APPLICATION No: 20/75347/FUL

APPLICANT: Lok'nStore Limited

LOCATION: Cousins Furniture Store, 1 North Phoebe Street, Salford, M5 4EA

PROPOSAL: Subdivision and partial change of use of existing single A1 retail

unit to form two units, one retained in A1 retail use and one in

B8 self-storage use. Alterations to the exterior of the building.

Relocation of one vehicular access and alterations to car

parking layout and boundary treatment. Provision of refuse

storage and cycle parking.

WARD: Ordsall

Description of Site and Surrounding Area The application site comprises the former Cousins Furniture store accessed from North Phoebe Street, off the A57 Regent Road in Salford. The site is located within an established employment area with the premises being vacant, having laid empty for approximately 10 months. The site is also accessed for deliveries from West Egerton Street. The building is constructed from red brick with featured re-constituted stone column panels along the elevations. The main entrance is predominantly glazed and demarcated by stone panelling under a projecting aluminium clad canopy. The application site comprises 100 car parking spaces accessed from North Phoebe Street, off the A57 Regents Road.

Description of Proposal B8 Storage Use Permission is sought for the partial conversion of the former furniture store into a self-storage facility (Use Class B8) occupied by the provider, Lok’nStore. The B8 use will extend 3,327sqm, over two existing floors, and will occupy the southern portion of the application site. As explained within the applicant’s Planning Statement, the size of the storage units available to customers generally range from 12 ft² lockers to 200ft² larger walk-in units. The units are provided on a flexible, short-term, tenancy.

Externally, the existing grey fascia and guttering of the building will be painted tangerine to reflect the brand identity of Lok’nStore. Sections of the elevations behind the main front feature, which are currently grey vertical metal cladding, will also be painted tangerine. In addition, four new loading bays will be created with canopies installed to allow for loading and unloading. Due to the nature of the proposal the level of car parking provision will be reduced to 24 spaces, comprising:

• 20 standard spaces;

• 3 EV charging point spaces; and

• 2 disabled spaces. The applicant has also agreed to provide two Sheffield cycle parking stands near the main entrance to the B8 storage unit. A1 retail unit The remainder of the building to the northern portion of the application site will be retained for A1 retail use in accordance with the original approval for the wider development in 1994 (94/32729/FUL). The retail unit is single storey and provides 752sqm of commercial floorspace. The external elevation will remain largely unaltered with the insertion of a pedestrian entrance doorway accessed from the newly subdivided car park off North Phoebe Street. The unit will be served by:

• 19 standard car parking bays;

• 2 EV charging point bays;

• 2 disabled bays; and

• 5 Sheffield cycle parking stands In order to facilitate the proposed subdivision of the site a corresponding palisade fence will be erected and a newly formed bin store created for the B8 storage unit. Notwithstanding the details shown on the proposed site plan, elevational drawings of the proposed structures have not been submitted.

Proposed Site Plan

Publicity Site Notice: Non HH Article 15 Date Displayed: 17th June 2020. Reason: Wider Publicity Press Advert: Manchester Weekly News Salford Edition Date Displayed: 18th June 2020. Reason: Article 15 Standard Press Notice Neighbour Notification One neighbouring occupier has been notified of the application by letter dated 10 June 2020. Representations No letters of representation have been received in response to the application’s publicity. Relevant Site History 15/66533/FUL - Extension of temporary use for the siting of a mobile clinic for a further 7 years. Approved 12.08.2015. 05/49829/FUL - Erection of extension to existing retail unit, alteration to elevations and erection of 2.1m high boundary railings. Approved 28.02.2005. 02/44903/ADV - Display of two non-illuminated fascia advertising signs. Approved 29.11.2002. 94/32729/FUL - Erection of non-food retail unit together with associated landscaping, car parking and construction of new vehicular access (amendment to 93/31911/FUL). Approved 20.07.1994 94/32257/FUL - Demolition of existing building and construction of non-food retail units together with new vehicular access and associated car parking and landscaping. Approved 16.03.1994 93/31911/FUL - Demolition of existing building and construction of non-food retail units together with new vehicular access and associated car parking and landscaping. Approved 15.12.1993. 93/31772/OUT - Outline planning application for the erection of non-food retail units, formation of new service access and part closure of North Phoebe Street. Approved 19.11.1993. Consultations Local Highway Authority – No objection subject to attachment of condition relating to the EV charging points. TfGM – No objection Air, Noise and Land Contamination – No objection subject to the attachment of a condition restricting the noise generative construction hours. Further to additional review it is not considered that the attachment of the condition is reasonable given the existing level of noise and disruption associated with the area, alongside the limited external works envisaged to facilitate this development. Drainage Engineer – No objection Planning Policy Development Plan Policy Unitary Development Plan ST1 – Sustainable urban neighbourhoods The policy requires development to contribute towards the creation and maintenance of sustainable urban neighbourhoods. Unitary Development Plan ST3 – Employment Supply

The policy states that a good range of local employment opportunities should be secured by maintaining an adequate supply and variety of land and buildings and enabling diversification of the local economy. Unitary Development Plan DES1 – Design The 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 whilst contributing towards a local identity and distinctiveness. Unitary Development Plan DES2 - Circulation and Movement The design and layout of new development will be required to: 1. Ensure that the development is fully accessible to all people, including the disabled and others with limited or

impaired mobility; 2. Maximise the movement of pedestrians and cyclists to, through and around the site, through the provision of

safe and direct routes; 3. Enable pedestrians to orientate themselves, and navigate their way through an area by providing appropriate

views, vistas and visual links; 4. Enable safe, direct and convenient access to public transport facilities, and other local amenities such as retail

and community facilities, including where appropriate the incorporation of a bus route or turning facility within the site; and

5. Minimise potential conflicts between pedestrians, cyclists and other road users, for example by incorporating speed reduction measures and through the careful design of car parking areas.

Unitary Development Plan DES7 - Amenity of Users and Neighbours This 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. Unitary Development Plan DES8 - Alterations and Extensions This 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 – Landscaping This policy states that developments will be required to incorporate appropriate hard and soft landscaping provision which reflects and enhances the character of the area and the design of the development. It should also use high quality materials, be easily maintainable, respect adjacent land uses and where possible make provision for the creation of new wildlife habitats. Unitary Development Plan DES10 - Design and Crime This 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 EN17 - Pollution Control This 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 Water This 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 E5 - Development in Established Employment Areas This 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 purposes;

b) There is a strong case for rationalising land uses or creating open space; c) The development would contribute to the implementation of an approved regeneration strategy or plan

for the area; d) The site is allocated for another use in the UDP.

Unitary Development Plan A2 - Cyclists, Pedestrians and the Disabled 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 Network This 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 Parking This 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 S1 - Retail Leisure Dev. in Town Neighbourh. This policy states that planning permission will only be granted for retail and leisure where it would be of an appropriate scale to the centre; is or can be accessible by a choice of means of transport, walking and cycling; would not give rise to unacceptable levels of traffic congestion or highway safety; make car park facilities, where practicable available to all short stay visitors; be of a high standard of design; would not have an unacceptable impact on environmental quality or residential amenity. Unitary Development Plan S3 - Loss of Shops This policy states that outside town/neighbourhood centres, planning permission will be granted for the change of use of local shops from Class A1 retail where the proposal is consistent with the other policies and proposals of the plan, and it can be demonstrated either that there is no demand for the retail use of the property or that an alternative use would be more appropriate. Other Material Planning Considerations National Planning Policy National Planning Policy Framework Local Planning Policy Supplementary Planning Document - Established Employment Areas This 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 Crime This 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 Development The 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. Supplementary Planning Document - Design

This 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. The Revised Draft Greater Manchester Spatial Framework (‘GMSF’) was subject to public consultation at the start of 2019. The next version of the plan is expected to be published in summer 2020. In accordance with paragraph 48 of the National Planning Policy Framework it is considered that very limited weight can be given to the policies in the GMSF. The Publication Salford Local Plan: Development Management Policies and Designations (‘Local Plan’) was published on 27 January 2020 and comments are being invited until 20 March 2020. This is the version of the document that the city council would like to adopt and has been subject to a significant amount of public consultation in previous stages of its production. However, in accordance with paragraph 48 of the National Planning Policy Framework the weight that can be given to the Local Plan currently is limited. Following the end of the period for comments, the city council will consider the comments made to determine the extent to which there are unresolved objections to the policies in the Plan. Those policies with less significant (or no) objections will be capable of carrying more weight than those with significant unresolved objections. In addition, following the publication of the National Planning Policy Framework (NPPF) it is necessary to consider the weight which can be afforded to the policies of the Council's adopted Unitary Development Plan (paragraph 213 NPPF February 2019). In terms of this application it is considered that the relevant policies of the UDP can be afforded due weight for the purposes of decision making as the relevant criteria within the UDP policies applicable to the proposed development are consistent with the policies contained in the NPPF. It is not considered that there are any local finance considerations that are material to the application Appraisal The main considerations in the determination of this application include:

• Principle of development;

• Visual amenity;

• Amenity to neighbouring occupants;

• Highway and parking;

• Drainage and flood risk;

• Air Quality Principle of development Established employment area The NPPF sets out the Government’s commitment to building a strong and competitive economy with the planning system operating to encourage, and not act as an impediment, to sustainable economic growth. The application site is unallocated within the Unitary Development Plan (UDP) however lies within an established employment area (as prescribed by Policy EMP1 of the Established Employment Areas SDP) and therefore Policy E5 of the UDP is of relevance. This policy identifies that within established employment areas, planning permission will be granted for the following types of development where they are consistent with other relevant policies and proposals of the UDP:

i. the modernisation and refurbishment of existing buildings; ii. the redevelopment of land and buildings for employment purposes; iii. improvements to access, circulation, parking and servicing, particularly where this would foster

sustainable transport choices; iv. the environmental improvement of the area including, where appropriate, the landscaping of

vacant sites; and v. improvements to property and personal security, where this is consistent with the need to

maintain high standards of design.

It is recognised that there are a significant number of employment areas across the city, varying considerably in size and accessibility to key service centres. However, all of which remain an important source of local employment. As explained through Policy E5, a key element of the economic strategy for the city is the protection and improvement of existing employment areas which remains compliant with the main thrust of Section 6 of the NPPF (2019). In this regard local planning authorities are required to help create conditions in which businesses can invest, expand and adapt through significant weight placed upon the need to support economic growth and productivity within suitably accessible locations. Whilst the application site is strategically unallocated, it is nonetheless ideally positioned within an existing, and well established, employment area denoted for its contribution to the local economy. The site is also well served by local transport networks and availability to travel via other sustainable modes of transportation with the proposal seeking to refurbish the existing building for employment purposes. It is therefore considered that subject to the development complying with criteria iii-v of Policy E5 of the UDP, the principle of a Use Class B8 storage and distribution unit is acceptable in this location and should be supported. Loss of retail premises Having due regard to the partial loss of the retail premises, Policy S3 of the UDP is applicable and states that outside town/neighbourhood centres, planning permission will be granted for the change of use of “local shops” (case officer emphasis) from Class A1 retail where the proposal is consistent with the other policies and proposals of the plan, and it can be demonstrated either that there is no demand for the retail use of the property or that an alternative use would be more appropriate. The application site lies along a key arterial route connecting Manchester City Centre to the M602 whereby the northern section of the A57 Regent Road comprises an established employment area delivering a mix of commercial uses ranging from Use Class A1 retail warehouses, to Use Class B1 (offices and light industry) and B8 (storage and distribution) units. To this end the proposed use would maintain the established character of the area and would not result in a discordant relationship with surrounding businesses. Additionally, it is recognized that the application site cannot realistically be considered a “local shop” for the purposes of Policy S3 of the UDP given its size and positioning amongst an otherwise light industrial setting. Consequently, it is not considered reasonably necessary for the applicant to demonstrate that there is either no demand for the retail use of the property or that an alternative use would be more appropriate. Notwithstanding the above, it is important to note a relevant condition which was attached to the original grant of approval for the site under 94/32729/FUL which sought to restrict the use of the Class A1 retail premises for purposes unrelated to the selling of food. The reasoned justification for this restriction was in order to safeguard the vitality and viability of the existing shopping provision within designated local/neighbourhood centres. As evidenced through Policy S1 of the UDP, alongside the provisions of Section 7 of the NPPF, the application site would not be considered suitable for a food related use as it could potentially impact upon the vitality and viability of existing shopping provision within designated local/neighbourhood centres, most notably that at Regents Road 400m to the east. On this basis it is considered necessary to attach a similarly worded to condition to the grant of any planning permission. In accordance with policies ST1, ST3, E5, S1 and S3 of the UDP the principle of the proposed development is considered acceptable. Visual amenity Section 12 of the NPPF seeks to achieve well-designed places which are visually attractive as a result of good architecture, layout and appropriate and effective landscaping works. Proposals should also be sympathetic to local character, including the surrounding built environment and landscape setting. Policy DES1 of the adopted UDP states that developments should respect the character of the area within which they are set and contribute to the local character and distinctiveness. This is accompanied by Policy DES8 of the UDP which explains 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.

The proposal would not lead to any significant alterations to the external appearance of the building other than the incorporation of four bay loading doors to the south and eastern elevations with flat roofed canopies, an additional entrance door to the newly formed A1 retail premises to the northern portion of the application site and the repainting of the metal profiled vertical cladding, alongside the existing facias, guttering and canopies in a tangerine orange colour representative of the Lok’nstore branding.

Example 1 – Bristol outlet branding Example 2 – Dover outlet branding

Whilst acknowledging that the brand colour is vibrant, it is nonetheless still considered acceptable in this commercial setting and would not otherwise result in an incongruous appearance detrimental to the local distinctiveness of the area, nor the wider street-scene along Regents Road. Additionally, this colour will be painted onto the elevations and is therefore interchangeable over time without significant intervention. The Council’s landscaping team have reviewed the proposal and make no comment on the application other than to request details of the new fencing to subdivide the existing car park and the cycle/bin storage facilities. This request can be included within an appropriately worded condition to any grant of permission. The proposals are therefore considered compliant with Policies DES1, DES8 and DES9 of the UDP. Amenity to neighbouring occupants Policy DES7 of the UDP 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. In respect to noise and disturbance, Policy EN17 is of relevance and requires that adequate measures are incorporated into developments to ensure occupants are provided with a satisfactory level of amenity. The proposal has been assessed by the Council’s Environmental Consultant who raises no objection to the development in respect to noise and disturbance post completion. However, it was noted that due to the site’s location immediately north of an existing predominately residential area a condition was recommended restricting the hours of noise generative construction work between the following hours of operation:

• Monday to Friday: 08:00 - 18:00

• Saturday: 09:00 - 14:00

• Sunday and Public Holidays: No noise generative construction works. Whilst acknowledging the observations made by the Environmental Consultant it is considered that, on balance, the attachment of a condition requesting a restriction to the noise generative construction hours would be reasonably necessary given the limited external works envisaged to facilitate the proposed development, in addition to the site’s adjacency to the A57 Regent Road which itself creates extensive noise to those residential properties lying to the south. It is therefore considered that the proposal sufficiently complies with the provisions of Policies DES7 and EN17 of the UDP. Highway and parking

Policy A8 states that development will not be permitted where it would i) have an unacceptable impact upon highway safety, and ii) cause an unacceptable restriction to the movement of heavy goods vehicles along Abnormal Load Routes, whilst policy A10 requires the 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. The proposal seeks the partial conversion of the building to provide a self-storage unit, alongside the retention of an A1 retail unit to the northern portion of the application site. In order to facilitate the proposed development the existing car parking will be subdivided and an additional vehicular access point created along North Phoebe Street to serve the A1 retail use. The existing access to the south will serve the new B8 self-storage unit. Car parking arrangements Further to discussion between the applicant and the Local Highway Authority the proposed site plan has been reconfigured to incorporate the following improved amenities:

A1 retail premises B8 storage premises

Disabled spaces

2 2

EV charging points

2 3

The incorporation of additional amenities is considered to represent a betterment to the existing arrangement which does not provide any disabled spaces or EV charging points on the site. It is also recognized that whilst the level of car parking will be reduced from 100 spaces to 48 spaces, the planned provision satisfactorily corresponds with the size and type of the proposed uses and meets the Council’s maximum car parking standards to comply with Policies A2 and A10 of the UDP. Bin and cycle storage arrangements As a means of improving the sustainability and accessibility of the site, the applicant has agreed to provide five Sheffield cycle parking stands located to the front of the A1 retail unit and two Sheffield cycle parking standards near the main entrance to the B8 storage unit. This is also considered a betterment to the existing arrangements and meets the requirements of Policy A10 of the UDP. In respect to bin storage, the location and positioning of the two facilities is considered acceptable for accessibility. However, no further details have been provided in respect to the elevational treatment. It is therefore considered reasonable to attach a condition to any grant of approval requesting the submission of the bin store details for the Local Planning Authority’s approval. Trip Generation The Local Highway Authority, in agreement with Transport for Greater Manchester, do not raise any objection to the proposed trip generations as evidenced within the submitted Transport Statement accompanying the planning application. The trip assessment methodology followed within the Transport Statement to determine the future trip generation and the resulting figures are agreed. It is anticipated that the change of use is likely to lead to a reduction in overall trip rates given the nature of Lok’nStore. On this basis, the LHA considers that the proposed development would have an acceptable impact on highway safety and the residual cumulative impacts on the road network would not be severe in accordance with paragraph 109 of the NPPF and policies A8 and A10 of the UDP. Drainage and flood risk

Policy EN19 of the UDP 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 (FRA). In this regard the proposed development does not meet the thresholds for the submission of a Flood Risk Assessment and in consultation with the Council’s Drainage Engineer, the change of use is not envisaged to lead to any additional risk of flooding elsewhere within this critical drainage area. The proposal is therefore considered compliant with Policy EN19 of the UDP. Air Quality The proposed development is partially located within the Greater Manchester Air Quality Management Area however the scale and nature of the development is not likely to have a significant impact on traffic and as such no objections to the development are made on Air Quality Grounds. Recommendation That planning permission be granted subject to the following planning conditions 1. The development shall be begun not later than the expiration of 3 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. The development hereby permitted shall be carried out in accordance with the following plans:

Location Plan SALF-FORUM-ZZ-XX-DR-A-XX - P100 Rev P1

Existing and Proposed Elevations SALF-FORUM-ZZ-XX-DR-A-XX - P105 Rev P1

Proposed Floor and Site Plan SALF-FORUM-ZZ-XX-DR-A-XX - P104 Rev P4

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

3. Notwithstanding the details shown on the approved plans, the development hereby permitted shall not be

occupied until details of boundary treatments (fencing and gates) have been submitted to and approved by

the Local Planning Authority.

The boundary treatments shall be implemented in accordance with the approved details and retained

thereafter.

Reason: To safeguard the visual amenities of the area in accordance with Policies DES1 and DES9 of the

City of Salford Unitary Development Plan and the National Planning Policy Framework.

4. 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.

5. Prior to first occupation of the development the applicant shall submit to and agree in writing with the local

planning authority a scheme of electric vehicle charging for the development. The scheme shall include either

1 Rapid or 2 Fast type electric vehicle charging units. The agreed scheme shall be implemented prior to first

occupation of the development and maintained in perpetuity.

Reason: In the interests of encouraging sustainable travel practices in accordance with the National Planning

Policy Framework.

6. Notwithstanding the details shown on the approved plans, the development hereby permitted shall not be

occupied until details of bin stores have been submitted to and approved by the Local Planning Authority.

The bin stores shall be implemented in accordance with the approved details and retained thereafter.

Reason: To safeguard the visual amenities of the area in accordance with Policies DES1 and DES9 of the

City of Salford Unitary Development Plan and the National Planning Policy Framework.

7. Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 1987, the retained

Use Class A1 retail unit shall not be used for the purposes of food retailing without first obtaining the approval

of the Local Planning Authority.

Reason: The Local Planning Authority considers it expedient to exercise an additional measure of control

over the future use of the site in order to safeguard the vitality and viability of existing shopping provision

within designated local/neighbourhood centres in accordance with Policy S1 of the Salford City Council

Unitary Development Plan and the relevant paragraphs of the NPPF

Notes to Applicant

1. Local Highway Authority

Dilapidation Survey:

Developer shall contact John Horrocks to arrange a full dilapidation/Condition Survey of all adopted

highways surrounding the site prior to works commencing on site. Tel: 0161 603 4046

Highway Permits/Licensing:

Applications for all forms of highway permits/licenses shall be made in advanced of any work being

undertaken on the adopted highway Note: NO boundary fencing shall be erected or positioned on any

part of the adopted highway with first seeking the relevant permits/licenses from the Local Highway

Authority Tel: 0161 603 4046.

2. The proposed development lies within a coal mining area which may contain unrecorded coal mining

related hazards. If any coal mining feature is encountered during development, this should be reported

immediately to the Coal Authority on 0345 762 6848.

Further information is also available on the Coal Authority website at:

www.gov.uk/government/organisations/the-coal-authority

This Standing Advice is valid from 1st January 2019 until 31st December 2020