Northumberland Bates Site, Blyth Local Development Order February 2013 Contents 1 Introduction 3 2 The Bates Site 5 3 Statement of Reasons 9 4 The Local Development Order 14 5 LDO Conformity Process 25 6 Definitions 27 Appendices 1 (Schedule 1) LDO site boundary plan 29 2 Submission Form and Commencement Notice 31 3 Appendix 3 - Other consents 32 4 LDO Monitoring 34 Contact details 36 Local Development Order: Bates Site - ADOPTED 1. Introduction 1. Introduction Introduction 1.1 This document is a Local Development Order (hereinafter referred to as LDO) and has been produced by Northumberland County Council in partnership with Arch, the Northumberland Development Company.(1) 1.2 In developing the Order, site information has been collated; assessments have been undertaken; and advice has been sought from key consultees. Further information is available in the following documents, which should be read alongside this LDO. Local Development Order Guide – providing background and supplementary guidance Environmental Impact Assessment Screening Opinion – this relates to legislative requirements and serves to demonstrate that the development permitted by the LDO does not have significant effects on the environment. Nature Conservation and Ecological Assessment – this comprises a number of assessments and relates to various legislative requirements, including in respect of protected habitats and species. Sustainability Appraisal Report – this reports on the testing of environmental, social and economic impacts of the LDO. 1.3 The draft LDO and associated documents identified above were subject to extensive consultation. The consultation was undertaken in accordance with the values of the Statement of Community Involvement(2) and exceeded statutory requirements(3). It sought to involve a range of stakeholders, including statutory consultees, early on the process in advance of formal consultation and involved different methods of consultation adapted to different audiences. Specifically, the consultation included: two consultation drop-in events hosted in Blyth Town Centre and in Cambois; presentations to various committees including three Parish Council's; over 900 neighbour notification letters; around 600 letters and emails to various consultees; a press notice in the News Post Leader; site notices; and publicity via the Council's web site. 1.4 Responses to consultation were received verbally, by email, by post and via the Council's on-line consultation portal. They informed revisions to the LDO including several minor amendments to development conditions(4), before being submitted to the Secretary of State for the Department of Communities and Local Government for approval. Subject to securing approval, the LDO will be adopted by the Local Planning Authority. 1 Arch has been established by Northumberland County Council as an asset backed, arms-length development company to drive capital economic and residential development, physical regeneration and business growth in Northumberland. 2 The Statement of Community Involvement (SCI) sets out how the council will engage local communities and others in the preparation of Local Development Framework documents. It also sets out how the council will consult on planning applications and other development management matters 3 As defined in The Town and Country Planning (Development Management Procedure) (England) Order 2010 4 As recorded in the LDO Consultation Feedback Report, published on the Council's web site Local Development Order: Bates Site - ADOPTED 3 1. Introduction Purpose 1.5 This LDO grants permission for the type of development specified by the Order (see Section 4) and by so doing, removes the need for a planning application to be made by the developer(5). 1.6 The LDO could be considered as an extension of ‘permitted development’ rights(6). It has been decided upon locally in response to local circumstances; in this case to proactively plan for sustainable economic growth(7). 1.7 The use of LDOs is supported by Central Government as an effective means of simplifying and streamlining the planning process for certain sites and certain developments. They are considered to be a ‘lean tool’ which are attractive to investors. Scope 1.8 It is important to note that development proposals that do not fall within the prescribed criteria of an LDO may still be acceptable in planning terms. The LDO does not imply that development not specified would be unacceptable. Proposals that do not conform with an LDO would need to secure planning permission through the normal planning process. Accordingly such proposals would be considered in the context of local and national planning policies. 1.9 The LDO does not alter or supersede forms of development already permitted by the Town and Country Planning (General Permitted Development) Order 1995 (and its subsequent amendments). For example, permitted development rights which apply to part of the site identified as ‘Operational Port Land’ under Part 17 of the above Order are not affected by the LDO. Other consents 1.10 The LDO only relates to planning consent and does not obviate the need to obtain other statutory consents such as Building Regulation approval, consents under Highways legislation, Listed Building consent, Marine Licenses or Health and Safety Executive Consents. It remains the responsibility of the developers to ensure that all other statutory requirements beyond the scope of the planning system are adhered to(8). 5 LDOs were originally introduced as part of the Town and Country Planning Act 1990, although their roles and functions have been revised through subsequent legislation. 6 Permitted development is prescribed at a national level by the Town and Country Planning General Permitted Development Order 1995, and subsequent revisions / amendments. It grants a general permission for various types of normally uncontentious development without the need to make a planning application to the local planning authority. 7 The LDO is part of a wider approach to economic development in south east Northumberland and the wider North East region. Part of the site has been granted Enterprise Zone status. In addition the site is within a wider area referred to as the Blyth Estuary Renewable Energy Zone . Further information on these initiatives and associated incentives is provided in the LDO Guide 8 Further information on other consents is provided in Appendix 3. 4 Local Development Order: Bates Site - ADOPTED 2. The Bates Site 2. The Bates Site The Bates Site 2.1 This LDO covers the area indicated on the attached Order Plan in Appendix 1. The site is known as the Bates site and part of the site has been granted Enterprise Zone status. Site Description 2.2 The Bates site in Blyth is in close proximity to the National Renewable Energy Centre (NaREC)(9) and Blyth Riverside Business Park. 2.3 The site is bounded to the north and east by the River Blyth. Beyond the River to the north is the site of the former Blyth Power Station. To the east on the far side of the river is a narrow strip of land between the River and the North Sea, which includes Battleship Wharf, a terminal for handling bulk cargoes. To the west is a Coal Authority mine water treatment plant, and to the south-east is Wimbourne Quay; a deep water quay operated by the Port of Blyth. 2.4 Outline consent has been granted for the site to the south west, which is being pursued for mixed-use residential-led development. A new primary school is already operational on the site. To the south east is an existing residential area known as the Hodgsons Road estate. 2.5 Access to the site can be taken from either Regent Street (B1329) or Cowpen Road (A193), which leads on to the A189 dual carriageway and from there to the national motorway network. 2.6 The site is a brownfield site occupying over 8 hectares(ha). It has twin ship loading conveyors as part of an under-utilised bulk export terminal. Several jetties and mooring points are located either side of the docking platform and loading hoppers. The area close to the conveyors is currently used as a storage area for glass awaiting recycling. An un-used conveyor system is also located around the middle of the site. 2.7 Historically, Bates was used for coal stacking associated with the former Bates Colliery, pending shipping out from the adjacent bulk handling terminal. The operations were linked to a now disused mineral railway line. The former rail line runs east to west along the southern boundary of the site. Outside the site the tracks have been removed. 2.8 Outwith the site boundary, running broadly parallel to the rail line, is a raised embankment providing screening to the adjacent residential areas. 9 NaREC is the national centre for excellence for renewable energy, dedicated to the development, growth and commercialisation of new and renewable technologies. Narec has invested over £150 million of UK government, private sector and European Union funding to create a unique portfolio of independent facilities in Blyth. The new Blade Test Facility is the largest in the world and has been designed to test the longer blades being developed for larger offshore turbines. Local Development Order: Bates Site - ADOPTED 5 2. The Bates Site Development Opportunities 2.9 Market research and assessment of the site’s location and facilities has demonstrated that the site would be suited to a range of sectors, including off-shore industries. For example, the site is an ideal location to serve the Crown Estates Round 3 off-shore wind farm zones, including Dogger Bank. 2.10 The site may be of particular interest to developers wishing to utilise the existing on-site Quay facilities and / or testing facilities at the National Renewable Energy Centre (NaREC) and the neighbouring Quay(10). Wimbourne Quay is a deep water quay accommodating vessels of around 160m length overall (LOA). Storage areas with load bearing capacity are available and the quay is being further strengthened.