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Land Off Church Lane, Newchurch, Rossendale Supporting Statement

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Land Off Church Lane, Newchurch, Rossendale Supporting Statement Land off Church Lane, Newchurch, Rossendale Supporting Statement On behalf of Crystal Property and Land Project Ref: 28589/002 | Rev: A | Date: October 2013 Office Address: 61 Oxford Street, Manchester, M1 6EQ T: +44 (0)161 245 8900 F: +44 (0)161 245 8901 F: E: [email protected] Land off Church Lane, Newchurch, Rossendale Supporting Statement Document Control Sheet Project Name: Church Lane, Newchurch Project Ref: 28589/002 Report Title: Supporting Statement Date: October 2013 Name Position Signature Date Amy Gregg, Senior Transport Michael Gilbert Planner, Principal Prepared by: AG/MG/MJ 16.10.2013 and Mark Planner and Johnston Associate Planner Reviewed by: Bernard Greep LLP Director BG 16.10.2013 Approved by: Bernard Greep LLP Director BG 16.10.2013 For and on behalf of Peter Brett Associates LLP Revision Date Description Prepared Reviewed Approved Peter Brett Associates LLP disclaims any responsibility to the Client and others in respect of any matters outside the scope of this report. This report has been prepared with reasonable skill, care and diligence within the terms of the Contract with the Client and generally in accordance with the appropriate ACE Agreement and taking account of the manpower, resources, investigations and testing devoted to it by agreement with the Client. This report is confidential to the Client and Peter Brett Associates LLP accepts no responsibility of whatsoever nature to third parties to whom this report or any part thereof is made known. Any such party relies upon the report at their own risk. © Peter Brett Associates LLP 2013 28589 October 2013 ii Land off Church Lane, Newchurch, Rossendale Supporting Statement Contents 1 Introduction ................................................................................................................................. 1 1.1 Background ................................................................................................................... 1 1.2 The Application Site and Development Proposal .......................................................... 2 1.3 Structure of this Statement ............................................................................................ 3 2 Planning Policy ............................................................................................................................ 4 2.1 National Planning Policy ................................................................................................ 4 2.2 Local Planning Policy .................................................................................................... 8 3 Open Space Assessment ......................................................................................................... 11 3.1 Previous Reason for Refusal ....................................................................................... 11 3.2 Current status of the Bowling Green ........................................................................... 11 3.3 Planning Policy ............................................................................................................ 12 3.4 Provision for Bowling in the Area ................................................................................ 15 3.5 Conclusion in Relation to Bowling Green Provision .................................................... 17 4 Transport Issues ....................................................................................................................... 18 4.1 Proposed Development ............................................................................................... 18 4.2 Personal Injury Collision Data ..................................................................................... 18 4.3 Site Visit ....................................................................................................................... 19 4.4 Speed Survey .............................................................................................................. 19 4.5 Lancashire County Council ......................................................................................... 20 4.6 Assessment of Key Transport Issues .......................................................................... 20 4.7 Conclusion in Relation to Highways ............................................................................ 20 5 Summary and Conclusions ...................................................................................................... 22 5.1 Overview ...................................................................................................................... 22 5.2 Summary of Consistency with the NPPF .................................................................... 22 5.3 Summary of Consistency with the Development Plan ................................................ 22 5.4 Bowling Green Provision ............................................................................................. 23 5.5 Highways ..................................................................................................................... 23 5.6 Overall Conclusion ...................................................................................................... 23 Figures Figure 1.1 Site Location Plan .................................................................................................................. 2 Figure 3.1 Photograph Showing the Bowling Green in its Current Condition ....................................... 12 Figure 3.2 Proposals Map Extract ......................................................................................................... 14 Figure 4.1 PIC Data for January 2008 to February 2013 ...................................................................... 19 Tables Table 3.1 Population and Bowling Green Provision .............................................................................. 16 28589 October 2013 iii Land off Church Lane, Newchurch, Rossendale Supporting Statement Appendices Appendix 1 – Bowling Greens in the Newchurch Area Appendix 2 – List of Bowling Greens Within 20km Appendix 3 – Speed Survey Results Appendix 4 – LCC Correspondence Appendix 5 – Swept Path Analysis 28589 October 2013 iv Land off Church Lane, Newchurch, Rossendale Supporting Statement 1 Introduction 1.1 Background 1.1.1 This Supporting Statement has been prepared by Peter Brett Associates (PBA) on behalf of Crystal Property and Land, to support the resubmission of a planning application for six residential dwellings and a car parking area at land off Church Lane in Newchurch, Rossendale. 1.1.2 The applicant has previously submitted three planning applications for residential development at the site. The first application (Ref: 2010/0693) was withdrawn, and the second application (Ref: 2011/0397) was refused on 23 December 2011 for the following reasons: i. The proposed development would result in the loss of an area of open space (the bowling green) regularly and continually used by the local community. It has not been adequately demonstrated that this open space is surplus to requirements. Accordingly, the scheme is contrary to the advice of the Sports Council and PPG17, Policies L1/EM3 of the Regional Spatial Strategy for the North West of England (2008) and Policy 7 of the Council's adopted Core Strategy DPD (2011). ii. The proposed development by reason of the layout, scale, design/appearance and implications for trees the subject of a Tree Preservation Order is considered to constitute poor design that fails to protect or enhance the locally distinct character and appearance of the area and the adjacent listed buildings or their settings, most particularly the Grade ll* St Nicholas Church. The scheme is therefore considered to be contrary to PPS1/PPS3/PPS5/ PPG13, Policies DP1-9/RT2/RT4/EM1 of the Regional Spatial Strategy for the North West of England (2008) and Policies 1/8/9/16/18/23/24 of the Council's Core Strategy DPD (2011). iii. The proposed development would result in inadequate visibility splays to the north and south of the proposed access point, would not provide the required parking spaces or provide for the adequate turning for refuse vehicles within the site and would result in the loss of a pub car park with no provision provided elsewhere. The scheme would therefore be detrimental to highway safety in the area, contrary to PPS1/PPS3/PPG13, Policies RT2/RT4 of the Regional Spatial Strategy for the North West of England (2008) and Policies 1/8/9/24 of the Council's Core Strategy DPD (2011). iv. The proposed development, most particularly by reason of the dwellings to the east of the site would result in the loss of privacy to the garden areas of Bolton Street properties and loss of light/outlook to the garden areas of No's 59 and 61 Church Street. The scheme would therefore be contrary to PPS1/PPS3, and Policies 1/ 24 of the Council's Core Strategy DPD (2011). 1.1.3 The most recent planning application (Ref: 2013/0019) was also withdrawn following comments from Rossendale Borough Council that the application was likely to be refused for similar reasons as those described above. Crystal Property and Land has now carefully considered these comments, and is re-submitting a revised planning application that responds to the Council’s concerns and provides additional evidence that robustly addresses the issues raised. 1.1.4 In this Statement we demonstrate that the application scheme is consistent with current national planning policy and the development plan when taken as a whole, and specifically address
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