Supplementary Planning Guidance
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‘Land’ at August Birkenhead 2020 town centre Planning Statement Barton Willmore. Prepared on behalf of Wirral Growth Company. A joint venture between Birkenhead Town Centre Masterplan Planning Statement Project Ref: 29343/A5/JC 29343/A5/JC/NR 29343/A5/JC/NR 29343/A5/JC/NR Status: Draft Draft Draft Draft Issue/Rev: 01 02 03 04 Date: 24/04/2020 12/05/2020 19/06/2020 Prepared JC JC/NR JC/NR JC/NR by: Checked by: NR NR GD Barton Willmore LLP Tower 12, 18/22 Bridge St, Spinningfields, Manchester M3 3BZ Tel: 0161 817 4900 Ref: 29343/A5/JC/NR Email: [email protected] Date: August 2020 COPYRIGHT The contents of this document must not be copied or reproduced in whole or in part without the written consent of Barton Willmore LLP. CONTENTS Page 1.0 INTRODUCTION 1 2.0 DEVELOPMENT CONTEXT 5 3.0 SITE LOCATION AND DESCRIPTION 13 4.0 PLANNING HISTORY 30 5.0 PROPOSED DEVELOPMENT 32 6.0 THE DEVELOPMENT PLAN 47 7.0 OTHER MATERIAL CONSIDERATIONS 52 8.0 PLANNING ASSESSMENT 65 9.0 TECHNICAL CONSIDERATIONS 88 10.0 SUMMARY OF BENEFITS 102 11.0 CONCLUSIONS 105 APPENDICES APPENDIX 1: PARAMETERS PLAN APPENDIX 2: INDICATIVE MASTERPLAN APPENDIX 3: LIST OF PLANS APPENDIX 4: PLANNING HISTORY TABLE APPENDIX 5: TABLE OF MAJOR COMMITMENTS WITHIN 2KM APPENDIX 6: PHASING PLAN APPENDIX 7: SUMMARY OF RELEVANT UDP POLICIES APPENDIX 8: WIRRAL PARKING STANDARDS Introduction 1.0 INTRODUCTION 1.1 This Planning Statement has been prepared by Barton Willmore LLP on behalf of Wirral Growth Company (WGC) (the “applicant”) to support a hybrid planning application for a multi-phase mixed-use masterplan to deliver the comprehensive regeneration of Birkenhead town centre (the “Site”). 1.2 The hybrid application relates to the provision of a new market for Birkenhead, a commercial district anchored by Wirral Council, complementary retail and leisure development, a residential quarter, as well as new public open space and improvements to Birkenhead Bus Station and local infrastructure. 1.3 The description of development is as follows: ‘Hybrid Planning Application for the phased redevelopment of land within Birkenhead Town Centre comprising: Full planning application for the construction of: i) two five storey office buildings on Plot A comprising flexible office, retail or leisure (including food and beverage, hot food takeaway or drinking establishment) floorspace at ground floor level, and office floorspace at first to fourth floor level and a plant area at fifth floor level with associated landscaping; highways and infrastructure works including the creation of new junction from Claughton Road/Hemingford Street; and ii) an electricity substation on Plot H along with the necessary amendments to the arrangement of the Europa Pool surface car park to relocate coach parking spaces and the associated infrastructure and landscaping works and access/servicing arrangements. Outline planning application (with all matters reserved for future consideration) for the development of a car park on Plot B; office, retail and leisure floorspace (including food and beverage, hot food takeaway or drinking establishment) on Plot C which will include a new market hall/leisure building; infrastructure works on Plot D that will create a substation but no new publicly accessible floorspace; office, retail, hotel, leisure (including food and beverage, hot food takeaway or drinking establishment) and residential floorspace on Plot E; infrastructure works to provide a ‘super-crossing’ at Conway Street and improvements to the existing bus station on Plot F; residential floorspace or a hotel or a car park on Plot G; residential floorspace on Plots I and J; and ancillary residential car and cycle parking, servicing arrangements and infrastructure and all associated works on land to the west of Europa Boulevard and 29343/A5/JC/NR 1 August 2020 Introduction land south of Conway Street and alterations and improvement works to the public highway.’ 1.4 Submitted with the application is a plan showing the Parameters of the planning application and an Indicative Masterplan to demonstrate one iteration of how the site could be developed within the parameters set. Both plans are attached at Appendix 1 and 2 respectively. Purpose of this Statement 1.5 The purpose of this Planning Statement is to set out the context of the proposed development and to assess its compliance with the adopted development plan and other material considerations in accordance with Section 38(6) of the Planning and Compulsory Purchase Act (2004). 1.6 The scope of the planning application was agreed with the Council during extensive pre- application discussions and Table 1 below identifies each of the submission documents and their author. A full list of the plans submitted with the application is also attached at Appendix 3. Table 1: Planning Application Documents Document Author Application Forms and Ownership Certificate Barton Willmore Environmental Impact Assessment (Vol 1-3) Barton Willmore Statement of Community Involvement Barton Willmore Continuity of Trade and Construction Management Barton Willmore Draft Heads of Terms (s106) Barton Willmore Affordable Housing Statement Barton Willmore Economic Benefits Statement Barton Willmore Social Impact Assessment Barton Willmore Design and Access Statement AHR Transport Assessment Vectos Framework Travel Plan Vectos Waste Management Survey Vectos Noise Impact Assessment for Planning Purposes AEC Phase 1 Preliminary Risk Assessment (Including UXO) Curtins Flood Risk Assessment Curtins Crime Impact Statement Merseyside Police 29343/A5/JC/NR 2 August 2020 Introduction Document Author Plot A Energy and Sustainability Statement (including Hannan Associates BREEAM Pre-assessment) Outline Planning Energy and Sustainability Statement Hannan Associates Shadow Habitats Regulations Assessment UES Preliminary Ecological Appraisal UES Bat Scoping Survey UES Bat Back Tracking Survey UES Arboricultural Report JCA Tree Survey JCA Environmental Impact Assessment (EIA) 1.7 An EIA Scoping Report was been prepared by Barton Willmore LLP on behalf of WGC. The Scoping Report accompanies a request for an EIA Scoping Opinion from Wirral Borough Council (WBC) in accordance with Regulation 15 of the Town and Country Planning (EIA) Regulations 2017 (as amended), (the “EIA Regulations”). 1.8 The development proposed by WGC in Birkenhead falls within Category 10(b) of Schedule 2 of the Town and Country Planning (Environmental Impact Assessment) Regulations 2017 (as amended) (urban development projects) as the Development exceeds the 5ha area of development and the 150 dwelling thresholds. It is considered that the Development could lead to significant effects on the environment and an Environmental Statement (ES), informed through the EIA Scoping process should be prepared in support of the planning application. 1.9 In light of the above, a Scoping Report was prepared using desk-based research, site visits, professional judgement and other information available for the site to identify the likely significant effects on the environment that may arise from the demolition and construction and operational phases of the development. It was also informed by competent experts as required under the EIA Regulations. 1.10 The EIA Scoping Report was submitted to WBC on 10th of April 2020 and an official response was issued by the Council within the statutory time period to influence the content of the ES. The ES has subsequently been prepared in accordance with the Scoping Opinion received and it has been submitted in support of this planning application. This planning application, therefore, should be read in conjunction with the submitted ES and it covers the following topics: 29343/A5/JC/NR 3 August 2020 Introduction • Alternative Design Evolution • Construction Methodology and Phasing • Population and Human Health • Townscape and Visual • Cultural Heritage • Transport and Access • Noise • Air Quality • Climate Change Planning Statement Structure 1.11 The following sections of the Planning Statement are structured as follows: • Section 2 provides the development context by introducing WGC and their vision for Birkenhead town centre. This section includes an overview of the consultation programme which has aided the progression of the indicative masterplan for Birkenhead; • Section 3 provides a description of the site and the surrounding area; • Section 4 outlines the relevant planning history for the site; • Section 5 describes the proposed development and the phases of delivery; • Section 6 sets out the development plan in which the application should be determined; • Section 7 outlines any other material considerations that are relevant to the determination of this application; • Section 8 contains the planning assessment and sets out the case for development and how the proposed development accords with planning policy; • Section 9 assesses technical considerations including and developer contributions; • Section 10 provides a summary of the benefits provided by the development; and • Section 11 sets out the concluding remarks and weighs the application in the planning balance. 29343/A5/JC/NR 4 August 2020 Development Context 2.0 DEVELOPMENT CONTEXT Wirral Growth Company 2.1 WGC is a 50:50 joint venture partnership between Wirral Metropolitan Borough Council WBC and national urban regeneration specialists, Muse Developments (Muse). Together, Muse and WBC are committed to delivering a long-term vision for regeneration, which benefits communities across the Borough. 2.2 WGC was formally established in