estate.

The proposed elevational changes to the warehouses include the following:

• Addition of an external fire exit stairway from the first floor of Unit 2.• Additional level of windows to the first-floor office space of both Unit 1 and Unit 2.• Addition of vents abutting the external plant/machinery to allow piping into both units.• Addition of louvre panelling to areas of the façade to increase ventilation.

The existing external lighting arrangements will remain, which will continue to light the service yard.

The existing warehouses are both 12m high at their eaves. The proposed scheme will fit out the existing warehouse units and provide the ancillary plant/machinery works needed to support the data centre. This includes:

MA06/Unit 1:

•14 Backup generators, stacked on top of one another;•5 Fuel storage tanks servicing the backup generators;•2 Fuel pumps•9 Cooling tower units, adjacent to one another;•9 Water storage tanks;•1 Water treatment unit; and•1 Sprinkler pump unit.

The cooling tower units proposed in the Unit 1 service yard are anticipated to reach a height of 13.9 metres which will take them above the height of the Unit 1 eaves. However, given the raised woodland buffer to the west of the site, the cooling towers will not be visible from the residential area, and will also be partly screened by both units.

MA05/Unit 2:

•8 Backup generators, stacked on top of one another;•4 Fuel storage tanks servicing the backup generators;•8 Chiller units, adjacent to one another;•3 Water storage tanks;•A housed substation; and•A housed substation developed by ENWL.

As it is a smaller unit, the cooling requirements within the Unit 2 service yard are much lower. Chiller units within the Unit 2 service yard will sit at a much lower height than the cooling towers, lower than the backup generators.

Externally, the ancillary plant works will front their respective units. The water storage units will sit to the west of Unit 1. The substations are located adjacent to the access entrance for the service yard of Unit 2, for ease of access by Electricity North West.

The proposal is designed to be as functional as possible to maximise provision of data servers within the building. Both the internal and external layout has been designed to ensure ease of access for emergency vehicles and fire escape routes. This includes an additional external fire exit stairway in Unit 2.

The existing elevations of the units are comprised of silver finished composite cladding and aluminium windows. Elevational changes will use materials to match the existing units. The plant/machinery work will be sought based on its specifications, but consideration has been given to the overall appearance of the external machinery. The substation(s) will be housed in a red brick weatherproof building with Marley modern smooth grey interlocking roof tiles.

The scale and massing of the proposed physical alterations and development would be sympathetic to the existing adjoining building and the materials used would respect the industrial nature of the site and buildings.

Having regard to this and the fact that the proposed buildings have limited, if any visibility in the street scene from Lamplight Way due their siting within the site and the dense tree/scrub cover to the south, it is not considered that the proposed physical development raises any issues in terms of impact upon the visual amenities of the area or that they would appear incongruous particularly given the industrial setting. The proposal is therefore considered to be in accordance with policies DES1 and DES8 of the adopted UDP.

Design and Crime

A crime impact statement (CIS) has been submitted in support of the application which has been prepared by Greater Manchester Police – Design for Security.

The development has been assessed against the principles ‘Crime Prevention through Environmental Design’. The development could be vulnerable to opportunist or premeditated attack and theft. The CIS recommends that appropriate security measures are incorporated into the proposed scope of work by way of the following measures:-

• Addition of retractable bollards and card reader with pin code door access and intercom at each point of access.• A full height pedestrian turnstile at access points to the site.• Addition of fencing between the Unit 2 car park and service yard, with card reader access.• CCTV cameras at each point of access and within the service yards.• CCTV cameras outside the external fire exit stairway.

An informative will be attached to advise the applicant that the security measures which are discussed in section 3 of the statement, specifically in relation to the boundary treatment and access control are implemented.

Subject to the aforementioned informative the proposal is considered to be in accordance with policy DES10 of the adopted UDP and the Design and Crime SPD.

Residential Amenity

The principle of a proposed B8 use in this location has already been established by way applications 04/48658/HYBEIA, 16/68953/FUL (Unit 1) and 17/69672/FUL (Unit 2) and the potential impacts on residential amenity have to an extent already been considered.

Notwithstanding this, the proposed development is part of an existing employment use site, with the nearest noise sensitive uses (residential dwellings) being over 65m to the north on Dell Avenue and approximately 145m to the west on Broomhall Road. In terms of noise and disturbance; the proposals for outdoor fixed plant and equipment have the potential to result in a negative impact on health, amenity and quality of life for the residential occupants. There is also potential for breakout noise from the roof of the building to impact the properties and also from a proposed cooling tower.

A noise impact assessment has been submitted in support of the application and has been reviewed.

It is noted that a legacy planning condition for the entire site (04/48658/HYBEIA) set a noise limit based on a background noise level at the time of 40 dBLA90. However, during the noise survey conducted for this assessment lower background noise levels were measured. The lower background levels have been used to determine the potential impact of the equipment in accordance with BS4142:2014 (Methods for rating and assessing industrial and commercial sound).

BS4142 states that;

when a rating level does not exceed the background sound level, this is an indication of the specific sound source having a low impact;

when the specific noise level is more than around 5dB higher than the background noise level, but less than around 10dB higher, this is an indication of likely adverse impacts depending on context;

when the specific noise level is around 10dB or higher than the background noise level, this is an indication of likely significant adverse impacts, again depending on context.

The nose impact assessment considers the potential impact from all noise sources on the properties based on the above criteria.

With respect to the external plant, noise limits have been set which will result in no adverse impact on the nearest properties. Noise breakout from the roof was calculated to have a possible adverse impact, so the report concludes that an acoustic “lid” will be required inside the data centres to reduce external noise levels.

The Councils Environmental Officer has reviewed the noise impact assessment and accepts the conclusions of the report. The Local Planning Authority therefore have no objections to the development on the grounds of noise; subject to conditions being attached to ensure acceptable noise levels are maintained to the nearest noise sensitive receptors and that the acoustic mitigation of the roof is installed prior to first use.

In addition, it is not considered that any of the proposed physical development would result in any unacceptable impact on the residential amenity of the nearest residential dwellings in respect of loss of privacy, light, overlooking or being overbearing.

The proposal is therefore considered to be in accordance with policy DES7 and EN17 of the adopted UDP.

Transport and Highways

The application site is located within an existing Business Park setting, off Agecroft Road. The access to the proposed development site is therefore consistent with the access strategy across Agecroft Commerce Park. All vehicular access to the plot is via the Agecroft Commerce Park spine road (Lamplight Way), which provides direct access to the primary and local road network.

The site is most easily accessible by car; whilst there is a bus service along Agecroft Road this is limited to just hourly daytime services. No public rights of way would be created or changed as part of the development proposals.

The applicants have submitted a Transport Statement and Travel Plan in support of the application. The Travel Plan seeks to ensure that the travel arrangements to the development are appropriate and to limit the effects of the increase in travel movements in accordance with Salford’s development plan policies ST14 and A8.

Externally, the existing HGV service yard will be repurposed to host plant and machinery necessary for data centre operation. This includes backup generators, chiller units, a housed substation and water storage units.

Vehicular access to the Evolution site will be along Firedamp Way, which is connected to the A6044 Agecroft Road via Tallyman Way. The main pedestrian access point also follows this route, or alternatively reaching Firedamp Way via Redcar Way.

The design layout ensures emergency vehicles can still access the plant/machinery area. Service vehicles serving the proposed data centres will follow the same route as regular vehicles, with access to the service yard if necessary. This is to create room for emergency vehicles to manoeuvre within the car park, allow for added security at the site entrance, allow for an entrance area to the office, and for extra motorcycle spaces to be added.

There will be no reduction in the provision of disabled spaces. A total of 20 standard car spaces will be replaced with Green Car (low emitting and fuel-efficient vehicles as deemed by Leadership in Energy and Environmental Design standards), electric vehicle charging points and carpool spaces.

The disabled bays will be properly marked out with the required safety zone to the sides and rear of the bays.

Car Parking

Existing parking provision includes a total of 150 car parking spaces. This includes 9 disabled spaces. A total of 12 motorcycle spaces and 24 cycling spaces are present on site. Proposed changes to the parking arrangements are given below:

The parking allocation will also include designated spaces for the charging of electric vehicles and car pooling. The building will also have dedicated motorcycle parking spaces as required.

Unit MA06 – Parking Provision

The proposed parking numbers (B8) are noticeably lower (60) than the maximums prescribed in Appendix C of Salford’s UDP for Use Class B8 (237 Spaces) for unit. This is considered to represent a significant over provision when compared to the actual business operation requirements.

Data centres are typically a lower density employment use compared to other B8 uses. The submitted Transport Statement anticipates that the overall number of staff present on site would be approximately 50-60 people with some additional parking required associated with visitors to the site. It is noted that the Councils standards are a maximum and in the interest of providing a sustainable development on site, it is considered that the proposed number of car parking spaces proposed is appropriate for the data centre use and is considered adequate. This total provision includes 5 green car parking spaces, (for use by low emission vehicles only), 3 car share spaces and 2 EV charging spaces, further enhancing the sustainable credentials of the site.

A total of 20 cycle spaces are proposed for unit MA06, which is again lower that the minimum standard of 28 cycle spaces. However, as with the car parking standards, this is considered to represent a significant over provision compared to the business operation requirements. The initial provision would provide 1 space per 4 (on-site) employees and as such the amount of cycle provision is considered acceptable in this case. In addition the provision would be reviewed as part of the travel plan.

The provision of motor cycle spaces for this unit are also considered sufficient.

Unit MA05 – Parking Provision

As with Unit MA06 the proposed parking numbers (B8) are noticeably lower (67) than the maximums prescribed in Appendix C of Salford’s UDP for Use Class B8 (133 Spaces) for unit.

A total of 10 cycle spaces are proposed for unit MA05, which is again lower that the minimum standard of 15-16 cycle spaces.

For the same reason given above both the car parking and bicycle provision numbers are considered acceptable for this unit. Consequently, no objections are raised in relation to the level of car and bicycle parking provided in this instance.

The provision of the access and car parking arrangements within the site, and the secure cycle parking facilities, will be secured by the imposition of planning conditions.

Pedestrian Access

Pedestrians can enter the plot via the footpath on the existing estate road. The units will both have a main pedestrian entrance to the building. Secondary and emergency access will also be on all other elevations of the building.

Cycle Access

Cyclists arriving at the site would enter the plot via the access road, or via the pedestrian accesses if they dismount.

To this end the proposed development complies with policies A2, A8 and A10 of the UDP.

Flood Risk and Drainage

The site is located within a critical drainage area and in flood zone 1. As the site is area is greater than 1 hectare than a Flood Risk Assessment would normally be required. However, given the limited nature of the external physical works and that all the drainage solutions required for the erection of the warehouse(s) have now been implemented to the satisfaction of the Local Planning Authority, it is considered that no drainage strategy or flood risk assessment is required in this particular case.

The site is therefore not deemed to be at risk of flooding or of increasing the risk of flooding elsewhere. An informative has been attached to ensure that all works are undertaken in accordance with Building Regulations Document H.

The Councils Drainage Engineer has been consulted and has no objections to the proposed development.

The proposal is therefore considered to be in accordance with policy EN19 of the adopted UDP.

Environmental

Air Quality

The proposed development is not within the Greater Manchester Air Quality Management Area. The scale and nature of the development is not likely to have a significant impact on traffic. As such the Local Planning Authority has no objections to the development on Air Quality Grounds.

Land Contamination

Historically the site was part of the Agecroft Colliery, the buildings (as existing) are on a site remediated as part of the development (16/68953/FUL). The remediation included the installation of gas protection measures within both MA5 and MA6 units.

The proposed internal works will involve the use of bored pile foundations which will penetrate the existing membrane and create a potential risk to end users. During discussions with the applicant it was agreed to undertake a review of the ground gas monitoring data to determine whether there is still a requirement for gas protection within the buildings in accordance with guidance updated since the initial application.

The applicant has submitted a technical note in support of the application which includes a ground contamination and ground gas risk assessment.

With respect to ground contamination, the floor slab will be reinstated restoring the break between underlying soils and occupants, and a watching brief is recommended in case of unexpected contamination.

With respect to ground gas, the applicant has requested data from the author of previous reports to determine the risk assessment, however at the time of writing this has not been received to date. As such they propose to reinstate the gas protection measures to the original (or better) specification following installation of the piles.

The conclusions of the report are accepted, the Local Planning Authority have no objection to the development on the grounds of contamination; subject to a land contamination watching brief and verification condition(s).

The proposal is therefore considered to be in accordance with policy EN17 of the adopted UDP.

Coal Mining Legacy

Unit 2 as indicated on the site location plan is located within the southern area of the site and is categorised as a ‘Development Low Risk Area’ and on this basis any development on this part of the site would not need to be supported by a Coal Mining Risk Assessment. However, Unit 1 is located in an area defined as Development High Risk Area and there remains concern regarding what implications the development may have on the southern area of the site in respect of the safety and stability of the site.

In this particular case the applicants are planning on developing the smaller Unit 2 first (southern area), with the development of Unit 1 at a later date. The Coal Authority are therefore satisfied that a suitably worded condition could be attached which will ensure that no development commences on the northern unit (1) until intrusive site investigations have been carried out on site to establish the exact situation in respect of coal mining legacyfeatures.

Where the findings of the intrusive site investigations identify that coal mining legacy on the site poses a risk to surface stability, no development shall commence on unit 1 until a detailed remediation scheme to protect the development from the effects of such land instability has been submitted to the Local Planning Authority for consideration and approval.

Subject to the aforementioned condition the proposal is considered acceptable from a land stability perspective in accordance with paragraph 179 of the National Planning Policy Framework.

Recommendation

Approve

1. The development must be begun not later than three years beginning with the date of this permission.

Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990 (as amended).

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

MA050-ARP-ZZ-ZZ-DR-Y-XXXX-0001 - Site Location PlanMA050-FDG-ZZ-0G-DR-A-SITE-0010_P01 - Existing Site PlanMA050-FDG-ZZ-0G-DR-A-SITE-0011 P03 Proposed Site PlanMA061-FDG-ZZ-0G-DR-A-PLAN-0010 P01 Unit 1 Existing Ground Floor PlanMA061-FDG-ZZ-M0-DR-A-PLAN-0011 P01 Unit 1 Existing Mezzanine PlanMA061-FDG-RF-03-DR-A-PLAN-0013 P01 Unit 1 Existing Roof PlanMA061-FDG-ZZ-ZZ-DR-A-ZZZZ-2010 P01 Unit 1 Existing ElevationsMA061-FDG-ZZ-0G-DR-A-PLAN-0014 P01 Unit 1 Proposed Ground Floor Plan MA061-FDG-ZZ-01-DR-A-PLAN-0015 P01 Unit 1 Proposed First Floor PlanMA061-FDG-ZZ-02-DR-A-PLAN-0017 P01 Unit 1 Proposed Level 2 PlanMA061-FDG-RF-03-DR-A-PLAN-0018 P01 Unit 1 Proposed Roof PlanMA061-FDG-ZZ-ZZ-DR-A-ZZZZ-2011 P01 Unit 1 Proposed ElevationsMA061-FDG-ZZ-ZZ-DR-A-ZZZZ-3010 P01 Unit 1 Existing & Proposed SectionsMA051-FDG-RF-03-DR-A-PLAN-0013 P01 Unit 2 Existing Roof Plan MA051-FDG-ZZ-00-DR-A-PLAN-0015 P01 Unit 2 Proposed Ground Floor PlanMA051-FDG-ZZ-0G-DR-A-PLAN-1020 P01 Unit 2 Existing Ground Floor Zone 1MA051-FDG-ZZ-0G-DR-A-PLAN-1021 P01 Unit 2 Existing Ground Floor Zone 2MA051-FDG-ZZ-01-DR-A-PLAN-0016 P01 Unit 2 Proposed First Floor PlanMA051-FDG-ZZ-01-DR-A-PLAN-1023 P01 Unit 2 Existing First Floor Zone 1MA051-FDG-ZZ-02-DR-A-PLAN-0018 P01 Unit 2 Proposed Second Floor PlanMA051-FDG-ZZ-M1-DR-A-PLAN-0017 P01 Unit 2 Proposed Mezzanine Floor PlanMA051-FDG-ZZ-ZZ-DR-A- ZZZZ-2040 P01 Unit 2 Existing Elevations 01 & 02MA051-FDG-ZZ-ZZ-DR-A- ZZZZ-2041 P01 Unit 2 Existing Elevations 03 & 04MA051-FDG-ZZ-ZZ-DR-A-ZZZZ-2010 P02 Unit 2 Existing Planning ElevationsMA051-FDG-ZZ-ZZ-DR-A-ZZZZ-2011P05 Unit 2 Proposed Planning Elevations-MA051-FDG-ZZ-ZZ-DR-A-ZZZZ-3010 P01 Unit 2 Existing and Proposed SectionsMA050-ARP-XX-ZZ-DR-C-ZZZZ-1001 Unit 2 Combined Drainage LayoutMA050-FDG-SS-0G-DR-A-ZZZZ-7030 P04 Substation Elevations and Floorplan

Reason: For the avoidance of doubt and in the interest of proper planning.

3. The external materials used for the building alterations and staircase to unit 2 shall match those of the existing building so far as practicable.

Reason: In order to ensure a satisfactory appearance in the interests of visual amenity in accordance with Policies DES1 and DES8 of the City of Salford Unitary Development Plan and the requirements of the National Planning Policy Framework.

4. Notwithstanding any description of materials in the application and prior to the erection of the Electricity substation hereby approved and as shown and sited on drawing No.MA050-FDG-SS-0G-DR-A-ZZZZ-7030 P04 (Substation Elevations and Floorplans) full details of materials to be used externally on the electricity substation shall be submitted to and approved in writing by the Local Planning Authority. Such details shall include the type, colour and texture of the materials. Only the materials so approved shall be used, in accordance with any terms of such approval.

Reason: In order to ensure a satisfactory appearance in the interests of visual amenity in accordance with Policies DES1 and DES8 of the City of Salford Unitary Development Plan and the requirements of the National Planning Policy Framework.

5. Any externally mounted plant and equipment (with the exception of plant required for emergency situations) associated with the development shall be designed so as not to exceed the following noise rating levels when measured at the following locations;

1m from the nearest noise sensitive façade on Broomhall Lane07:00 - 23:00 - 37 dB LAr,Tr23:00 - 07:00 - 33 dB Lar,Tr

1m from the nearest noise sensitive façade on Dell Avenue07:00 - 23:00 - 41 dB LAr,Tr23:00 - 07:00 - 36 dB Lar,Tr

Measured in accordance with BS 4142 2014+A1:2019 with corrections applied for any plant emitting noise of a tonal or irregular quality.

Reason: In the interest of the amenity of residents in accordance with policy EN 17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

6. Prior to first use the acoustic mitigation to the roof of the data centres shall be installed in accordance with the submitted Noise Impact assessment, May 2020, MA050-ARP-XX-XX-RP-Y-XXXX-1002, Arup, and maintained in accordance with the approved mitigation whilst the use is in operation.

Reason: In the interest of the amenity of residents in accordance with policy EN 17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

7. Pursuant to condition 6; and prior to first use or occupation a verification report, which validates that all acoustic mitigation to the roof of the data centres has been installed in accordance with the submitted Noise Impact assessment and agreed with the Local Planning Authority, shall be submitted to and approved in writing by the Local Planning Authority.

Reason: To In the interest of the amenity of residents in accordance with policy EN 17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

8. During the period of construction, should contamination be found on site that has not been previously identified, no further works shall be undertaken in the affected area. Prior to further works being carried out in the affected area, the contamination shall be reported to the Local Planning Authority within a maximum of 5 days from the discovery, a further contaminated land assessment shall be carried out, appropriate mitigation identified and agreed in writing by the Local Planning Authority. The development shall be undertaken in accordance with the agreed mitigation scheme.

Reason: To prevent pollution of the water environment and to ensure the safe development of the site in the interests of the amenity of future occupiers in accordance with Policy EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

9. Pursuant to condition 8; and prior to first use or occupation a verification report, which validates that all remedial works undertaken on site were completed in accordance with those agreed with the Local Planning Authority, shall be submitted to and approved in writing by the Local Planning Authority.

Reason: To prevent pollution of the water environment and to ensure the safe development of the site in the interests of the amenity of future occupiers in accordance with Policy EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

10. The vehicle parking, servicing and other vehicular access arrangements shown on the approved plans to serve the development hereby permitted shall be made available for use prior to the development being brought into use (or in accordance with a phasing plan which shall first be agreed in writing with the local planning authority) and shall be retained thereafter for their intended purpose.

Reason: In the interest of highway safety and the free flow of traffic and in accordance with policies A2, A8 and A10 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

11. Prior to first occupation of the development hereby approved full details of open storage within the confines of the application site, if proposed, shall be submitted to and approved in writing by the Local Planning Authority. Submitted details shall include the area proposed, proposed types of materials and/or equipment to be stored, means of enclosure / screening and maximum heights of external storage. The approved details shall be implemented in full and retained thereafter. There shall be no other external storage except within the hereby approved storage area(s).

Reason: To safeguard the visual appearance and character of the area in accordance with Policy DES1 of the City of Salford unitary Development Plan and the National Planning Policy Framework.

12. The cycle & motor cycle parking shall be implemented in accordance with the details shown on approved plans and shall be made available for its intended use prior to the occupation of the development hereby approved and shall be retained thereafter.

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

13. The 2 electric vehicle charging points shall be implemented in accordance with the details shown on approved drawing 0150 Rev C (Unit H1 Cycle Shelter Details) and shall be made available for its intended use prior to the occupation of the development hereby approved and shall be retained thereafter.

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

14. No development shall commence on unit 1 (to the north) until intrusive site investigations have been carried out on site to establish the exact situation in respect of coal mining legacy features. The findings of the intrusive site investigations shall be submitted to the Local Planning Authority for consideration and approval in writing. The intrusive site investigations shall be carried out in accordance with authoritative UK guidance.

Reason: In the interests of public safety in accordance with National Planning Policy Framework.

15. Where the findings of the intrusive site investigations (required by condition 14 above) identify that coal mining legacy on the site poses a risk to surface stability, no development shall commence until a detailed remediation scheme to protect the development from the effects of such land instability has been submitted to the Local Planning Authority for consideration and approval in writing. Following approval, the remedial works shall be implemented on site in complete accordance with the approved details.

Reason: In the interests of public safety in accordance with National Planning Policy Framework.

Notes to Applicant

1. INFORMATIVE NOTE

The proposed development lies within an area that has been defined by the Coal Authority as containing potential hazards arising from former coal mining activity. These hazards can include: mine entries (shafts and adits); shallow coal workings; geological features (fissures and break lines); mine gas and previous surface mining sites. Although such hazards are seldom readily visible, they can often be present and problems can occur in the future, particularly as a result of development taking place.

It is recommended that information outlining how the former mining activities affect the proposed development, along with any mitigation measures required (for example the need for gas protection measures within the foundations), be submitted alongside any subsequent application for Building Regulations approval (if relevant).

Any form of development over or within the influencing distance of a mine entry can be dangerous and raises significant safety and engineering risks and exposes all parties to potential financial liabilities. As a general precautionary principle, the Coal Authority considers that the building over or within the influencing distance of a mine entry should wherever possible be avoided. In exceptional circumstance where this is unavoidable, expert advice must be sought to ensure that a suitable engineering design is developed and agreed with regulatory bodies which takes into account of all the relevant safety and environmental risk factors, including gas and mine-water. Your attention is drawn to the Coal Authority Policy in relation to new development and mine entries available at: www.gov.uk/government/publications/building-on-or-within-the-influencing-distance-of-mine-entries

Any intrusive activities which disturb or enter any coal seams, coal mine workings or coal mine entries (shafts and adits) requires a Coal Authority Permit. Such activities could include site investigation boreholes, digging

of foundations, piling activities, other ground works and any subsequent treatment of coal mine workings and coal mine entries for ground stability purposes. Failure to obtain a Coal Authority Permit for such activities is trespass, with the potential for court action.

Property-specific summary information on past, current and future coal mining activity can be obtained from: www.groundstability.com or a similar service provider.

If any coal mining features are unexpectedly encountered during development, this should be reported immediately to the Coal Authority on 0345 762 6848. Further information is available on the Coal Authority website at:www.gov.uk/government/organisations/the-coal-authority

This Informative Note is valid from 1st January 2019 until 31st December 20202.The applicant is advised that they have a duty to adhere to the regulations of Part 2A of the Environmental Protection Act 1990, the National Planning Policy Framework 2018 and the current Building Control Regulations with regards to contaminated land. The responsibility to ensure the safe development of land affected by contamination rests primarily with the developer.3.All drainage work shall be undertaken in accordance with Building Regulations Document H.4.The Local Planning Authority recommends that the applicant implements in full, the recommendations which are stated in section 3 of the submitted crime impact statement prepared by Greater Manchester Police - Design for Security.

5.If, during any works on site, contamination is suspected or found, or contamination is caused, the Local Planning Authority shall be notified immediately. Where required, a suitable risk assessment shall be carried out and/or any remedial action shall be carried out in accordance to an agreed process and within agreed timescales in agreement with the Local Planning Authority.6.Under the Coal Industry Act 1994 any intrusive activities, including initial site investigation boreholes, and/or any subsequent treatment of coal mine workings/coal mine entries for ground stability purposes require the prior written permission of The Coal Authority, since such activities can have serious public health and safety implications. Failure to obtain permission will result in trespass, with the potential for court action. In the event that you are proposing to undertake such work in the Forest of Dean local authority area our permission may not be required; it is recommended that you check with us prior to commencing any works. Application forms for Coal Authority permission and further guidance can be obtained from The Coal Authority's website at:https://www.gov.uk/get-a-permit-to-deal-with-a-coal-mine-on-your-property

The Coal Authority adopted policy: Development and Mine Entries: https://www.gov.uk/government/publications/building-on-or-within-the-influencing-distance-of-mine-entries