PLANNING, DESIGN, AND ACCESS STATEMENT
(including details of Affordable Housing)
Land off Holgate, Thornton, Sefton
Prepared on behalf of
The Applicant – Castle Green and Forth Homes
February 2021
CONTENTS
Section Section Title Page Number Number 1 INTRODUCTION 1 2 SITE CONTEXT 4 3 PLANNING HISTORY 8 4 PROPOSED DEVELOPMENT 9 5 PLANNING POLICY CONTEXT 19 6 TECHNICAL AND POLICY ASSESSMENT 27 7 CASE FOR DEVELOPMENT 41 8 CONCLUSIONS 44
Appendices
1 EIA SCREENING OPINION 2 DRAFT HEADS OF TERMS FOR SECTION 106 AGREEMENT
INTRODUCTION
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1 INTRODUCTION
1.1. This Statement has been prepared by Grimster Planning on behalf of our Client, Castle Green and Forth Homes, (hereafter referred to as the “Applicant”).
1.2. The Statement is submitted in support of a detailed planning application (hereafter referred to as the “Application”) submitted to Sefton Council for the proposed development of Land off Holgate, Thornton, Sefton (hereafter referred to as the “Site”).
1.3. The description of development for which planning permission is sought, as stated on the Application Form, comprises the following:
“Proposed demolition of Orchard Farm including outbuildings, Stopping-Up of Holgate, and erection of 206 Dwellings and associated access, car parking, landscaping and public open space”
1.4. The purpose of this Statement is to assess the proposed development in the context of the development plan and any other relevant material planning considerations.
Pre-Application Consultation
1.5. As part of the pre-application process, the Applicant has engaged in discussions with Officers at Sefton Council to discuss the principle of development on the Site and the technical scope of an Application. A virtual pre-application meeting was held on 17 th November 2020 and a written response was received from the Council on 24th November 2020 (comprising a number of consultee responses). The feedback from these pre-application discussions has helped shape the proposed development and the scope of the technical information submitted by the Applicant as part of this Application.
1.6. Prior to the submission of the Application, the Applicant has engaged with members of the local community, as well as Thornton Parish Council and the Ward Councillors for the Manor Ward. Details are provided in the accompanying Statement of Community Involvement.
Environmental Impact Assessment (EIA) Screening Opinion
1.7. Prior to the submission of this Application, the Applicant submitted an EIA Screening Request to Sefton Council on 27th November 2020. In response, the Council confirmed in its Screening Opinion of 23rd December 2020 that the proposed development did not constitute EIA development , a copy of which is provided in Appendix 1 of this Statement. The Merseyside Environmental Advisory Service (MEAS) were consulted by Sefton Council, and they too concluded that the proposed
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development is unlikely to give rise to significant environmental effects and that an EIA is therefore not required in this instance. A copy of the MEAS response is also provided in Appendix 1. However, both MEAS and Natural England have set out the requirement for any potential effects of the proposed development on features of nature conservation to be assessed as part of the Application, an exercise which has been duly undertaken as part of the suite of technical reports set out in Table 1 below.
The Application
1.8. The Application comprises a number of supporting plans and drawings, and technical reports, which should be read alongside this supporting Statement (which forms part of the Application) as documented in Table 1 below:
Table 1: Application Package
Technical Report / Plan Author Reference / Date
Site Location Plan Forth Homes Red-Line Plan Site Layout Castle Green SEFT-SP.01 Rev. G Housetypes Castle Green Various Materials Schedule Castle Green January 2021 Streetscenes Castle Green SEFT-SP.01 Rev. B
Transport Assessment and Eddisons February 2021 Travel Plan Framework Tree Survey and Lally Tree Management November 2020 Preliminary Assessment
Arboricultural Impact January 2021 Assessment
Method Statement January 2021 Flood Risk Assessment RSK February and Engineering Appraisal 2021 Drawings Extended Phase 1 Habitat Rachel Hacking Ecology December 2020 Survey and Daytime Bat Survey Historic Environment Desk- RPS December 2020 Based Assessment Mineral Assessment e3p January 2021 Review Noise Impact Assessment e3p January 2021
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Air Quality Assessment e3p January 2021 Statement of Community Grimster Planning February 2021 Involvement Phase 1 Geoenvironmental e3p January 2021 Site Assessment
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SITE CONTEXT
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2 SITE CONTEXT
2.1. This Section of the Statement provides details of the Site, namely its location, description, and locational sustainability.
Site Location
2.2. The Site lies within the administrative area of Sefton Council.
2.3. The Site is located at the northern edge of the settlement of Thornton. An aerial photo of the Site is provided below.
Figure 1: Aerial Site Photo
Source: Google Earth
2.4. In respect of its surroundings, the Site is contained on all sides by existing infrastructure. This includes the A565 (Park View) to the west of the Site, the A5758 (Broom’s Cross Road) to the north, and Holgate and Rothwells Lane to the east. The southern boundary of the Site abuts existing residential development located on Holgate, Holgate Park, Park View and Rothwells Lane.
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2.5. Thornton Garden of Rest lies beyond Rothwells Lane further east of the Site. The land to the west of the Site, beyond the A565 (Park View) currently comprises agricultural land. However, like the Site, it is allocated for residential development in the Sefton Local Plan, further details of which are provided in Section 5 of this Statement.
2.6. The land to the south-west of the Site is currently subject to a planning application for the development of a dormer bungalow (Application Ref. DC/2020/02482) on land opposite 73 Southport Road, Thornton, L23 4TH. The proposed development, and in particul ar the submitted Site Layout, has had regard to these proposals to ensure that the Council’s design standards (separation distances) are adhered to in the event that planning permission is granted for both schemes, albeit without prejudice to the decision-making process of both proposals.
2.7. Careful consideration has been afforded to the Site’s surroundings in the preparation of the submitted Site Layout and the development proposals in general in order to have regard to the existing built, natural and historic environment.
Site Description
2.8. The gross Site area extends to 7.26 hectares.
2.9. The majority of the Site comprises greenfield land. The only built form within the Site comprises Orchard Farm and its associated outbuildings and areas of hardstanding, as well as the existing Holgate Bridleway (Thornton Bridleway No. 10) which extends north to the A5758.
2.10. There are existing trees and hedgerows within and at the perimeter of the Site. The rear boundary treatments of existing properties along the southern boundaries of the Site typically comprise a mix of fencing and/or hedgerows.
2.11. The Site is currently accessible via a gated field access of Park View, which forms the western boundary to the Site, as well as Holgate from the south (which provides the current access to Orchard Farm).
2.12. The Site itself is relatively flat, and slopes down to Brooms Cross Road to the north.
2.13. The Site lies in Flood Zone 1 and thus is deemed to be at a low risk of flooding based on the Environment Agency’s development flood maps.
2.14. The Site is not within a Conservation Area and does not comprise any listed buildings. Furthermore, there are no designated heritage assets immediately adjacent to the Site.
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2.15. Brooms Cross Scheduled Monument, a Grade II listed structure, is located c. 65m to the north of the Site on the opposite side of the A5758 and thus is physically separated from the Site by this major highway infrastructure.
2.16. Orchard Farm is a non-designated heritage asset located within the Site.
Locational Sustainability
2.17. In order to appraise the locational sustainability of the Site, we have considered the location of the Site relative to the everyday needs of future residents and access to key services.
Access to Education
2.18. The nearest Primary School to the Site is Thornton Primary School located on Stanny Field Drive, within a 1km walking distance of the Site. A second Primary School, namely St William of York RC, lies c. 1.2km from the Site on St William Road.
2.19. The nearest Secondary School to the Site is Thornton Holy Family High School located on Virgin’s Lane, Thornton, within a 0.7km walking distance.
Access to Shops and Services
2.20. The nearest convenience stores to the Site (Best One, Londis, Tesco Express) can be found within a 0.65km walking distance of the Site. The nearest large supermarket to the Site is Aldi, a 0.7km walk from the Site.
Access to Public Transport
2.21. The nearest bus stop to the Site is found on approximately 320m to the south-west of the Site on Quarry Road. Additional bus stops can be found on Water Street which can be accessed via Holgate. Details of the local bus services, comprising the X2, 47, 55 and 133 services, are documented in the accompanying Transport Assessment. However, these provide services to Kirkby, Liverpool City Centre, Crossens, Kirkdale and Preston City Centre.
2.22. Blundellsands and Crosby railway station and Waterloo railway station are both accessible from the Site. These stations are both on the Merseyrail network providing connections to Southport and Liverpool Central.
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Access to Healthcare
2.23. There are existing general practice and dental surgeries available in Thornton located on Bretlands Road and Moor Lane respectively. The Crescent Pharmacy is also within a 0.65km walking distance of the Site.
Access to Leisure/Recreation Facilities
2.24. Thornton benefits from existing leisure and recreation facilities across the settlement. These include Thornton Community Centre and grounds off Runnells Lane, Thornton Sports Ground off Moor Lane, and Thornton Cricket Ground and all-weather pitch off Elm Avenue. The area also benefits from smaller pockets of amenity open space.
Summary
2.25. Overall, it has been demonstrated that the Site is highly accessible with very good access to education, shops, public transport, healthcare and leisure/recreation facilities. It represents a sustainable location for the proposed development, and which has already been established through its allocation for housing in the Sefton development plan (further details of which are provided in Section 5 of this Statement).
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3 PLANNING HISTORY
3.1. Details of the Site’s planning history, where relevant to this Application, are documented in Table 2 below.
Table 2: Planning History
Application Reference Description of Development Decision Date
DC/2018/0568 Erection of 14 detached dwellinghouses 15th August 2019 including associated car parking and landscaping, retention of former farm house and demolition of existing outbuildings
3.2. As illustrated in Table 2 above, part of the Site benefits from extant planning permission for the development of 14 no. dwellings secured by Forth Homes (one of the Applicant’s for this Application).
3.3. This extant permission is a material planning consideration in the determination of this Application.
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4 PROPOSED DEVELOPMENT
4.1. This Section of the Statement provides details of the proposed development for which detailed planning permission is now sought.
Use
4.2. Detailed planning permission is sought for residential development (Use Class C3) on the Site, together with associated infrastructure works. This includes a sub-station
Housing Mix, Density and Floorspace
4.3. The proposed development comprises a total of up to 206 no. dwellings.
4.4. The proposed development will comprise the following housing mix:
68 no. 2-bed mid-terraced properties (32 of which are affordable) 30 no. 3-bed end-terraced properties (all affordable) 57. no. 3-bed detached properties; and 51 no. 4-bed detached properties.
4.5. The proposed net density across the Site will be 33.44 dwellings per hectare.
4.6. The cumulative net floorspace across the Site will equate to 3,485.53 square metres per hectare.
Scale and Massing
4.7. The proposed dwellings will all be a maximum of two-storeys in height. The proposed mix of dwellings (as set out in paragraph 4.4 above) allows for a layout which does not give cause to issues of massing which could otherwise be out-of-keeping with the local character and context, whilst also responding to local housing needs identified within the Council’s Local Housing Market Assessment (as documented later in Section 5 of this Statement). Whilst consideration was given to the inclusion of 3-storey units located towards the north-west corner of the Site adjacent to the roundabout, it was considered that any such buildings would potentially appear too dominant within the landscape and not provide for an appropriate transition to the Green Belt beyond.
4.8. The rear elevations of dwellings with habitable rooms will meet the Council’s minimum front to front habitable room separation standards of 21m, and 12m between a blank wall or a non-habitable room window (as set out in Section 4 of the Council’s New Housing SPD). These separation distances are provided for between proposed dwellings and existing dwellings located outwith the Site.
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Layout
4.9. The proposed Site Layout is shown on Figure 2. This incorporates a mix of mid and end -terraced and detached properties. The layout has sought to positively address the street frontage at all times. This includes properties fronting on to Park View and the A5758, with the remaining properties positively addressing the internal road arrangements. At the same time, the properties along the western and northern boundary of the Site are deliberately set back from the road to minimise any potential noise impacts on future residents from passing traffic.
4.10. By ensuring that the Council’s required separation distances have been met, the proposed development will avoid any issues of overlooking and impact on the residential amenity of those existing properties/residents located along the southern boundary of the Site (the privacy of which will be maintained through the retention of established landscaping where possible).
Figure 2: Proposed Site Plan
4.11. Consideration has been given to Secured by Design principles to inform the proposed Site Layout and boundary treatments. Accordingly, the proposed dwellings have been designed/orientated such that there is the opportunity for natural surveillance from properties. This includes surveillance of the large area of public open sited towards the northern part of the Site, within the eastern section, with the surrounding residential properties positively addressing this area of open space. Details of
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the street lighting to be provided within the Site can be dealt with by way of a pre -occupation condition attached to any grant of planning permission.
4.12. The layout has sought to retain as many existing trees and hedgerows as possible. However, in order to accommodate the proposed development, a number of trees will need to be removed from the Site, details of which are provided later in paragraph 6.44 of this Statement. These have been assessed in the accompanying Arboricultural Impact Assessment as category B and C trees and thus are not identified as category A trees worth of retention. The loss of these trees will be compensated for through replacement tree and hedgerow planting throughout the Site.
Materials and Housetypes
4.13. Figure 3 below provides examples of some of the proposed 14 housetypes to be delivered across the Site; full details, including floorplans, are provided as part of the submitted drawing package for approval. Streetscene drawings are also submitted as part of the Application.
Figure 3: Proposed Housetypes
Housetype: Ashton Elevations
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Housetype: Highfield Elevations
Housetype: Conwy Elevations
Housetype: Henley Elevations
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Housetype: Evesham Elevations
Housetype: Ashbury Elevations
Housetype: Edinburgh Elevations
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Housetype: Canterbury Elevations
Housetype: Heatherington Elevations
Housetype: Alderton Elevations
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Housetype: Salisbury Elevations
Housetype: Wiltshire Elevations
Housetype: Sandringham Elevations
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4.14. The palette of materials proposed by the Applicant comprise facing brickwork with contrasting details and some render. Roof materials will include the use of slate grey and red tiles. Full details of the materials per housetype, including windows, door and rainwater good s, are documented in the submitted Materials Schedule.
4.15. Confirmation of the full and final materials palette (including samples) can be dealt with by way of a pre-commencement planning condition(s) attached to any grant of planning permission.
Landscaping and Public Open Space
4.16. Landscape plans will be submitted in due course as part of the Application; these seek to provide new tree and hedgerow planting within and at the perimeter of the Site alongside retained natural features. The soft landscaping measures are expected to include native tree planting, mixed native hedgerow, ornamental planting, as well as turfed private gardens to each property.
4.17. The proposed boundary treatments shall include 1.8m high screen wall/fence to some plots, as well as a 1.8m timber close boarded fence to the side and rear of properties to define plot curtilages. These are shown on the submitted Site Layout.
4.18. The proposed development will incorporate 0.85 hectares of public open space located towards the north-eastern part of the Site. A Local Equipped Area of Play will be provided within the area of public open space, comprising equipment for children aged 0-5 and equipment for children aged 6- 12 (with the specification to be agreed with Officers at Sefton Council).
4.19. Each property will benefit from a rear garden providing private amenity space.
4.20. The wider public realm within the Site will ensure that spaces are well -connected by footpath and cycle routes to encourage and facilitate sustainable travel.
Accessibility
4.21. Vehicular (and pedestrian/cycle) access to the Site will be provided from Park View. The access will be a traffic signal-controlled junction, including a fourth arm into Site Ref. MN2.24 in the future. This aligns with the requirements of the Sefton Local Plan, as documented in Section 5 of this Statement. The junction will provide a straight through running lane on each Park View approach, which will also accommodate left turning traffic. Each approach will also include a right turning lane to accommodate traffic accessing either the Site or Site Ref. MN2.24 in the future
4.22. The Site access with have a 10 metre radii, a 5.5 road width and 2m internal footways into and through Site on both sides of the road. The internal footways will provide for the safe movement of
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pedestrians and to encourage non-car travel in view of the Site’s locational sustainability and access to public transport services as documented in Section 2 of this Statement. The main access road through the Site will connect to 4.8m wide private drives in places (6m wide where double- sided) and which will serve no more than four dwelling per private drive.
4.23. As part of the proposed development, Holgate will be stopped-up close to Plots 149/171 as shown on the submitted Site Layout under Section 247 of the Town and Country Planning Act 1990. The existing Thornton Bridleway No. 10 will be diverted under Section 257 of the Town and Country Planning Act 1990, but will continue to connect to the A5758 to the north of the Site. This will be 3m in width, lit to a specification agreed with Sefton Council, and physically separated from the proposed dwellings (by being re-routed through the public open space) such that it benefits from natural surveillance from nearby properties.
4.24. A footpath connection through to Rothwells Lane will be created between Plots 142 and 143 to facilitate safe pedestrian and cycle movements.
4.25. The road widths have been designed such that the proposed development is accessible via refuse vehicles. Swept path analysis has been undertaken to inform the proposed Site layout, details of which can be found in the accompanying Transport Assessment.
4.26. Each of the proposed dwellings will benefit from private car parking provision, and cycle provision, in accordance with the Council’s Parking Standards.
4.27. The use of dropped kerbs and tactile paving will assist footpath users and cyclists of all abilities, ensuring that the proposed development is accessible to all.
Waste and Recycling
4.28. Each of the proposed dwellings will have its own private bin storage a rea to aid waste collection and recycling.
4.29. As outlined above, vehicle tracking has been undertaken as part of the Transport Statement to ensure that the internal road system can accommodate the safe manoeuvring of refuse vehicles.
Drainage
4.30. Details of the potential drainage measures to be implemented across the Site are set out in the accompanying Flood Risk Assessment and submitted Engineering Appraisal drawings. However, in summary these will comprise the following:
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Surface Water Drainage – Infiltration-based SuDS are considered a feasible method of surface water disposal from a section of the Site, subject to further investigations. Discharge to a surface water sewer is also considered feasible to the presence of the surface water sewer located to the south-west of the Site. Discharging surface water directly to a watercourse is not considered to be feasible due to the ground levels on the Site. A direct connection would require significant ground raising or pumping and as such is not considered to be a feasible option (United Utilities will not allow a pumping station on the Site). Details of the surface water drainage strategy are provided in Appendix F of the accompanying Flood Risk Assessment; and
Foul Water Drainage – All foul water is to drain via gravity as requested by United Utilities, with the preferred point of connection being the 300mm combined sewer at the crossroads of Park View and Ince Road at an unrestricted rate. The existing 225mm combined sewer in Holgate is at full capacity and cannot be drained to as confirmed by United Utilities. An alternative outfall to the west has been offered by United Utilities in the event that the Park View and Ince Road location is not determined to be feasible.
4.31. Full details relating to surface water and foul water drainage measures can be controlled by Sefton Council by way of planning condition.
Environmental Sustainability
4.32. The proposed development has the potential to generate sustainability benefits. The sus tainable location of the Site and the availability of alternative modes of transport, together with the pedestrian and cycle permeability offered within the Site, should encourage non -car travel. Likewise, the new soft landscaping to be delivered as part of the proposed development will make a positive contribution to the landscape and biodiversity value of the Site over time.
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5 PLANNING POLICY CONTEXT
5.1. For decision-taking, Section 38(6) of the Planning and Compulsory Purchase Act (2004) requi res that if regard is to be had to the development plan for the purposes of determination, then that determination must be made in accordance with the development plan unless material considerations indicate otherwise.
5.2. This requirement of planning law is re-iterated in Paragraph 2 of the National Planning Policy Framework (“NPPF”) published in February 2019.
5.3. Accordingly, we set out the relevant development plan and any other material considerations relevant to this Application below:
Development Plan
5.4. The development plan for the purposes of this Application comprises the following:
Sefton Local Plan and Policies Map (April 2017).
5.5. On the Local Plan Policies Map, the Site is subject to Policy MN2 ‘Housing, Employment and Mixed- Use Allocations’ as shown on the Figure 2 Policies Map Extract below (Site Ref. MN2.25, 221 Dwellings).
5.6. The Site is also subject to the following policy designations on the Policies Map:
Policy NH8 – License area for onshore hydrocarbon extraction and Mineral Safeguarding Area
5.7. Site-specific guidance relating to the Site’s development is provided in Appendix 1 of the Local Plan, which imposes the following requirements:
Ensure that sufficient information is provided with the planning application to enable the Council to make a Habitats Regulations Assessment; Provide a proportional financial contribution towards the implementation of the A565 Route Management Strategy (Thornton to Crosby section); Take all vehicular access to the site from a new signal-controlled junction onto Park View, also serving site MN2.24; and Incorporate a pedestrian and cycle route through the site to connect with sites MN2.24, MN2.26, and MN2.27, and the path north of Thornton Cemetery.
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Figure 2: Policies Map Extract
Local Plan
5.8. In addition to those policies cited above, the following development plan policies are considered to be pertinent in the determination of this Application . An assessment of the proposed development within the context of these development plan policies is undertaken in Section 6 of this Statement.
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Table 3: Relevant Development Plan Policies
Policy Reference Policy Title
Sefton Local Plan SD1 Presumption in Favour of Sustainable Development SD2 Principles of Sustainable Development MN1 Housing and Employment Requirements HC1 Affordable and Special Needs Housing HC2 Housing Type, Mix and Choice HC3 Residential Development and Primary Residential Areas IN1 Infrastructure and Developer Contributions IN2 Transport IN3 Waste EQ1 Healthy Sefton EQ2 Design EQ3 Accessibility EQ4 Pollution and Hazards EQ5 Air Quality EQ6 Contaminated Land EQ7 Energy Efficient and Low Carbon Design EQ8 Flood Risk and Surface Water EQ9 Provision for Public Open Space, Strategic Paths and Trees NH2 Nature NH8 Minerals NH9 Heritage Assets NH15 Non-Designated Heritage Assets
Neighbourhood Plan
5.9. There is no Neighbourhood Plan which covers the Site, and which would require consideration as part of this Application.
National Planning Policy Framework (NPPF)
5.10. The NPPF is a material consideration in planning decisions. The NPPF sets out the Government’s approach to sustainable development and core planning principles. Paragraph 8 sets out the three overarching objectives to sustainable development, namely economic, social and environmental objectives. The presumption in favour of sustainable development is at the heart of the NPPF.
5.11. Within the NPPF, paragraph 11 requires development proposals which accord with an up -to-date development plan to be approved without delay. Where there are no relevant development plan policies, or the policies which are most important for determination area out -of-date, planning permission should be granted unless:
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The application of policies in the Framework that protect areas or ass ets of particular importance provide a clear reason for refusing the development proposed; or Any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in the Framework taken as a whole.
5.12. Section 4 of the NPPF requires Local Planning Authorities to approach decision-making in a positive and creative way, working proactively with applicants to secure developments that will improve the economic, social and environmental conditions of the area. Decision-makers at every level should seek to approve applications for sustainable development where possible.
5.13. Paragraph 56 of the NPPF sets out those instances where Planning Obligations may be sought, consistent with Regulation 122(2) of the Community Infrastructure Levy Regulations 2010. Paragraph 57 goes on to acknowledge that there will be instances where financial viability can impact on development. In such instances, a Viability Assessment may be needed, and the weight to be given to such an Assessment is a matter for the decision-maker.
5.14. Section 5 of the NPPF sets out the Government’s objective of significantly boosting the supply of homes, ensuring that a sufficient amount and variety of land can come forward where it is needed to meet the needs of groups with specific housing requirements.
5.15. Paragraph 73 of the NPPF, under the Section titled ‘Maintaining Supply and Delivery,’ requires Local Planning Authorities to identify and update annually a supply of specific deliverable sites sufficient to provide a minimum of five-year supply of housing land against their housing requirement as set out in adopted strategic policies. An appropriate buffer should be applied to the supply of either 5%, 10% or 20%. The supply should be maintained by way of Local Planning Authorities monitoring progress in relation to the building out of sites which have planning permission.
5.16. Section 8 of the NPPF focuses on the delivery and creation of healthy and safe communities. This includes promoting social interaction, safe and accessible neighbourhoods, and access to open space and recreation to support healthy lifestyles.
5.17. Section 9 of the NPPF focuses on sustainable modes of transport, with significant new development focused towards locations which are or can be made sustainable through limiting the need to travel and offering a genuine choice of transport modes. This can help to red uce congestion and emissions, and improve air quality and public health. Maximum parking standards should only be set where there is a clear and compelling justification that they are necessary for managing the local road network, or for optimising the density of development in city and town centres. Paragraph 109 is clear that development should only be prevented or refused on highways grounds if there
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would be an unacceptable impact on highway safety, or the residual cumulative impacts on the road network would be severe. In this context, development proposals should give priority first to pedestrian and cycle movements, and second (so far as possible) to high-quality public transport.
5.18. Section 11 of the NPPF covers the effective use of land. Decisions should also promote and support the development of under-utilised land and buildings, especially if this would help to meet identified needs for housing where land supply is constrained and available sites could be used more effectively.
5.19. Paragraph 123 states that planning policies and decisions should avoid homes being built at low densities, ensuring that development proposals make optimal use of the potential of each site.
5.20. Section 12 of the NPPF focuses on the development of well -designed places. The creation of high- quality buildings and places is seen as fundamental to what the planning and development process should achieve. Good design has an important role to play in sustainable development, creating better places in which to live and work and to make development acceptable to communities. Planning permission should not be granted for poor design that fails to take the opportunities which are available for improving the character and quality of an area and the way it functions.
5.21. Section 14 of the NPPF covers matters relating to flooding and climate change. In respect of flooding, new development should be steered to areas at the lowest risk of flooding. Paragraph 165 sets out the need for major developments to incorporate sustainable drainage systems u nless there is clear evidence that this would be inappropriate.
5.22. Section 15 of the NPPF deals with matters relating to the conservation and enhancement of the natural environment. This includes protecting valued landscapes, sites of biodiversity or geologi cal value, and soils. Development proposals should minimise impacts on and provide net gains for biodiversity.
5.23. Section 16 of the NPPF deals with matters relating to the conservation and enhancement of the historic environment. Paragraph 197 of the NPPF requires that a balanced judgement be made where development proposals will directly or indirectly affect non-designated heritage assets, having regard to the scale of any harm or loss and the significance of the heritage asset.
5.24. Annex 2: Glossary of the NPPF sets out the definition of affordable housing. This now includes Affordable Housing for Rent, Starter Homes, Discounted Market Sales Housing, and Other Routes to Affordable Home Ownership (including Shared Ownership).
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Planning Practice Guidance (PPG)
5.25. The PPG is a web-based resource which brings together planning guidance on various topics into one place. It should be read alongside the guidance contained in the NPPF.
5.26. In respect of this Application, there is no guidance contained in the NPPF which is considered pertinent to its determination.
Other Material Planning Considerations / Evidence Base Documents
5.27. Sefton Council has published a number of other material planning considerations and evidential based documents which are considered to be relevant in the consideration of this Application; further details are set out below.
Housing Land Supply and Delivery Test
5.28. Sefton Council’s most recently published housing land supply position is set out in its Housing Land Availability Assessment and Five-Year Supply Report published in February 2020.
5.29. The Applicant is aware that there was an under-delivery of 1,235 houses in Sefton since the start of the Local Plan Core Strategy period in 2012/13 up to 2018/19 based on the above Report.
5.30. Within this document, the Council has now identified a 6-year housing land supply (as of February 2020). This is an increase from the previous supply figures of 4.2, 4.5 and 4.6 in 2016, 2017 and 2018 respectively. However, it is a position which needs to be maintained, and there is a requirement for 1,252 dwellings to come forward from allocated sites during the period 2019/2020 to 2023/24. This includes the Site now subject to this Application. As such, there is a very clear need to boost housing delivery in Sefton to maintain at least a five -year housing land supply, and which is only to be treated as a minimum.
5.31. The Council’s Housing Delivery Test measurement in 2018 was 64%. In 2019, this increased to 102%, and was calculated at 103% in 2020 such that no action is now required.
Strategic Housing Land Availability Assessment (SHLAA)
5.32. The Council’s most recent SHLAA was published in 2019.
5.33. Within this, the Site is identified as Site Ref. C0160. It is earmarked to come forward late in the five-year supply period as an allocated Local Plan housing site.
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Strategic Housing Market Assessment (SHMA)
5.34. The Council’s most recent SHMA was published in October 2019. It provides the most up-to-date picture of housing needs across Sefton. The Site is identified as lying within the Crosby Sub-Area for the purposes of the SHMA (in the Manor Ward) based on Figure 2.1 of the document.
5.35. Figure 4.15 of the SHMA identifies a net need for 391 affordable homes per year in Sefton, a total of 7,432 dwellings between 2017-36. This equates to a net need of 73 dwellings per year in the Crosby Sub-Area based on Figure 4.16 of the document. Paragraph 4.87 of the SHMA identifies that in some areas, including Crosby, there is a marginal need for affordable home ownership such that some forms of affordable home ownership other than shared ownership might be appropriate.
5.36. Figures 5.16 and 5.17 of the SHMA identify a high demand for 2, 3 and 4 bedroom homes across Sefton between 2017-2036. In respect of affordable housing, the greatest demand is for 2 and 3 bedroom properties based on Figures 5.18 and 5.19 (for home ownershi p products). For rented affordable products, there is an even higher demand for 2 and 3 bedroom homes.
Supplementary Planning Documents (SPDs)
5.37. Sefton Council has published the following SPDs which are considered pertinent in the determination of this Application:
Nature Conservation SPD (September 2017) Open Space SPD (September 2017) Contributions towards Education Provision SPD (September 2017) Affordable and Special Needs Housing and Housing Mix SPD (June 2018) New Housing SPD (June 2018) Sustainable Travel and Development SPD (June 2018) Sustainable Drainage and Flood Risk SPD (July 2018)
5.38. Compliance of the proposed development with these SPDs is considered in Section 6 of this Statement.
White Paper: Planning for the Future Consultation (2020)
5.39. The Government published the aforementioned White Paper in August 2020 for consultation. This sets out the Government’s proposed reforms to the planning system, setting out a series of preferred and alternative options.
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5.40. Within the White Paper, one of the key ambitions is to maximise the efficient use of land through densification. This ties in with the ambition to increase the supply of land which is available for new homes where it is needed to address affordability pressures and foster a more competitive housing market. This includes building a diverse range of types and tenures of housing to support innovative developers and housebuilders and new entrants into the market.
5.41. There is a continued emphasis on the need for more affordable housing; this is expected to be delivered as part of a binding housing requirement which Local Planning Authorities must provide for through their Local Plans.
5.42. The proposed reforms to the planning system are evidently designed with the intention of accelerating housing delivery and streamlining the planning process to allow for earlier and faster delivery.
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6 TECHNICAL AND POLICY ASSESSMENT
6.1. This Section of the Statement assesses the proposed development against the releva nt This Section of the Statement assesses the proposed development against the relevant policies of the development plan, and other material considerations, as documented in Section 5.
Principle of Development
6.2. As documented in paragraph 5.5 of this Statement, the Site is allocated for housing under Policy MN2 of the Sefton Local Plan for approximately 221 dwellings (Site Ref. MN2.25). The proposed development now subject to this Application seeks detailed planning permission for the development of 206 no. dwellings, consistent with Policy MN2.25 (221 dwellings is an approximate figure).
6.3. Accordingly, the principle of residential development on the Site is established and supported by Local Development Plan Policy MN2. The proposed development will make a valuable and important contribution to the Council’s housing land supply on an allocated parcel of land, and an allowance for its delivery has been made in the Council’s latest Housing Land Supply calculation and SHLAA as documented in Section 5 of this Statement.
6.4. The Site is capable of being delivered within c. 54 months from a grant of planning permission.
6.5. Accordingly, the Site is deliverable and in accordance with development plan Policy MN2, and its development will ensure that the Council can continue to meet the requirements set out in Section 5 of the NPPF.
Locational Sustainability
6.6. For the reasons set out in Section 2 of this Statement, the Site is considered to be sustainably located and suitable for residential development as proposed under this Application. Furthermore, the Site’s suitability for residential development has also previously been tested as part of the plan- making process to inform the adopted Sefton Local Plan in which the Site is allocated for residential development.
Housing Mix, Affordable Housing Needs/Provision and Density
6.7. As documented in Section 4 of this Statement, the proposed development will comprise the following housing mix:
68 no. 2-bed mid-terraced properties (32 of which are affordable) 30 no. 3-bed end-terraced properties (all affordable) 57. no. 3-bed detached properties; and
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51 no. 4-bed detached properties.
6.8. The proposed net density across the Site will be 33.44 dwellings per hectare.
6.9. The cumulative net floorspace across the Site will equate to 3,485.53 square metres per hectare.
6.10. The proposed development will incorporate 62 affordable homes, equating to 30% of the total number of dwellings. This is consistent with the requirements under Policy HC1. During the course of the pre-application dialogue with Officers at Sefton Council, it was confirmed to the Applicant that that affordable housing requirements/calculation are now based on 30% of the overall dwelling numbers proposed as opposed to bedspaces.
6.11. The proposed development is considered to deliver a balanced housing mix, including 33% 2- bedroom properties, 42% 3-bedroom properties, and 25% 4-bedroom properties taking account of market needs and demand. This mix largely aligns with the requirements set out under Policy HC2 of the Sefton Local Plan and the Affordable and Special Needs Housing and Housing Mix SPD (June 2018); there is a predominance of 2 and 3-bedroom properties which offer significant benefits in respect of meeting local housing needs (as identified in the SHMA), providing for first time buyers and young couples/families looking to rent, as well as anyone looking to downsize from a larger property. At the same time, there is some provision for any families looking to upsize to a larger family home.
6.12. The proposed affordable housing mix shall comprise 67% social/affordable rented properties (42 dwellings), and 33% discounted market sale affordable properties (20 dwellings). This reflects the pre-application discussions held with Officers. However, as set out in paragraph 5.35 of this Statement, there is a demand for more affordable home ownership in the Crosby Sub -Area such that a higher proportion of discounted market sale properties may be more appropriate in this instance (such as Starter Homes and/or Shared Ownership). This is a matter for further discussion between the Applicant and the Council’s Housing Team.
6.13. The proposed net density across the Site will be 33.44 dwellings per hectare having regard to the Site’s location, surroundings and configuration. This is consistent with the requirement for a minimum density of 30 dwellings per hectare set out under development plan Policy HC3 and the New Housing SPD, and which encourage higher density development in the most accessible and sustainable parts of a Site where it involves large-scale housing such as that now proposed. The proposed density will meet these requirements, providing for the efficient use of land whilst ensuring that the wider policy requirements of the development plan and other material considerations can be met. The density of development is at the lower end of what is considered to be acceptable.
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6.14. Accordingly, the proposed development is considered to respond positively to and is consistent with Development Plan Policies HC1 and HC2, the Affordable and Special Needs Housing and Housing Mix SPD, and Sections 5 and 11 of the NPPF.
Layout and Design
6.15. Details of the key design principles which have informed the proposed development are set out earlier in Section 4 of this Statement which we do not intend to repeat.
6.16. In preparing the submitted Site Layout, careful consideration has been afforded to the p roposed layout taking account of the Site’s physical surroundings (including adjoining residential properties), road and service infrastructure, the Site topography, existing natural features (trees/hedgerows) and policy requirements (i.e. including road widths, visibility splays, car parking standards). Regard has also been had to the site-specific guidance contained in Appendix 1 of the Local Plan, and the Council’s Supplementary Planning Documents.
6.17. In respect of the location of the proposed affordable dwellings, these are pepper-potted throughout the Site to reflect policy requirements. Furthermore, private driveways will serve no more than 4 no. dwellings.
6.18. It is considered that a high-quality of design will be delivered on the Site. The design of the dwellings will need to have regard to the characteristics of the Site and the surrounding area, whilst providing variety through the proposed materiality and design cues. The design of the affordable homes will be consistent with that of the market homes such that it will not be possible to distinguish between them.
6.19. At least 20% of the properties on the Site will be designed to meet Building Regulation M4(2) standards, being accessible and adaptable. These will comprise the smaller house types, including the Ashton house type.
6.20. Accordingly, the proposed development is considered to respond positively to and is consistent with Development Plan Policies SD2, HC2, EQ2 and EQ7, the New Housing SPD, and Sections 8 and 12 of the NPPF.
Landscaping and Public Open Space
6.21. Details of the proposed landscaping are set out in Section 4 of this Statement. To summarise:
Each property will benefit from a rear garden, providing the opportunity for residents to enjoy private amenity space;
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The wider public realm within the Site will ensure that spaces are well-connected by green corridors and footpath routes. This includes the creation of a new footpath link to Rothwell’s Lane to the east between Plots 142 and 143; 0.85 hectares of public open space will be located towards the north-eastern boundary of the Site, comprising a Local Equipped Area of Play for children aged 0-5 and 6-12. This exceeds the requirement for 40 square metres of open space per dwelling. This area of open space will require the diversion of the Thornton Bridleway No. 10 under Section 257 of the Town and Country Planning Act. The location of the public open space within this part of the Site will provide for an attractive vista for people when walking/cycling along Holgate north towards the A5758. The proposed Site Layout has sought to minimise the impact on the existing Thornton Bridleway (No. 10). This has informed the decision to locate the public open space towards the north-eastern part of the Site such that the bridleway (and its users) can continue to enjoy a route which does not have to pass through only residential parts of the Site/built form. This will allow for the bridleway to retain as much sense of openness and semi-rural character as possible; and Soft landscaping within the Site is likely to take the form of shrubbed areas to define the edges of the highway and garden areas, and providing a ‘softer’ treatment at the same time. Details of the proposed soft and hard landscaping will be submitted to the Council in due course, prior to determination of the Application.
6.22. Accordingly, the proposed development is considered to respond positively to and is consistent with Development Plan Policies SD2, EQ1, EQ9, the Open Space SPD, and Sections 8 and 12 of the NPPF.
Highways and Road Safety
6.23. Details of the proposed Site access arrangements are set out in Section 4 of this Statement. In summary, and consistent with the requirements set out in Appendix 1 of the Local Plan, the proposed development shall:
Be accessed via a new signalled-controlled junction from Park View. This junction will also provide a fourth arm for vehicular access into allocated Site Ref. MN2.24 in the future; The junction will provide a straight through running lane on each Park View approach, which will also accommodate left turning traffic. Each approach will also include a right turning lane to accommodate traffic accessing either the Site or Site Ref. MN2.24 in the future; The Site access will have 10 metre radii, a 5.5m wide road width and footways of 2m on either side, and will also be suitable for pedestrians and cyclists; and Retain a footpath connection through to the A5758 to the north of the Site (linking to the existing puffin crossing point), as well as creating a footpath connection to Rothwell’s Lane
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to the east of the Site (adjacent to Plots 142 and 143) consistent with Appendix 1 of the Local Plan.
6.24. Full details of the access arrangements, including plans, are set out in the accompanying Transport Assessment.
6.25. The proposed roadways, footpaths and visibility splays are in accordance with the Council’s requirements. The proposed development will also be able to allow for the safe access and egress of refuse vehicles.
6.26. The proposed development will involve the stopping-up of Holgate near to proposed Plots 149/171 under Section 247 of the Town and Country Planning Act. This is a significant benefit to the residents (and landowners) along this route who will continue to be able to access their properties via this route. The Thornton Bridleway No. 10 will be diverted through the proposed area of public open space under Section 257 of the Town and Country Planning Act. This will be 3m in width, lit to a specification agreed with Sefton Council, and physically separated from the proposed dwellings such that it benefits from natural surveillance.
6.27. In view of the Site’s locational sustainability, the Applicant has been keen to provide for the safe movement of pedestrians within the Site and to provide connections to the surrounding pedestrian network. It is considered that the proposed development will achieve this.
6.28. In respect of car parking provision within the Site, the Applicant has been guided by and is compliant with the Council’s parking standards set out in the Sustainable Travel and Development SPD. The following car parking ratios have typically been applied across the Site:
2 spaces per 2-bedroom dwellings; 3 spaces per 3-bedroom dwellings; and 3 spaces per 4-bedroom dwellings.
6.29. As required by the Council’s Sustainable Travel and Development SPD and Policy EQ7, electric vehicle charging points will be provided to each property (with an allowance made for 16amp trickle EV charging points).
6.30. Cycle provision will be provided consistent with the Council’s standards.
6.31. The Transport Assessment submitted with the Application has assessed the potential impacts of the proposed development on the highway network and road safety. The scope of the Assessment was agreed with the Highways Officer at Sefton Council, details of which are set out in the accompanying Transport Assessment.
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6.32. The Assessment has established the following:
The proposed development is predicted to result in a maximum of 123 2-way vehicular trips during the weekday AM peak and 127 two-way trips during the weekday PM peak; This is an impact of around two additional two-way traffic movements every minute during the busiest period of a typical day. This is forecast to have a minimal impact on the operation of the local highway network, with each key junction on the local highway network remaining operational within its theoretical capacity; The proposed Site access junction is forecast to operate efficiently and below its design capacity during peak hour scenarios, with the maximum degrees of saturation below 80%; and Accident data has demonstrated that there are no particular road safety issues within the vicinity of the Site. It is not considered that the proposed development will unduly change the characteristics or nature of the surrounding highway network given the relative ly low number of additional movements generated by the proposed development.
6.33. Overall, the Assessment has concluded that the effects of the traffic likely to be generated by the proposed development is forecast to be minimal at each of the key junctions du ring peak periods. The Site access is capable of accommodating the proposed development traffic adequately and safely.
6.34. A Travel Plan Framework is submitted as part of the Application, with the objective of this being to encourage future residents to travel by non-car modes of travel. Given the high non-car accessibility of the Site, it should therefore be expected that the adoption of a Travel Plan would be effective. The implementation of the Travel Plan Framework, including the management and monitoring of the Travel Plan targets, can be secured by way of planning condition.
6.35. Details of construction traffic and routes can be agreed with the Council as a condition of any planning permission (i.e as part of a Construction Management Plan).
6.36. Accordingly, the proposed development is considered to respond positively to and is consi stent with Development Plan Policies IN2, EQ2, EQ3 and EQ7, the Sustainable Travel and Development SPD, and Section 9 of the NPPF.
Nature Conservation
6.37. An Extended Phase 1 Habitat Survey and Daytime Bat Survey has been prepared and is submitted with this Application. This has assessed the ecological potential of the Site. The findings from this Survey are summarised below:
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No badger setts were located within the Site or on its immediate boundaries. Badgers are not considered to be a constraint to the proposed development of the Site; The buildings on the Site proposed to be demolished have been subject to a daytime bat survey. No evidence of bat activity was found at any of the buildings which were surveyed. The buildings are well-sealed, well-lit and most do not support loft voids or other cavities suitable for roosting bats. The buildings are considered to offer negligible suitability for a bat roost. The trees on the Site also offer negligibly suitability for bat roosts. The Site generally offers limited suitable commuting and foraging habitat for bats; There are no ponds on or directly adjacent to the Site. There is one pond with 250m of the Site, on the opposite side of Broom’s Cross Road. The latter is considered to be a major barrier to newt dispersal. Given the lack of connected breeding habitat in the locality, Great Crested Newt is not considered to be a constraint on the development of the Site and is not reasonably likely to occur on the Site; The Site does support suitable nesting habitats for birds within the woodland block, mature shrubs, scrub, individual trees, hedgerows and the stables. Nesting birds can be mitigated for by allowing no works to potential nesting habitats to be carried out within the bird nesting season (March to August) unless a nesting bird survey is undertaken first; An arable field exists on the Site. This is used for growing potatoes which are foraged by over-wintering bird species such as Pink-footed Goose. The arable field is relatively small compared to more optimum foraging grounds on Merseyside and the Site is located next to a main road, housing and other minor road and footpaths. A Wintering Bird Survey is currently being undertaken and will be submitted to the Council in due course upon its completion in February 2021; Japanese Knotweed and Wall Cotoneaster occur on the Site. These invasive species will require removal from the Site during clearance works and prior to construction; There are no statutory protected sites within the Site or immediately adjacent to the Site which could otherwise be a constraint to its development. The nearest statutory protected site lies 3.2km away from the Site, and an internationally protected site lies 3.8km to the west of the Site (Ribble and Alt Estuaries RAMSAR and the Sefton Coast SAC and SSSI). Given the distances involved, and the adequate barrier habitats in place, it is considered that the proposed development, during construction, would have no direct adverse impact on these statutory protected sites; The Site lies within a SSSI Impact Risk Zone. Given the number of units proposed, Natural England will be consulted (as they have been in response to the EIA Screening Request) and a Habitats Regulation Assessment will need to be undertaken by Sefton Council; The nearest non-statutory protected site is Ince Blundell and Little Crosby Estate Local Wildlife Site (LWS), of which Thornton Wood lies approximately 500m to the west. Farml and, road infrastructure and existing built form lie between the Site and the LWS. Given the
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distance involved, and with the adequate barrier habitats, there is not expected to be any adverse impact on the LWS arising from the proposed development; and The Site lies within the Sefton Coast Red Squirrel Buffer Zone. It is therefore recommended that the soft landscaping proposals included tree species which encourage Red Squirrel.
6.38. The Survey sets out a number of recommendations in addition to the preparation of the Wintering Bird Survey (which is underway). These include guidance on tree felling, demolition and vegetation clearance, the implementation of a Construction and Environmental Management Plan, and measures to support habitat enhancement and creation (namely native tree planting, the provision of bird and/or bat boxes, wildflower grassland within the greenspace, and soft landscaping which comprises native and non-native species).
6.39. Overall, it is considered that the proposed development has the potential to generate some net gains in biodiversity through the recommendations set out within the Survey whilst not causing harm to any existing features of nature conservation importance.
6.40. The Assessment contains sufficient information to enable the Council to undertake a Habitats Regulation Assessment as required by Appendix 1 of the Sefton Local Plan.
6.41. Accordingly, the proposed development is considered to respond positively to and is consistent with Development Plan Policies SD2 and NH2, the Nature Conservation SPD, and Section 15 of the NPPF.
Trees and Hedgerows
6.42. A Tree Survey and Preliminary Assessment has been prepared and is submitted with the Application; in summary, this has identified the following:
There are 20 individual trees which could potentially be affected by the proposed development. These comprise 3 Category ‘B’ trees, 16 Category ‘C’ trees, and 1 Category ‘D’ tree; There are 23 groups of trees which could potentially be affected by the proposed development. These comprise 7 Category ‘B’ groups, and 16 Category ‘C’ groups; and There are 8 hedges which could potentially be affected by the proposed development, all of which are identified as Category ‘B.’
6.43. There are no Category ‘A’ trees which could be affected by the proposed development.
6.44. In order to accommodate the proposed development, the submitted Arboricultural Impact Assessment (AIA) has established that 33 trees will be retained ((individual, group and hedgerows),
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and 31 trees will be removed (individual, group and hedgerows) to accommodate the proposed development and/or in line with the recommendations set out in the Tree Protection Plan. Of the 31 trees to be removed, all but two (Groups G2 and G32.5 as ‘Category B’) are identified as ‘Category C.’ Further details are provided on the assessment tables and plans included within the appendices to the AIA.
6.45. The Applicant is committed to providing replacement and new tree planting as part of the proposed development, which overall will offer a qualitative and quantitative improvement over the current tree stock across the Site. Details of possible tree planting is set out in Section 7 of the submitted AIA.
6.46. Accordingly, the proposed development is considered to respond positively to and is consistent with Development Plan Policies SD2 and EQ9, and Section 15 of the NPPF, and the mitigation proposals/recommendations set out within the AIA and Method Statement should be followed.
Noise
6.47. Given the immediate proximity of the Site to the A5758 and A565, a Noise Impact Assessment has been undertaken and is submitted with this Application. The Assessment has established that:
The rear gardens of plots 71 to 73, 102 to 104, 126, and 127 to 131 will experience an exceedance of the upper criterion for garden areas/external amenity space. As such, mitigation measures will be required to achieve levels of 55db. These measures will take the form of acoustic barriers at 2.5m in height in the form of close boarded fencing or a brick wall construction; The highest predicted day and night façade levels along the western boundary of the Site are 61db during the day, and 57db during the night. As such, standard thermal double glazing is more than sufficient; Along the northern boundary of the Site, the highest predicted day and night façade levels are 67db during the day and 64db during the night. Accordingly, higher specifica tion glazing is required for certain plots along the northern boundary; and Furthermore, some dwellings will require a whole dwelling ventilation system that does not rely on open windows, installed in accordance with Building Regulations Part F on affecte d plots. Those plots not affected will be fitted with System 1 ventilation as standard.
6.48. Overall, the Noise Impact Assessment has established that no adverse impact is predicted day or night at the receptors due to road traffic sounds, subject to the recom mendation and mitigation measures set out within the Assessment being followed.
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6.49. Accordingly, the proposed development is considered to respond positively to and is consistent with Development Plan Policies SD2 and EQ4, and Section 15 of the NPPF.
Air Quality
6.50. Given the immediate proximity of the Site to the A5758 and A565, an Air Quality Assessment has been undertaken and is submitted with this Application. The Assessment has established that:
During the construction phase of the proposed development, there is the potential for air quality impacts as a result of some dust emissions from the Site. Provided that good practice dust control measures are implemented, the residual significance of potential air quality impacts from dust generated by demolition, earthworks, construction and trackout activities is predicted to be not significant; Potential impacts during the operational phase of the proposed development may occur due to road traffic exhaust emissions associated with vehicular movements to and from the Site. The dispersion modelling results have indicated that impacts on nitrogen dioxide and particulate matter concentrations as a result of the traffic generated by the proposed development are predicted to be negligible at all sensitive receptor locations.
6.51. Following consideration of all relevant factors, air quality impacts as a result of the proposed development are predicted to be not significant, and thus are not considered to represent a constraint to the granting of planning permission.
6.52. Accordingly, the proposed development is considered to respond positively to and is consistent with Development Plan Policies SD2 and EQ5, and Section 15 of the NPPF.
Flood-Risk and Drainage
6.53. As documented in Section 2 of this Statement, the Site lies in Flood Zone 1 and thus is deemed to be at low risk of flooding. This has been confirmed within the Flood Risk Assessment submitted as part of the Application.
6.54. Details of the proposed surface water and foul drainage measures are documented in Section 4 of this Statement, and are considered to be acceptable. Full details can be secured by way of planning condition.
6.55. Accordingly, the proposed development is considered to respond positively to and is consistent with Development Plan Policies SD2 and EQ8, the Sustainable Drainage and Flood Risk SPD, and Section 14 of the NPPF.
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Ground Investigations / Contamination
6.56. As part of this Application, a Phase 1 Geo-Environmental Site Assessment has been undertaken. The key findings from this have established the following:
No landfill sites are located within 250m of the Site; The Site is not located within an area at risk from ground instability arising from historic coal mining activities; There are no hazardous installations that could potentially prejudice the proposed development; Given that there are limited sources of contamination identified on and within proximity t o the Site, it is anticipated that there will be no significant risk to human health; No significant on-site sources of mobile contamination (from controlled waters) has been identified; Ground gas monitoring will be required to confirm that there is no risk associated with infilled features and hazardous ground gas production which could pose a risk to future users; and Deeper foundations (piling) may be required in areas of the Site where infilled ponds are present due to the likely presence of non-uniform Made Ground and soft alluvial deposits.
6.57. Accordingly, based on the conclusions and recommendations set out within the Assessment, the proposed development of the Site for residential use is considered to be consistent with Development Plan Policies SD2, EQ4 and EQ6, and Section 15 of the NPPF.
Minerals
6.58. A Mineral Assessment Review has been undertaken and is submitted with the Application. This aligns with the requirement of Policy NH8 of the Sefton Local Plan and the Site’s location within an area for onshore hydrocarbon extraction and minerals safeguarding area. The Assessment has established that:
The Site forms a small area within a much larger minerals safeguarding area. Developmen t on the Site would not adversely affect the area set aside for the mining of sand and gravel in the wider area. There are likely to be more suitable areas where no residential areas are in close proximity; The Site’s inter-relationship with highly sensitive receptors, including nearby/adjacent housing, would preclude mineral extraction given that the environmental and physical impacts would be unacceptable;
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The Site is underlain by shallow bedrock; accordingly, the volume of mineral within granular drift deposits that could be viably extracted is considered to be low, particularly once boundary and building/service mitigation is taken into consideration; and It is not anticipated that development of the Site will cause the sterilisation of minerals as Shirdley Hill Sand deposits cover an extensive area.
6.59. Accordingly, the proposed development is considered to be consistent with Development Plan Policies NH8 and Section 17 of the NPPF.
Heritage and Archaeology
6.60. As documented in Section 2 of this Statement, the lies in close proximity to the Brooms Cross Schedule Monument and Grade II listed structure (c. 65m to the north of the Site). The Standing Cross Scheduled Monument and Grade II listed structure lies at the junction of Green lane and Water Street c. 150m south of the Site. The Site also comprises Orchard Farm and outbuildings, a non-designated heritage asset. Accordingly, a Historic Environment Desk-Based Assessment has been prepared and is submitted with this Application.
6.61. The findings of this Assessment have concluded that:
There are no designated heritage assets within the Site; One non-designated heritage asset is recorded within the Site, namely Orchard House; Nothing of any archaeological significance has been identified across the Site; The intervening vegetation and A5758 between the Site and Brooms Cross Scheduled Monument to the north serve to screen and divorce the low-level Cross from the Site respectively. Accordingly, it is considered that the proposed development may further alter the setting to the south of the designated Cross, but that the heritage asset will not be affected by the proposed development as the Site does not contribute to its significance as part of its setting. The proposed development will cause no harm to its significance; and The Assessment has identified a low potential for archaeological evidence of all periods within the Site. The archaeological and heritage interest of the Site can be adequately addressed through an appropriately worded planning condition requiring a programme of archaeological work to be undertaken prior to development commencing.
6.62. In accordance with paragraph 197 of the NPPF, it is necessary to apply a balanced judgement when assessing the scale of harm associated with the demolition of Orchard Farm and its outbuildings. The benefits of the proposed development, and the Site’s housing allocation, are key considerations in this judgement. So too are the site-specific criteria set out in Appendix 1 of the Sefton Local Plan, and which crucially do not require the retention of Orchard Farm as part of the proposed development (as discussed with Officers at the pre-application stage). This could have been a
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specific requirement of the Local Plan (Appendix 1) had it been deemed necessary; however, it isn’t, and this its retention has not been sought previously. The loss of the outbuildings associated with Orchard Farm has already been accepted through the granting of extant planning permission Ref. DC/2018/0568 as documented in Section 3 of this Statement, and this is a material planning consideration in the determination of this Application.
6.63. To this end, and on balance, the considerable economic, social and environmental benefits of the proposed development (documented in Section 7 of this Statement) when taken as a whole are considered to considerably outweigh any harm arising from the loss of Orchard Farm as a non- designated heritage asset the retention of which is not sought as the part of the site-specific Local Plan requirements.
6.64. Accordingly, the proposed development is considered to respond positively to and is consistent with Development Plan Policy SD2 and NH15, and Section 16 of the NPPF.
Planning Conditions
6.65. As outlined within this Statement, the Applicant is willing to accept a number of planning conditions related to the proposed development where these satisfy the six tests set out under Paragraph 003: Reference ID: 21a-003-20190723 of the Planning Practice Guidance. These could include:
Drainage (surface water and foul water); Materials; Affordable Housing Scheme/Statement; Construction and Environmental Management Plan; Electric Vehicle Charging Infrastructure; Archaeological Written Scheme of Investigation; Travel Plan Framework; Play equipment (specification); Boundary Treatments (specification); and Bird Nesting and Bat Boxes.
6.66. The Applicant is willing to agree all planning conditions with the Council prior to the grant of any potential planning permission, including any pre-commencement planning condition which would need to be agreed in writing between the Council and the Applicant.
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Planning Obligations
6.67. The Applicant is committed to engaging in discussions with Officers at Sefton Council in relation to securing planning obligations where these satisfy Regulation 122 of the Community Infrastructure Levy Regulations as follows:
The obligations must be necessary to make the proposed development acceptable in planning terms; The obligation must be directly related to the proposed development; and The obligations must be fairly and reasonably related in scale and kind to the proposed development.
6.68. The Applicant is aware that the proposed development, like any residential scheme of this scale, will increase pressure on some local services. Accordingly, the Applicant has prepared Draft Heads of Terms to inform the Section 106 Agreement, and which are provided at Appendix 2 of this Statement. These align with Development Plan Policy IN1 and the Council’s Contributions towards Education Provision SPD. This is the appropriate mechanism by which to secure financial contributions towards the provision of local services where these are justified by up-to-date evidence, and where the aforementioned tests are met. The Applicant is only in a position to make contributions towards local services where they are consistent with the above policies and regulations.
6.69. In addition to the above, the Applicant is committed to making a financial contributi on towards the implementation of the A565 Route Management Strategy (Thornton to Crosby Section), consistent with the site-specific requirements set out in Appendix 1 of the Sefton Local Plan and where this satisfies the above tests. This contribution will be made to Sefton Council, who will be responsible for the implementation and management of measures set out in the A565 Route Management Strategy and Management Plan.
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7 CASE FOR DEVELOPMENT
7.1. Having regard to the Technical Assessment in Section 6 of this Statement, this Section goes on to consider the proposed development in the context of the three overarching objectives to sustainable development as documented in paragraph 8 of the NPPF.
Social Benefits
7.2. The proposed development will deliver the following Social benefits:
The delivery of up to 206 no. new dwellings on an allocated housing site which will make a positive contribution towards maintaining a minimum five-year housing land supply in Sefton. The Site is identified in the Council’s Five-Year Housing Land Supply and SHLAA as making a contribution towards housing delivery in the short -term, and this Application will serve to accelerate that delivery;
A balanced indicative housing mix which is broadly consistent with the Council’s policy requirements, with the potential to deliver 2, 3 and 4-bedroom properties suitable for single people, couples, young families, and people looking to downsize/upsize;
The delivery of 30% affordable housing provision, consistent with the requirements of Policy HC1. This is a significant benefit of the proposed development to help address and meet local housing needs, providing a mix of social/affordable rented properties and discounted market sale homes for home ownership. This is consistent with the housing needs identified in the Council’s latest SHMA; and
The creation of a high-quality living environment which is proportionate to the size of the Site and its surroundings and which positively contributes to its local character and appearance and the Site’s proximity to the Green Belt and other sensitive receptors beyond.
Economic Benefits
7.3. The proposed development will deliver the following Economic benefits:
The creation of direct construction jobs (on and off-site) over the lifetime of the build programme, and indirect jobs through the local supply chain via the purchase of goods and services;
Increased local expenditure (convenience, comparison, leisure, services) to help support and sustain the local community and businesses;
41
CASE FOR DEVELOPMENT
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Annual Council Tax contributions to Sefton Council;
Gross Value Added to the local economy generated by future residents of the proposed development; and
A commitment to make financial contributions towards local education, public open space, and the implementation of the A565 Route Management Strategy (Thornton to Crosby Section), where these are justified by evidence and satisfy the requirements of Regulation 122 of the CIL Regulations.
Environmental Benefits
7.4. The proposed development will deliver the following Environmental benefits:
The provision of private garden space for residents of the proposed properties, enhancing both their health and well-being;
The provision of 0.85 hectares of public open space provision, including a Local Equipped Area of Play, and 0.09 hectares of landscaping/bunds;
Existing trees and hedgerows within and at the perimeter of the Site have been retained where it has been possible. Where existing trees are proposed to be removed, new replacement tree and hedgerow planting will be will be provided across the Site which in turn has the benefit to help generate some net gains in biodiversity alongside other ecological measures;
The proposed development will not give cause to the loss of any features of significant ecological value, nor cause harm to any protected species;
The proposed development will not cause any unacceptable harm to the historic environment. Whilst it will result in the loss of Orchard Farm as a non -designated heritage asset, the importance of this asset is limited and the benefits of the proposed development taken as a whole are significant;
The Site is not at risk of flooding and will not exacerbate flood-risk elsewhere. Suitable surface water and foul water drainage measures are available, and which can be agreed with the appropriate consultee bodies;
Safe vehicular, pedestrian and cycle access into the Site can be provided from Park View via a signal-controlled junction. Safe movement through the Site will also be provided for
42
CASE FOR DEVELOPMENT
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through the provision of 2m footways, alongside safe and secure pedestrian access to the A5758, Holgate, and Rothwell’s Lane. The stopping-up of Holgate near to proposed Plots 149/171 will offer a significant benefit to the existing residents living on Holgate and those whose homes are accessed off it (including Holgate Park and Stoneleigh Park) ;
Development on a sustainable site which provides the opportunity for future residents to travel by foot and public transport to access shops, education, jobs and services, reducing the reliance on private car travel and with it providing for a reduction in carbon emissions. The Site’s location means that future residents will enjoy very good access to education, shops and services by walking and cycling consistent with the guidance criteria set out in the accompanying Transport Assessment. Where the use of the private car is required, the proposed development will not have a materially harmful impact on the operation of the local highway network;
The proposed development will not give cause to any significant harm in the form of noise and air quality impacts, and suitable mitigation measures can be implemented as required; and
The proposed development will not adversely impact on the residential amenity of neighbouring properties, meeting the Council’s minimum separation distances and reducing the potential for overbearing/overshadowing, loss of light, and loss of privacy ; and
The proposed development will not have a detrimental impact on the availability of land for hydrocarbon extraction and Mineral Safeguarding, and thus would not be contrary to Policy NH8 in this regard such that it would be a determinative factor in the determination of this Application.
43
CONCLUSIONS
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8 CONCLUSIONS
8.1. This Statement has been prepared on behalf of Castle Green and Forth Homes in support of a detailed planning application for the proposed residential development of Land off Holgate, Thornton, Sefton.
8.2. The description of development for which detailed planning permission is sought is:
“Proposed demolition of Orchard Farm including outbuildings, Stopping-Up of Holgate, and erection of 206 Dwellings and associated access, car parking, landscaping and public open space”
8.3. This Statement has demonstrated that the proposed development is consistent with relevant policies contained within the Sefton development plan as well as other material considerations including the NPPF and the Council’s Supplementary Planning Documents .
8.4. The principle of residential development on the Site is supported through its housing allocation under Policy MN2 of the Sefton Local Plan. The proposed development will deliver a well-balanced mix of much-needed new housing provision.
8.5. In respect of the technical considerations assessed in Section 6 of this Statement, the proposed development will not give cause to any significant adverse technical and environmental impacts.
8.6. As set out in Section 7 of this Statement, the proposed development will generate a number of economic, social and environmental benefits consistent with the overarching objectives set out in paragraph 8 of the NPPF.
8.7. In the overall planning balance, the proposed sustainable development is considered to be acceptable; the Applicant therefore kindly requests that detailed planning permission be granted in accordance with development plan Policy SD1 and paragraphs 10 and 11(c) of the NPPF.
44
APPENDIX 1
Liz Beard
Senior Planner Sefton Council Magdalen House 30 Trinity Road
Mr S Grimster Bootle L20 3NJ Grimster Planning 5 Portal Business Park Telephone: 0345 140 0845 Tarporley Email: [email protected] Cheshire Date: 23rd December 2020 CW6 9DL Our Ref: DC/2020/02451 Your Ref: FH/MH01
Dear Mr Grimster
TOWN AND COUNTRY PLANNING (ENVIRONMENTAL IMPACT ASSESSMENT) REGULATIONS 2017 (UPDATED 2019): REQUEST FOR SCREENING OPINION PURSUANT TO REGULATION 6 TO DETERMINE WHETHER THE FOLLOWING DEVELOPMENT CONSTITUTES ENVIRONMENTAL IMPACT ASSESSMENT (EIA) DEVELOPMENT
PROPOSAL FOR DEVELOPMENT OF UP TO 221 DWELLINGS WITH ASSOCIATED INFRASTRUCTURE ON LAND OFF HOLGATE, THORNTON
Thank you for your letter and accompanying information received on 27th November 2020.
The proposed development as described in your letter, is not considered to fall within Schedule 1 of the EIA Regulations 2017. However, the information provided states that the proposal is considered to fall within Schedule 2 category 10 (b) ‘urban development’ proposals. This scheme exceeds these thresholds therefore EIA screening is required.
For housing schemes on sites that have not been previously intensively developed, National Planning Practice Guidance (NPPG) suggests that screening should give particular consideration to the physical scale of development and potential increases in traffic, emissions and noise. NPPG also suggests that EIA is more likely to be required on sites above 5ha or if the scheme would have a significantly urbanising effect in a previously non-urban area. The detailed requirements are set out in Schedule 3 of the Regulations.
The Council consulted with the Merseyside Environmental Advisory Service (MEAS), who provide environmental advice. They have confirmed that in this instance that the proposals are unlikely to give rise to significant environmental effects and that EIA is therefore not required in this instance. I have attached the detailed response that was received on 7th December 2020.
www.sefton.gov.uk
Notwithstanding the above, a number of environmental matters will remain as material considerations for the purposes of a planning application and these will need to be addressed with the submission of the appropriate supporting information.
Part Two of the attached response from MEAS and the response from Natural England, also provides the detailed information that would be required to be submitted in relation to the Habitats Regulations Assessment.
The Council has also consulted with the Lead Local Flood Authority, Contaminated Land Team, Conservation Team, Environment Agency, Highways Development Design Team and Environmental Health Team. The Environment Agency did not provide a response. The additional comments received do not relate directly as to whether an EIA is required.
United Utilities were also consulted, but state that they do not comment on EIA Screening or Scoping Opinions as the level of information they require in relation to the understanding of any waste or wastewater requirements is likely to only become available at the latter stages of any development proposal.
There have been a number of representations received from residents living adjacent to the site, people living further afield and Thornton Parish Council. While they are not directly relevant as to whether the proposal requires an EIA and it is also likely that you have received similar and duplicate comments, following your pre-application consultation, it is recommended that any comments that you have received as part of your pre-application consultation should be taken into account prior to finalising any planning submission. This process should also be included as part of any Statement of Community Involvement, which should be included as part of any planning application.
Conclusion
To conclude the proposal is not EIA development and an Environmental Statement is not required for this proposal.
Please note that the comments provided are based on the best information available at the time, but it is possible that new issues may arise and additional information becomes available between this response and any subsequent application.
Yours sincerely
Liz Beard Senior Planning Officer
2
Merseyside Environmental Advisory Service 2nd Floor, Magdalen House Trinity Road, Bootle, L20 3NJ Director: Alan Jemmett, PhD, MBA
Enquiries: 0151 934 4951
Contact: Lucy Atkinson Email: [email protected]
DEVELOPMENT MANAGEMENT ADVICE
To: Liz Beard Organisation: Development Management Sefton Council Your Ref: DC/2020/02451 From: Lucy Atkinson File Ref: SF20-138 W/P Ref: Date: 7th December 2020
Town and Country (Environmental Impact Assessment) Regulations 2017 (updated March 2019). Screening Opinion to determine whether the proposed development of up to 221 no. dwellings together with associated infrastructure on Land off Holgate, Thornton constitutes Environmental Impact Assessment (EIA) development at Land Off Holgate, Thornton.
1. Thank you for consulting Merseyside Environmental Advisory Service in respect of this EIA Screening request. The proposals comprise construction of 221 dwellings with associated infrastructure. 2. Having reviewed the application and supporting documentation, our advice is set out below in two parts. Part One deals with issues of regulatory compliance, action required prior to determination and matters to be dealt with through planning conditions. Advice is only included here where action is required or where a positive statement of compliance is necessary for statutory purposes. Should the Council decide to adopt an alternative approach to MEAS Part 1 advice, I request that you let us know. MEAS may be able to provide further advice on options to manage risks in the determination of the application. Part Two sets out guidance to facilitate the implementation of Part One advice and informative notes. Appendix 1 provides the detailed reasoning in respect of the conclusions presented in Part One is respect of Environmental Impact Assessment. In this case Part One comprises paragraphs 3 to 18, while Part Two comprises paragraphs 19 to 21.
Part One
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EIA Screening Opinion
EIA Screening 3. The applicant has submitted a screening request (Letter from Steve Grimster (Grimster Planning) to Sefton Council ref: FH/MH01 dated 27th November 2020) which has been considered to form the basis of this screening opinion.
4. This is a screening opinion for the purpose of determining whether Environmental Impact Assessment (EIA) is required for this development under the terms of the Town and Country Planning (Environmental Impact Assessment) Regulations 2017. The proposal falls under Schedule 2 10(b) of the EIA Regulations 2017, as an urban infrastructure project.
5. Having reviewed the proposal and considered the project against the provisions of the EIA Regulations (including screening criteria presented in Schedule 3) and the relevant National Planning Practice Guidance, I accordingly consider that the proposals are unlikely to give rise to significant environmental effects from an EIA perspective, and that EIA is therefore not required in this case.
Ecological Assessment 6. I advise that an Preliminary Ecological Appraisal that meets BS 42020:2013 would be required prior to determination of any future planning application. The Appraisal can combine bat survey and ecological assessment. The PEA should be undertaken in accordance with CIEEM (2017) guidelines1. Surveys should be carried out by suitably qualified and experienced persons and follow relevant good practice. Further information is included in Part Two.
Habitats Regulations Assessment (HRA)
7. The arable field which forms the western part of the application site, and arable fields in the wider area, have suitability as functionally linked land for qualifying bird species of the following European sites: Ribble and Alt Estuaries SPA (3.7km south-west); Ribble and Alt Estuaries Ramsar (9km north); Sefton Coast SAC (3.7km south-west). Mersey Narrows and North Wirral Foreshore SPA; Mersey Narrows and North Wirral Foreshore Ramsar site; Martin Mere SPA; Martin Mere Ramsar site; Dee Estuary SAC; Dee Estuary SPA; Dee Estuary Ramsar site; Mersey Estuary SPA; Mersey Estuary Ramsar site;
1 CIEEM (2017) Guidelines for Preliminary Ecological Appraisal
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Liverpool Bay SPA 8. The proposals could impact qualifying bird species of the European sites as a result of loss and disturbance of functionally linked land. As there are pathways between the proposals and the European sites, the proposal requires Habitats Regulations Assessment for likely significant effects. Local Plan policy NH2 applies. The Assessment of Likely Significant Effects must be carried out prior to determination.
9. To enable a Habitats Regulation Assessment to be carried out the following information is required (for example): A summary of the project, including why it is needed and its aims; Details of the site as it currently exists; Detailed plans including; the total area, areas of site compounds, transport routes and the precise location(s) of proposed work; Detailed construction method statement(s) setting out; what work will be done, when (an indication of the time of year and how long work will take), how the work will be undertaken, if there will be any emissions (such as to water, air, disposal to land) and any transport requirements to the site; Details of the materials, machinery and equipment to be used; and BTO WeBS data for the site and adjacent land. Additional wintering bird survey data may also be required.
This information is requested under Regulation 63 (2) and will be used to enable the competent authority to determine whether an appropriate assessment is required.
HRA – Recreational Pressure
10. The following European Sites are easily accessible (3.1 miles by car, 15 minute travel time) from the proposed development site:
Ribble and Alt Estuaries SPA (3.7km south-west); Ribble and Alt Estuaries Ramsar (3.7km south-west); Sefton Coast SAC (3.7km south-west).
11. The proposal is for 221 net residential units, this could result in increased visits (recreational pressure) to the sites listed above. This may result in significant effects on habitats and species for which these sites have been designated.
12. Sefton Local Plan’s HRA2&3 and Nature Conservation SPD4 identifies recreational pressure from residential development as a Likely Significant Effect alone and in- combination. Recreational pressure is recognised in the formal statutory Conservation Advice Packages and Site Improvement Plans5&6 as Medium-High risk to qualifying features of the European sites.
2 www.sefton.gov.uk/media/989776/Jan-2015-HRA-of-Submission-Local-Plan-WEB.pdf 3 www.sefton.gov.uk/media/989741/May-2016-HRA-of-Mods-to-Local-Plan-WEB.pdf 4 www.sefton.gov.uk/media/1301382/Nature-SPD-20170814.pdf 5 http://publications.naturalengland.org.uk/publication/6588974160150528 6 www.gov.uk/government/publications/irish-sea-marine-area-index-map-and-site-packages
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13. The applicant must demonstrate how increased recreational pressure will be avoided or mitigated to enable the LPA to undertake HRA prior to determination. Further information is provided in Part Two.
SSSI Impact Risk Zone (IRZ)
14. The proposed development is within the Natural England SSSI Impact Risk Zone (IRZ). As the proposed development falls within the category ‘Residential development of 10 units or more’ Natural England must be consulted on any future planning application prior to determination.
Archaeology 15. The proposed development site contains the following two non-designated heritage assets recorded on the Merseyside Historic Environment Record (HER): MME 2374 Orchard House, is of a possible late 18th century date. The 19th century barn also retains some archaeological / historical interest. It has been suggested that Orchard House might be the site of earlier settlement. MME19267 is the former site of a Second World War searchlight battery, north of Holgate, Thornton.
16. Our previous pre-application response (DC/2020/02083) identified the requirement for a pre-determination programme of archaeological investigation to be carried out to determine the presence, nature, extent and significance of any surviving archaeological remains.
17. Based on the archaeological information provided within the previous MEAS pre- application response the archaeological issues associated with the proposed development are not likely to be significant. Therefore, I advise that the archaeological issues associated with this site would not require EIA and could be addressed through a programme of pre-determination archaeological works.
18. I advise the applicant should submit a written scheme of investigation for archaeological work for approval in writing by the LPA. If this is not submitted at application stage then it is likely to be requested by condition.
Part Two
Ecological Assessment 19. The following information should be included in the Preliminary Ecological Appraisal report: A desk study, including data from the Local Environmental Records Centre following CIEEM (2017) guidelines. The desk study should identity records for designated sites, protected and priority species and habitats on site and within a suitable buffer. However, a data search with a 1km radius is expected as a minimum;
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An Extended Phase 1 Habitat survey identifying the habitats on and adjoining the site. This should include a Phase 1 Habitat map and target notes and should follow JNCC Guidelines7; An assessment of the potential for protected species to be present. This should include a Preliminary Roost Assessment (PRA) of the farm buildings to the north of the site and of any trees that will be impacted by the proposals; The requirement for further specialist surveys, for example, breeding birds, bats and water vole. It is likely that additional dusk/dawn bat surveys of the existing farm buildings will be required, it should be noted that these can only be completed between May and September; An assessment of the likely ecological effects of the proposals, because of construction works and site operation; Any avoidance or mitigation measures that will be implemented; The presence of any invasive and/or injurious weeds species (Wildlife and Countryside Act 1981 as amended, Weeds Act) on site or within 7m of the site boundary. The location and extent of any invasive or injurious weeds should be shown on a scaled plan; and Identify opportunities for biodiversity net gain in line with NPPF and Defra’s 25 Year Plan for the Environment.
HRA - Recreational Pressure
20. Examples of mitigation measures are listed below. Following the Sweetman ruling8, a clear distinction must be made between essential features of the development and additional mitigation measures needed to protect the European sites: Provision of public open space within the development boundary; Improving access to and promoting use of Suitable Alternative Natural Greenspaces (SANG) (including contributions to management); Provision of information in sales packs or on information boards, informing residents of the importance of the European sites, and responsible user code and the location of SANGs; and Financial contributions to the management of European sites and SAMM (Strategic Access Management & Monitoring). Incorporation of these measures may enable the LPA to conclude that there are no adverse effects on the integrity of the SACs, SPAs and Ramsar sites.
Archaeology 21. The applicant will need to appoint a professional archaeological contractor to organise the investigation, which will need to be implemented in accordance with appropriate professional standards. I will be able to supply further details of the work on request.
7 JNCC (2010) Handbook for Phase 1 Habitat Survey 8 People Over Wind and Sweetman v Coillte Teoranta (C-323/17)
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I would be pleased to discuss these issues further and to provide additional information in respect of any of the matters raised.
Lucy Atkinson Environmental Appraisal and Support Services Team Leader
Merseyside Environmental Advisory Service – delivering high quality environmental advice and sustainable solutions to the Districts of Halton, Knowsley, Liverpool, St.Helens, Sefton and Wirral
Appendix 1: EIA Screening
1. This is an EIA Screening request for a proposed development comprising 221 dwellings on land at Holgate/Broom’s Cross Road, Thornton (A5758). The site area is approximately 7.26 hectares. The site is allocated for housing including up to 221 dwellings (MN2.25) of the Sefton Local Plan and is also area for potential hydrocarbon extraction and a minerals safeguarding area covered by policy NH8 of the Local Plan.
2. The applicant has submitted an EIA screening request (Letter from Steve Grimster (Grimster Planning) to Sefton Council ref: FH/MH01 dated 27th November 2020) which correctly identifies that the site as an urban development project falls under Schedule 2 (10)(b) of the EIA Regulations 2017. The EIA screening request goes on to consider the site against the requirements of Schedule 3 of the EIA regulations.
3. The applicable thresholds and criteria for this type of development are:
i. The development includes more than 1 hectare of urban development which is not dwelling house development; or ii. the development includes more than 150 dwellings; or iii. the overall area of the development exceeds 5 hectares.
4. The site meets criteria ii) or iii).
5. The site does not lie in a sensitive area as defined by the EIA Regulations 2017.
6. On line planning practice guidance provides further information to assist the screening process. This includes indicative criteria which state that EIA is unlikely to be required for the redevelopment of land unless the new development is on a significantly greater scale than the previous use, or the types of impact are of a markedly different nature or there is a high level of contamination.
7. Whilst the proposal is of a significantly greater scale than the current agricultural use, the site has been allocated for residential purposes as part of the Local Plan. The main impacts that are likely to be significant in this regard are visual and highways impacts. These fall outside the remit of Merseyside EAS, and therefore advice should be sought from Landscape and Highways colleagues.
8. Consideration must be given to the requirements of Schedule 3 of the Regulations including characteristics of the development, location of the development and types and characteristics of the potential impact.
Characteristics of Development 9. Although a major development, the proposal should not lead to excessive use of natural resources, production of waste or pollution or nuisances. Sustainable management of demolition and construction wastes and re-use of the materials where possible should be considered as part of the proposal.
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10. The 2017 Regulations require that the risk of major accidents and/or disasters relevant to the development is also considered, including those caused by climate change. The proposed development has considered the impacts of the proposal on climate change and is including a number of energy efficiency measures, and low carbon energy amongst other sustainability measures.
11. Traffic, noise and air quality and land contamination issues may arise. These lie outside the remit of MEAS, so guidance should be sought from Environmental Health and Highways colleagues as to whether there will be significant impacts from these sources but this is not considered likely. Location of Development 12. The applicant has not submitted any ecological information with the screening opinion request. I have completed a desk based assessment of the site. 13. In assessing whether there are any ecological reasons to require an EIA under Schedule 2 of the regulations I advise the following: The site contains some small areas of Priority Habitats (NERC), including hedgerows, however it would appear from the submitted proposed site layout plan (Land off A565, Sefton – Site Layout, Forth Homes/MacBryde Homes, Ref: SEFT-SP.01, Rev. F, 16/06/20) that these will be largely retained within the proposals. Any necessary protection measures or compensation can be secured by appropriate planning conditions; There is potential for protected species to use the site – including species such as bats. Protected species issues can be successfully dealt with by means of appropriate ecological surveys (see Paragraph 6). The presence of any EPS can be dealt with via the EPS licensing system. Arable fields located on and close to the site could be functionally linked land for qualifying bird species of the nearby European sites. The site is also in close proximity to the Ribble and Alt Estuaries SPA and Ramsar site and the Sefton Coast SAC and recreational pressure impacts may occur. HRA will be required to assess the impacts from this development both alone and in combination with other developments. However, this issue is dealt with through the Habitats Regulations and HRA rather than EIA (See advice in Paragraphs 7 to 13 below).
14. I advise based on the above factors that there are not sufficient significant ecological factors which would trigger the need for EIA on ecological grounds. Ecological issues at this site can be addressed through Ecological Assessment surveys/reports and HRA.
15. The proposed development site contains two non-designated heritage assets as recorded on the Merseyside Historic Environment Record: MME 2374 Orchard House, is of a possible late 18th century date. The 19th century barn also retains some archaeological / historical interest. It has been suggested that Orchard House might be the site of earlier settlement. MME19267 is the former site of a Second World War searchlight battery, north of Holgate, Thornton.
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16. The Sefton Rural Fringes Survey has suggested that the fields on both sides of Back Lane have the potential to contain evidence for medieval settlement.
17. Our previous pre-application response (DC/2020/02083) identified the requirement for a pre-determination programme of archaeological investigation to be carried out to determine the presence, nature, extent and significance of any surviving archaeological remains. I advised the applicant should submit a written scheme of investigation for archaeological work for approval in writing by the LPA. I further advised that if this is not submitted at application stage then it is likely to be requested by condition.
18. Based on the archaeological information provided within the previous MEAS pre- application response the archaeological issues associated with the proposed development are not likely to be significant. Therefore, I advise that the archaeological issues associated with this site would not require EIA and could be addressed through a programme of pre-construction archaeological works. I advise the applicant should submit a written scheme of investigation for archaeological work for approval in writing by the LPA. If this is not submitted at application stage then it is likely to be requested by condition.
Types and Characteristics of potential impact 19. The proposal when considered alone is unlikely to have any significant environmental impacts. There is potential for cumulative impacts, particularly in relation to traffic, noise and air quality, mostly at the construction stage, which will need to be given consideration by relevant specialists. However, it is not considered these are likely to be significant. There will be ecological impacts, but these can be managed through normal planning procedures and under the HRA Regulations. Likewise, there will be some archaeological impacts that can be managed through normal planning procedures.
20. Overall it is considered that the impacts from the development are not sufficient to trigger EIA, and an Environmental Statement is not required on this occasion.
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APPENDIX 2
DRAFT HEADS OF TERMS FOR SECTION 106 AGREEMENT
LAND OFF HOLGATE, THORNTON, SEFTON
FEBRUARY 2021
These draft Head of Terms have been prepared on behalf of our Client, Castle Green and Forth Homes, in relation to the proposed development of the above Site for 206 no. residential dwellings.
These draft Heads of Terms are submitted as part of our Client’s detailed planning application to Sefton Council.
The description of development for which planning permission is sought comprise the following:
“Proposed demolition of Orchard Farm including outbuildings, Stopping-Up of Holgate, and erection of 206 Dwellings and associated access, car parking, landscaping and public open space”
In accordance with Policy IN1 of the Sefton Local Plan, our Client is willing to discuss potential Section 106 contributions with the Local Planning Authority during the course of the planning application being determined. These draft Heads of Terms are intended to provide a basis for negotiations and a finalisation of appropriate obligations.
Education Contribution
A contribution towards primary educational place will be discussed with Sefton Council. The Council has confirmed that only a primary education contribution will be sought, consistent with the Council’s Contributions Towards Education Provision SPD published in September 2017. It is understood through pre-application dialogue with Officers that the contribution is now set at £2,215 per new dwelling, excluding one-bedroom homes or homes restricted for older people.
Public Open Space and Play Space
As part of the proposed development, open space (including a play area) of sufficient quantity and quality to meet the needs of the development is proposed. Accordingly, it is understood that no contribution is required towards public open space and play space as part of this Application.
Highways Contribution
The Applicant is aware that a proportional financial contribution is required towards the implementation of the A565 Route Management Strategy (Thornton to Crosby section) as per the requirements set out in Appendix 1 of the Local Plan. This can be discussed with Officers during the course of the Application being determined.
Affordable Housing
The proposed development is fully compliant with Policy HC1 of the Sefton Local Plan. It will deliver 62 affordable homes, 30% of the overall development. 42 dwellings will be made available for social/affordable rent, and 20 dwellings will be made available for home ownership.
Section 106 Monitoring Fee
It is understood that the Council now imposes a Section 106 monitoring fee as standard which will be applicable to this Application.
Other Matters
In the event that the Council has not spent the contributions on the works identified within 5 years of the date of the Section 106 Agreement, the Council will refund any unspent monies to the Applicant.