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SL-2016-1109 Land Adjacent to Sir John Barrow

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SL-2016-1109 Land Adjacent to Sir John Barrow SL/2016/1109 PARISH: Ulverston Land adjacent to Sir John Barrow Way PROPOSAL: Residential development for 109 dwellings with associated vehicular and pedestrian access APPLICANT: Oakmere Homes Grid Ref: E: 329700 N: 477970 7 46 11 0 1 6 1 5 ESS 1 3 4 3 1 Depot 3 1 4 6 GRO LM VE 4 2 E 1 H 1 0 4 0 9 7 w do ea M w Vie 2 2 Y A 5 W 2 6 2 W O R 5 R MO 9 A N B 8 U 7 Lund ME N 1 5 Farm T W A R Y N o H C c 6 O l k Orchard Dene 7 i J ff R I S 8 8 5 Cherry Tree House 4 South Apple Tree House 3 8 0 Bank 2 1 3 2 Lund Hall 2 Orchard Wood 7 Playground h t a P FB FB L un d Be ck e sid ew Vi ill le da FB ng La n kly oo Br ge od L nd Lu Path Ford n i a r D 7.6m Ro pe W Fitz Bridge alk Ford " Cottages D FB ra 6.1m gl ey B k c e a c r k SL/2017/0534 The material contained in this plot has been reproduced from an Ordnance Survey map with permission of the Controller of Her Majesty's Stationery Office. Land adjacent to Licence o. 100024277 & Crown Copyright Unauthorised reproduction infringes Crown Copyright Sir John Barrow Way and may lead to prosecution or civil proceedings Ulverston Scale 1:2500 SUMMARY 1. The application seeks planning permission to erect 106 dwellings on a site to the south east of the Lund Farm residential estate in Ulverston. The majority of the site is allocated for housing development in the Local Plan Land Allocations Development Plan Document (DPD). The proposal raises a number of planning issues relating to the Land Allocation, density, layout and design of the development, including landscape impacts, affordable housing provision and impacts on residential amenity, highway impacts and flood risk and the management of surface water drainage. RECOMMENDATION 2. The application is recommended for refusal. DESCRIPTION AND PROPOSAL Site description 3. The application site is located to the south east of Ulverston Town centre adjacent to the Lund Farm residential estate constructed approximately 12 years ago. It comprises a raised undulating area of pasture land containing a number of limestone outcrops and a lower lying area of land at the southern end. The application site amounts to approximately 4.6 hectares in area in total. The site is partially enclosed by hedgerows and a number of mature trees border onto or are located just outside the site boundaries. The north western side of the site adjoins a private unsurfaced drive which serves a number of residential properties at Lund Hall a prominent building located close to the north west boundary. The private drive is accessed from Morecambe Road to the south and connects through to North Lonsdale Road to the north. The drive separates the site from the existing residential estate which comprises of 116 dwellings arranged around a number of cul de sacs accessed from a single point on North Lonsdale Road. Four residential properties directly adjoin the site on lower lying land to the north and low lying open fields adjoin the site to the east and south. A popular recreational path known as the Rope Walk skirts along the southern edge of the site. 4. A watercourse, Lund Beck, runs along the southern boundary of the site close to where it joins Dragley Beck. The southern part of the site adjacent to the watercourse is set at a lower level. This part of the site is within flood Zone 2 and 3 with a medium to high risk. 5. The majority of the application site is allocated in the South Lakeland Local Plan Land Allocations DPD for residential development. Proposal 6. The proposal relates to the construction of a total of 106 dwellings and associated infrastructure arranged around a series of cul de sacs and loop roads from a single access point connecting to the head of Sir John Barrow Way on the existing Lund Farm estate. The proposed dwellings would be a mix of one and two storey properties, some of which would be of a split level design to fit in with the slope of the land along the eastern side of the site. A two storey apartment block comprising 10 one bedroomed flats is also proposed on the south eastern edge of the site. The 70 open market dwellings would comprise of three and four bedroomed detached and semi- detached houses and 3 bungalows. A total of 36 affordable dwellings are proposed comprising 10 one bedroomed flats, 6 one bedroomed houses, 6 two bedroomed bungalows, 10 two bedroomed dwellings and 4 three bedroomed dwellings. The affordable units would be positioned in two main groupings with 8 units located towards the northern end of the site adjacent to Lund Hall and the remaining 28 units in a group at the southern end of the site, although 3 of the units would be separated from this group within the open market housing. 7. The properties are of a conventional modern design and would be finished externally with a mixture of stone facing and render. The roofs would be covered with grey tiles. 8. Each of the detached properties would have off road parking provision of at least two spaces per dwelling and garage provision. The semi-detached open market properties would each have two parking spaces and the affordable units would have the equivalent of 1.25 parking spaces per dwelling. 9. The scheme has been amended during the course of the application with a reduction in the total number of dwellings from 109 to 106 and some changes to the layout, affordable housing and house types. 10. A new vehicular access to the site would be created from the end of Sir John Barrow way where there is currently a turning head. This would cross the private driveway serving Lund Hall at right angles with users of the drive giving way to the new access road. The 5.5 metre wide access road would include footpaths to either side of the carriageway with sections throughout the estate including a combined cycle footpath route. A footpath and cycle link is proposed on the western boundary to connect to the lower section of the private drive towards the Morecambe Road access point. 11. In terms of an emergency or secondary access, the applicants have stated that whilst the pedestrian/cycle links to the private track would allow access in an emergency they are unable to officially offer this as the lane is outside their control and the existing bridge across the back is unsuitable for heavier vehicles. 12. The submitted landscaping details include the provision of three informal amenity areas two of which would incorporate attenuation basins and other suds features. 13. No equipped play areas are proposed but the applicants have agreed to provide a commuted sum for the upgrade and maintenance of existing play areas on the adjoining estate. 14. Landscaping plans have been submitted which include the retention and additional planting to existing hedgerows around the periphery of the site and the planting of new hedgerow boundaries, shrubs and trees within the site. A new ‘wet woodland’ is proposed on part of the lower lying land to the south within the high flood risk zone. This would comprise of a mix of native species including birch, willow and hawthorn. A new stone boundary wall is proposed along the northern boundary of the site 15. A tree and hedgerow survey report has been submitted together with details of protection measures for existing trees and hedgerows during the construction phase. The submitted information indicates that two mature trees located outside the site boundary are proposed to be removed, a lime tree located at the head of Sir John Barrow Way and an Ash located within a group of trees alongside the private drive to the west of the site. The submitted report indicates that both trees are showing signs of decay. 16. A Flood Risk Assessment and Drainage Strategy has been submitted which details the potential Flood risk issues associated with the development of the site how surface water arising from the site would be managed. This is covered in more detail within the assessment part of the report. 17. The application is also accompanied by an Archaeological Geophysical survey, Geo -environmental Assessment Report, Ecology Report and Construction Management Plan. CONSULTATIONS Ulverston Town Council: 18. Refuse. The Council together with many residents is concerned about flooding and highways issues which the developers reports do not address in the detail required. The council is aware that this site is allocated in the local plan and understands this was subject to extensive research at the time. The town council did not oppose any of the allocations within the local plan as it supported additional housing and especially affordable housing in the town and still does. 19. However, since the publication of the local plan the situation in the area of the proposed development has changed fundamentally. Flooding has occurred to a greater or lesser degree every year in South Ulverston and the council considers that this site in particular should be reviewed as to its suitability for housing development. The nearby footpath from Lund Farm has been underwater for weeks, and r esidents’ gardens, which would previously drained water away, remain flooded.
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