Planning application considerations
When we consider a planning application for proposed development, we have to take into account various planning constraints which can effect our decision. These include:
Planning and Building Control
Trafford Council
PO Box 96
Waterside House
Sale
M33 7ZF
planning@trafford.gov.uk
0161 912 3149
When we consider a planning application for proposed development, we have to take into account various planning constraints which can effect our decision. These include:
These are areas of land identified by the Environment Agency (EA) as potentially at risk of flooding. The EA categorizes the areas into flood zones. The extent of the risk will depend on which flood zone the land falls into. For further information on these flood zones please use the Environment Agency flood map website.
If a proposed development would fall within a Flood Risk Zone, the applicant should consult with the EA to agree the parameters of any Flood Risk Assessment (FRA). This FRA must be included with the planning application, otherwise the application may not be registered.
When a FRA has been submitted as part of the application we will consult with the EA for their opinion as part of the application process.
Any Planning permission granted on a site in a flood zone may be tied to any mitigation strategy as outlined in the FRA or by suitably worded planning conditions.
Trafford UDP Related Policy: ENV1
Department for Communities and Local Government: Planning Policy Statement 25 (Development and Flood Risk)
If you have concerns that a site may be contaminated from a previous use, please contact our Renewal and Environmental Protection Team. If a proposed development site is likely to be contaminated, we may ask for a Contaminated Land Survey to be included with the planning application.
This may have implications for the nature of uses on a site, the siting of buildings and any reasonable mitigation works may be conditioned as part of a planning permission. There may also be responsibilities under separate legislation with regard to contaminated land issues. Our Renewal and Environmental Protection Team would be able to advise.
If there is a listed building on a proposed development site, as well as any application for planning permission, Listed Building Consent will be needed for any works which affect the special character of a listed building, this includes its setting. Listed building consent is different from planning permission. The two systems are quite separate although in practice the same drawings and information can often be used, provided that they contain sufficiently detailed information. It is the responsibility of the applicant for listed building consent to make out the case for the proposed alterations.
More information can be found in the Listed Buildings section.
Within a conservation area, in addition to controlling demolition, the Council will seek to:
More information can be found in the Planning Conservation section.
Trafford UDP Related Policy: ENV21
We have an Interactive UDP Map with the location of all Trafford Council Conservation Areas.
Article 4 Directions are issued by the Council in circumstances where specific control over development is required, primarily where the character of an area of acknowledged importance would be threatened. They are therefore more commonly applied to conservation areas.
In the Linotype Conservation Area and in parts of The Downs Conservation Area there are further restrictions on changes to buildings, including the erection of porches and the replacement of doors and windows. These restrictions are as a result of the Council applying what is known as an Article 4 Direction.
Certain sites within Trafford may contain or may have previously involved the use of hazardous materials as defined by the Health and Safety Executive (HSE).
When we receive a planning application for development on or near these sites we will consult with the HSE for their advice and guidance. This may deem certain proposed uses as unsuitable for these sites.
