COMMITTEE DATE: 16/12/2013
Application Reference:
13/0378
WARD:
DATE REGISTERED:
LOCAL PLAN ALLOCATION:
Stanley
19/06/13
Countryside Area
APPLICATION TYPE:
APPLICANT:
Reserved Matters
Kensington Developments Ltd
PROPOSAL:
Erection of residential development of two and three-storey buildings to
provide 579 dwellings comprising 80 flats, 230 terraced houses, 165
semi-detached houses and 104 detached houses, with associated
garages and car parking, public open space, a village retail unit,
landscaping, drainage swales, watercourses and ponds, and vehicular
accesses from Moss House Road and Progress Way (Reserved Matters
Application).
LOCATION:
LAND AT MOSS HOUSE ROAD, MARTON MOSS, BLACKPOOL
----------------------------------------------------------------------------------------------------------------Summary of
Grant Permission
Recommendation:
CASE OFFICER
Miss. S. Parker
BACKGROUND
Outline planning permission for the erection of up to 584 dwellings on land at Moss
House Road was originally applied for by Kensington Developments Ltd in June 2009
(application ref. 09/0740 refers). That application sought to agree the principle of
development and the point of access with matters relating to layout, scale,
appearance and landscaping reserved for future consideration. The proposal was
presented to the Council's Development Control Committee as was on 25th March
2010 and was deferred for delegation by the Head of Development Management
under delegated powers subject to the signing of a Section 106 legal agreement to
cover the payment of commuted sums towards the provision of affordable house, offsite highway works, education provision and public open space. Planning permission
was granted in July 2010 but was followed by a legal challenge in the form of a
judicial review. This was ultimately dismissed in March 2012 but nevertheless
delayed the submission of a reserved matters application. A reserved matters
application was submitted in April 2013 for the land to the south of Moss House Road
but this was subsequently withdrawn to allow for this comprehensive application to
be submitted.
SITE DESCRIPTION
This application relates to 16.7 hectares of land at the southern end of the borough.
The site is part of the Marton Moss Countryside Area as shown on the Proposals
Map to the Blackpool Local Plan 2001-2016 and defined in saved Policy NE2 of the
Plan. In essence the site is bounded by Progress Way (A5230) to the south;
properties fronting Sovereign Gate and Common Edge Road (B5261) to the west;
properties fronting Midgeland Road and Florence Street to the east; and properties
fronting Kincardine Avenue, Kildonan Avenue and Bennetts Lane to the north.
However, within this broad area a number of properties on Moss House Road,
Laundry Road and Dockypool Lane are excluded, as is an area of woodland to the
north of Moss House Road.
The site is roughly level but does slope down somewhat towards the properties
fronting Sovereign Gate and Common Edge Road. At present the site comprises the
following uses (the areas quoted are approximations):
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Existing houses and their gardens - 2.1 hectares
Mown grassland - 1.5 hectares
Disused horticultural land - 5 hectares
Productive horticultural land - 0.2 hectares
Grazing land - 4.5 hectares
Stables and sand paddocks - 0.45 hectares
Small copses of trees - 2.3 hectares
The site is dissected by a number of watercourses and hedgerows which comprise a
further 1.0 hectare of the site. The Environment Agency maps indicate the site to be
at low risk of flooding. There is some evidence of archaeological remains on part of
the site and there may be the potential for some of the site to be contaminated by
previous horticultural activities. Although situated within a designated Countryside
Area, the site falls is largely surrounded by residential properties.
There are a number of community facilities in the nearby area. The Our Lady of the
Assumption Primary School and associated church are situated on the western side
of Common Edge Road opposite the junction with Moss House Road. Further along
Common Edge Road to the north approximately 1.6km from the site is a designated
Local Centre offering a range of shops and services. There is a Booths supermarket
on Highfield Road which is some 2km from the centre of the site and which can be
accessed from the Common Edge Road shopping centre. At present there is a
doctors surgery on Common Edge Road approximately 1km away. Highfield
Humanities College, again situated on Highfield Road, is approximately 2km away.
The Squires Gate Lane business complex comprising the Sycamore Trading Estate,
Squires Gate Industrial Estate, Blackpool Business Park and Blackpool Retail Park is
some 1.3km to the west with Blackpool International Airport beyond. The application
site is approximately 5km to the south-east of Blackpool Town Centre. At present two
bus services operate in the immediate area. The 17 line runs along Common Edge
Road from Blackpool Town Centre to St. Annes with a half hourly frequency. The 10
line operates an hourly loop service from Blackpool Town Centre which takes in
Midgeland Road, School Road and Common Edge Road.
The Committee will have visited the site on 16th December 2013.
DETAILS OF PROPOSAL
The application seeks to agree the detail of those matters reserved from the previous
submission, namely the layout, scale, appearance and landscaping of the
development.
The scheme now proposes 579 dwellings of which 80 would be apartments, 225
would be terraced houses, 169 would be semi-detached houses and 105 would be
detached properties. The houses proposed would be two and three storey in height.
Three apartment blocks are proposed. The smallest would sit at the north-western
corner of the site with two larger blocks positioned more centrally within the estate.
The development would also include a community shop of some 86sq m.
The principle access to the estate would be from Progress Way to the south. This
access would lead onto the main estate road which would form a roughly rectangular
ring road bisected by Moss House Road. Secondary estate roads would lead off this
main road. Moss House Road would be blocked on either side of the main ring road
to prevent it from being used as a cut-through or rat-run. Three properties would be
accessed directly from Common Edge Road to the west whilst forty-six properties
would be accessed from Midgeland Road to the east.
Linear ponds and areas of public open space would run along the Progress Way
frontage of the site on either side of the site access. These would form part of the
overall site drainage scheme but would also create an attractive point of arrival for
the development. Two additional areas of public open space would be provided
within the development. The largest of these would form a village green including a
pond and landscaping and would sit between Moss House Road and the northern
stretch of the ring road. The other would be triangular in shape and would include
children's play facilities.
The drainage strategy proposed for the site would form a key part of the site layout
and would be central to the appearance and character of the estate. Watercourses
would run along many of the main roads with hedgerows separating them from the
housing. These would drain into the ponds on either side of the access road. As
such, surface water run-off from the site would be attenuated at a discharge rate of 5
litres per second per hectare. This flow would be released into an existing
watercourse draining into the combined sewer system. Trees are proposed
throughout the estate in addition to the hedgerows and areas of open space in order
to create a rural feel.
The following information has been submitted in support of the application:
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site masterplan
site layout plans
streetscenes
site level information
house type plans and elevations
apartment plans and elevations
garage, refuse and cycle storage information
materials plan and schedule
drainage strategy
landscaping strategy
refuse management plan
biodiversity enhancement statement.
MAIN PLANNING ISSUES
The main planning issues are considered to be:
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the adequacy of the layout in terms of residential amenity
the impact of the proposed building levels on residential amenity
the quality of the house designs and streetscenes
the standard of accommodation proposed
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the extent to which the design and materials palette would create satisfactory
character within the development
the adequacy of the drainage scheme
the suitability of the internal road network in terms of highway safety, parking
provision, accessibility and refuse collection
the adequacy of the landscaping strategy
the extent to which the proposal would enhance biodiversity on the site.
the standard and suitability of the public open space proposed
These issues will be discussed in the assessment section of this report.
CONSULTATIONS
Head of Transportation (Traffic Management): the estate road must be formally
adopted through a Section 38 Agreement and a detailed plan showing the areas for
adoption must be provided. The width of the main estate road, the minor roads and
the footpaths are acceptable. There are some localised pinch points but these are
considered to be acceptable. A lighting scheme must be agreed and provided as part
of the S38 process to PFI standard. The surfacing of the areas to be adopted must
be agreed. Details of drainage must be agreed with United Utilities. The responsibility
for the management of the watercourses and ponds must be clarified. The refuse
tracking information is inadequate as it does not cover the whole estate and does not
demonstrate if a standard refuse vehicle measuring 11m x 3m could properly
manoeuvre as required. It is anticipated that access to some roads would be
problematic. Parking numbers have not been confirmed and to it is unclear if
standards have been met. On-street spaces cannot be allocated to individual
properties. Each unit must have dedicated off-street parking. Parking provision
should be maximised and garages should be conditioned for car storage only.
Garages must measure 6m x 3m. Cycle storage to be conditioned. It is not clear how
the retail unit would be accessed and serviced.
It is unfortunate that the development does not seek to widen Docky Pool Lane and
Laundry Road to cater for two-way traffic with suitable lighting and drainage.
Randsom strips may be created in these areas which would pose an issue when the
remainder of the site is adopted. This situation must be clarified. There would be no
requirement for the Docky Pool Lane to be stopped up. Moss House Road is
currently closed in the vicinity of no. 55, a second closure is proposed adjacent to
plot 132. This would be likely to increase journey times for some existing residents
and would require a traffic order. It is not clear whether or not access would be
available from the main ring-road adjacent to plots 188 and 235. Access points
should be limited using soft landscaping. Moss House Road does not have any
dedicated footways, it is unfortunate that the scheme does not include any
improvement to this means of access. Works to improve the surface of Moss House
Road should be conditioned.
There is a pumping station at Docky Pool Lane that does not appear to be on the
plans. They play area is shown in an unusual location. The applicant to contact the
Head of Transportation to discuss the payment and delivery of the off-site highway
works agreed at outline stage, and the formal postal addresses that would be
required. A Construction Management Plan must be conditioned to include temporary
access to the site and any phased works. All construction traffic must use the
strategic network with access along Moss House Road avoided. No works within the
confines of the site should commence until the signal junction previously agreed has
been built and is in operation. A Residential Travel Plan should be conditioned.
Blackpool Transport: no response received to date. Any comments that are
received will be reported through the update note.
Highways Agency: no objection.
Lancashire County Council Traffic and Development Service: no response
received to date. Any comments that are received will be reported through the update
note.
Lancashire County Council Archaeology Service: the site was the subject of an
archaeological desk-based assessment as part of the Environmental Impact
Statement (EIS) prepared for the outline planning application in 2009. A number of
assessment and mitigation measures were recommended and agreed. The works
outlined in this EIS should be made a condition of any permission granted. The
Committee is respectfully reminded that such a condition was attached to the outline
permission granted.
Lancashire County Council Ecology Service: it is still considered that the
proposals would result in a significant reduction in biodiversity in this area. This
opinion is based in part on the ecological assessment submitted in support of
application ref. 09/0740. The currently proposed layout does appear to largely accord
with the outline masterplan but it is disappointing that the 'undeveloped' areas are
now to be even smaller than indicated on the outline plans. As such, there will be
less opportunity for wildlife. The Biodiversity Enhancement Statement does not
demonstrate that biodiversity will be maintained, let alone enhanced. It merely states
that some habitats not previously present will be created. However, as outline
planning permission has been granted, comments in respect of the current proposal
are limited to the details of the scheme. Monkey Flower should not be included in the
native species planting plan. Similarly butterfly bush is not native and would be
inappropriate for hedgerow planting. Instead it would be suitable for use as amenity
planting elsewhere. A condition should be attached to any permission granted to
ensure that a habitat creation, monitoring and management plan is produced and
adhered to. A construction environmental management plan and method statement
should be conditioned to ensure that existing landscaping is adequately protected
during construction. This should include the protection of retained features of
biodiversity including habitats and protected priority species such as bats, breeding
birds, hedgehogs and amphibians. Japanese knotweed is present on the site. The
applicant will need to adopt appropriate working methods to prevent the spread of
this or any other invasive species. The NPPF emphasises the need for planning
decisions to avoid light pollution of nature conservation interests. Although little of
nature conservation value would be retained within the development, it is
nevertheless important to ensure that light pollution of retained and new wildlife
habitats is avoided through the imposition of an appropriate planning condition. A
condition should also be attached requiring bat roosting and bird nesting
opportunities to be incorporated into the built fabric of the development.
Natural England: from the information provided, the scheme does not appear to be
one that Natural England would routinely comment on. This suggests that the
application is unlikely to result in significant impacts on statutorily designated sites,
landscapes or species. It is for the LPA to determine any environmental impacts with
particular attention paid to the possible presence of a protected or Biodiversity Action
Plan species; possible impact on a Local Site, a Local Nature Reserve or a priority
habitat; the potential for biodiversity enhancement; and any impacts on nationally
designated landscapes. All proposals should complement and where possible
enhance local distinctiveness. The LPA is advised to use Natural England standing
advice and obtain their own ecological advice. Should the proposal be amended in a
way that significantly affects its impact on the natural environment, Natural England
should be consulted again.
Head of Parks and Green (Environmental Services): the two most distinctive
elements of the general landscaping concept are the provision of open watercourses
and extensive hedgerows. The design is unusual and interesting and, with
appropriate management, would create an interesting living environment with
distinctive character. There are some concerns however relating to security, safety,
and efficacy. Elsewhere, surface watercourses have been of mixed success.
Effective management is essential. Watercourses can capture litter and can make
the pruning of vegetation difficult making sites look untidy. There is also a risk of
drowning. A more conventional piped drainage system would be preferred or a
reduction in the amount of open water. The benefit to flora and fauna is, however,
recognised. The proposed village green would be well landscaped and, if properly
maintained, would look attractive. Life savers would be required by the proposed
pond but they may prove to be a focal point for vandalism. The children's play area is
bounded by hedgerows and a watercourse which pose safety issues through
drowning and reduced natural surveillance. The use of fences and the removal of the
watercourse is recommended. Generally speaking the hedges would provide privacy
but reduce natural surveillance leading to reduced security. The final height should
be limited to 1m.
Effective management of the site is essential and sufficient funding must be factored
in to any Section 106 calculation. Any maintenance conditions must be properly
enforced. The retention of existing vegetation is recommended. Clarity is required as
to who will have responsibility for the maintenance of the development. The plant
species proposed are considered to be acceptable. Due to the particular climatic
conditions of Blackpool, all plants should be either grown or hardened off in a coastal
climate prior to planting. More details are required on the types of equipment to be
installed in the children's play area to ensure it would meet local need. The wildflower
areas proposed would required careful implementation and long-term maintenance.
Blackpool Council Sustainability Officer: the Biodiversity Enhancement Statement
suggests that the water bodies proposed could be colonised by the water shrew but
there is a lack of connectivity to existing populations and it is not clear how this could
happen. The southern hedgerow should be left as high and wide as possible but
could be reduced in height somewhat to reduce shading. Unless the water bodies are
of sufficient depth then the planting of Common Reed and Typha Sp should be
avoided as the can become invasive in shallow water leading to management and
maintenance issues. The habitats at the 'village green' are isolated with the narrow
swales as the only connectivity. It would have been preferable for this area to have
been located adjacent to the existing area of woodland on Moss House Road. It is
noted that the play area appears to be on a roundabout. The planting schedules for
the woodland edge and native shrub areas should be revised to include Alder
Buckthorn Rhamnus frangula which is a foodplant of the Brimstone butterfly which is
becoming more frequently recorded in western Fylde. Buddleia should not be planted
in the 'native hedgerows' but is acceptable in more formal areas. The new buildings
within the development should have bat and swift boxes designed into the build.
More information is needed on who will create and manage the wildflower species
rich grassland to ensure that the objectives for this habitat are achieved. It would
require long term (25+ years) of hay meadow management. Given that surrounding
areas are built on land with a high water table that is prone to flooding, it is important
to ensure that sufficient greenspace exists to collect heavy or prolonged rainfall to
compensate for the increase in hard-surfacing. It is unclear if a bus route would enter
the site. Over 300 of the homes shown on the layout plan have suitable roof aspects
for photovoltaic and/or solar water heating installations. With the potential benefits of
scale the costs to the developer would be reduced and it may be possible to claim
the FIT. There is concession to the distribution of 'district heat'. As the development
is compact, the construction and connection would be straightforward.
United Utilities Plc: no objection. United Utilities have been working closely with the
developer and, given the conditions attached to the outline planning permission and
our obligations under the Water Industry Act, we feel that together we have achieved
the best drainage solution available. Foul water would drain into the combined sewer
and surface water run-off would drain into existing surface water features at a rate
equivalent to greenfield run-off rates. This would be achieved through the use of
permeable paving, ponds, open channels and swales. To reduce the overall volume
of surface water run-off discharging from the site, the developer should consider
planting suitable broad leaf shrubs and trees that would retain and soak up rainwater.
United Utilities water mains would need to be extended to serve any development on
the site and the applicant, who may need to pay a capital contribution, would need to
enter into the necessary legal agreements. The provision of a mains water supply
could be expensive. A separate metered supply to each dwelling would be required
at the applicant's expense with all pipework complying to the necessary standards.
The applicant should contact United Utilities regarding connection. A mapping
service is available. The applicant must demonstrate the relationship between any
United Utilities assets on the site and any proposed development. Not all sewers are
currently shown on the statutory records. If a sewer is discovered during
construction, the applicant must contact a Building Control body.
Environment Agency: no objection. The Environment Agency have previously been
consulted on the outline proposal and on an earlier reserved matters application for
only part of the site. Concerns were raised at that time and it was suggested that
surface water run should be diverted away from the sewer network. The drainage
consultants ELLUC have liaised with United Utilities and have agreed a surface water
discharge rate from the site of five litres per second per hectare into the combined
sewer. A potential alternative would have been to divert surface water run-off to a
Main River watercourse to the south but it is understood that this would not be
feasible because of ground levels and topography. Given this situation and the fact
that outline planning permission has been granted, the use of SUDS is the next best
option. The strategy proposed would not make the existing system any worse and
should provide some betterment. A final scheme would need to be agreed prior to
development. The developer must demonstrate the suitability or otherwise of ground
conditions for the scheme proposed. The reduction in culverting from previous
iterations of the scheme is noted. The development will require written consent under
section 23 of the Land Drainage Act 1991 for the culverts proposed. The proposals
for biodiversity enhancement are also improved.
Head of Transportation (Network Maintenance): no response received to date.
Any comments that are received will be reported through the update note.
Blackpool Council Neighbourhood Services: no response received to date. Any
comments that are received will be reported through the update note.
Head of Housing and Environmental Protection Service: no response received to
date. Any comments that are received will be reported through the update note.
Land Contamination Officer: a phase 1 study is required to ensure that there is no
likelihood of contamination. If potential contamination is identified, a phase 2 study
would be required before works commenced. All reports and actions must be
submitted to and agreed by the Land Contamination Officer. The Committee is
respectfully reminded that a condition to this effect was attached to outline planning
permission ref. 09/0740.
Blackpool International Airport: no response received to date. Any comments that
are received will be reported through the update note.
NERL Safeguarding: no objection, the proposal does not conflict with safeguarding
criteria. This is based on the information available at the time. This comment does
not reflect the stance of any other party whether an airport, airspace user or
otherwise. The LPA must ensure that all appropriate consultees are consulted. NERL
must be reconsulted if any changes are made to the proposal prior to determination.
Electricity North West Ltd: the proposed development could have an impact on
Electricity Northwest infrastructure, operational land or electricity distribution assets.
Development must not encroach over land, rights of way or easements. The
applicant should contact Electricity Northwest in the first instance. Great care should
be taken at all times to protect apparatus and personnel, and should refer to Health
and Safety Executive publications HS(G)47 "Avoiding Danger from Underground
Services" and GS6 "Avoidance of Danger from Overhead Electric Lines". Electricity
North West low voltage service cables encroach onto the application site in several
places and there are 33,000 volt and low volt cables in the public highway adjacent to
the site. If there is a requirement for apparatus to be diverted, the cost would be
borne by the applicant. The applicant should be aware of the requirements for access
to inspect, maintain, adjust, repair or alter equipment. A mapping service is available
at modest cost. It is the applicant's responsibility to demonstrate the exact
relationship between any assets and the proposed development.
Head of Strategic Asset and Estate Management: no response received to date.
Any comments that are received will be reported through the update note.
Assistant Director for Transforming Schools: no response received to date. Any
comments that are received will be reported through the update note.
Fylde Borough Council: no response received to date. Any comments that are
received will be reported through the update note.
PUBLICITY AND REPRESENTATIONS
Press notice published: 11July 2013
Site notices posted: 28 June 2013
Neighbours notified: 26 June 2013
Objections have been received from;
Askrigg Close: no. 18
Bennetts Lane: Bali-Hai
Dockypool Lane: Rose Villa and Tudor Lodge
Endsleigh Gardens: no. 60
Kildonan Avenue: no. 21
Midgeland Road: nos. 166 and 202
Moss House Road: nos. 21, 22, 23, 48, 61 and 63
Roxburgh Road: 37
Stockydale Road: 27
These objections raise the following issues:
Principle
 impact on the character of the area
 previous proposals on individual plots have been refused
 over-intensive development
 no need for the housing
 no need for the shop unit
 land is unstable and subsidence is a problem
 loss of agricultural land
 phasing of the development is unclear
Highways
 means of access
 traffic generation
 provision of bollards on Moss House Road
 introduction of a bus service
 inadequate parking provision
 construction management plan required
 use of Bennetts Lane by construction traffic
 the proposed cycle path falls outside of the site
Amenity
 difference in levels between existing and proposed properties
 scale of the properties proposed
 loss of privacy
 loss of daylight
 noise disturbance and dust
 lack of adequate buffers between existing and proposed properties
 reduction in safety and security
Infrastructure
 lack of capacity in local infrastructure
 lack of capacity at local schools
Drainage
 potential for increased flooding
 inadequate drainage provision
 lack of capacity in the existing sewer network
 provisions for the maintenance of ponds and pumps
 inadequate water supply pressure
 fencing around ponds for safety
Environmental
 the proposed level of public open space is inadequate
 the proposed planting is inappropriate
 impact on wildlife and biodiversity
 loss of hedgerows
 some of the hedgerows/vegetation shown as being retained falls outside of the
application site
 retention of existing trees for screening
 the site should include the woodland fronting Moss House Road
Other Issues
 properties would not be affordable
 no fencing is shown and so the water bodies would be unsafe
 the application is yet another iteration of the scheme
 the proposed phasing of development is not clear
 access for emergency services vehicles
 not all of the land within the red edge is within the ownership/control of the
applicant
 impact on property prices
 loss of view
 the information submitted contains errors and inconsistencies
 repeated amendments to the scheme make it difficult for local residents to follow
 compliance with the conditions attached to permission ref. 09/0740 may require
further changes
 damage caused during construction
 no. 39 Moss House Road is currently up for sale but is shown as being
demolished on the submitted plans
The Committee is respectfully reminded that outline planning permission has already
been granted for the development of up to 584 houses and hence the principle of
developing the land for housing is established. The potential impacts of a
development on property prices and view are not valid planning considerations. A
financial contribution towards the provision of affordable housing off-site was secured
at outline stage. It is acknowledged that numerous changes have been made to the
scheme and that some inconsistencies have been identified. This is inevitable for a
scheme of this size and complexity. Any damage caused during construction would
be a private matter, as are any outstanding ownership issues. The application has
been widely publicised and so any failure on the part of the applicant to serve the
correct notice on a landowner is not anticipated to prejudice any party. Development
could not lawfully proceed on land that is not within the applicant's ownership without
the land-owner's consent. Should any further amendments to the scheme be
required, the applicant would have to submit a new application for either a nonmaterial amendment to the scheme or a new planning permission depending upon
the scale and significance of the changes proposed. It is understood that 39 Moss
House Road is to be let until such a time as development is ready to commence.
The other issues will be discussed in the assessment section of this report.
NATIONAL PLANNING POLICY FRAMEWORK
In March 2012, the National Planning Policy Framework (NPPF) was published. This
document sets out the Government's approach and expectations with regard to
planning and development. It places heavy emphasis on sustainable development
and the need for the planning system to be proactive in driving economic growth and
delivering the homes, jobs and infrastructure that the country needs. There is a
presumption in favour of development where there are no over-riding material
considerations. The Framework requires high quality design in new developments
and a good standard of amenity for all existing and future occupants of land and
buildings. It is considered that developments should establish a strong sense of
place, respond to local character and be visually attractive. The NPPF makes it clear
that new development should not increase the risk of flooding elsewhere, and that
any flood risk should be safely managed. Biodiversity must be maintained and, where
possible, enhanced with appropriate mitigation measures put in place to avoid harm
to the natural environment. With regard to the reserved matters that are the subject
of this application, no significant conflict has been identified between the provisions
of the NPPF and the policies of the Local Plan.
SAVED POLICIES: BLACKPOOL LOCAL PLAN 2001-2016
LQ1
LQ2
LQ3
LQ4
LQ6
LQ8
HN6
HN7
BH3
BH10
NE2
NE6
NE7
Value
NE10
AS1
AS7
Lifting the Quality of Design
Site Context
Layout of Streets and Spaces
Building Design
Landscape Design and Biodiversity
Energy and Resource Conservation
Housing Mix
Density
Residential and Visitor Amenity
Open Space in New Housing Developments
Countryside Areas
Protected Species
Sites and Features of Landscape, Nature Conservation and Environmental
Flood Risk
General Development Requirements
Aerodrome Safeguarding
SUPPLEMENTARY PLANNING GUIDANCE
SPG 11 - Open space:provision for new residential development and the funding
system
EMERGING PLANNING POLICY
Blackpool Local Plan: Part 1 - Core Strategy: Revised Preferred Option
The Core Strategy Revised Preferred Option consultation document was published in
May 2012. This responded to representations received to earlier consultations in
2010 and 2008, the publication of the NPPF, the pending abolition of the North West
Regional Strategy (which was subsequently abolished in May 2013), updated
evidence base documents, and a review of Blackpool Council's priorities as set out in
the 2012 'Mission, Values and Priorities' statement. A pre-submission document is
currently being prepared.
The following emerging policies in the Core Strategy Revised Preferred Option are
relevant to this application:
CS1
CS2
CS6
CS7
CS9
CS12
CS26
Strategic Location of Development
Housing Provision
Green Infrastructure
Quality of Design
Energy Efficiency and Climate Change
Housing Mix, Density and Standards
South Blackpool Housing Growth
ASSESSMENT
Layout, Scale and Impact on Amenity
In order to safeguard residential amenity, the Council usually seeks to ensure that
front and rear elevations be separated from one another by 21m, with front or rear
and side elevations being separated by 12m. These distances are considered to be
sufficient to ensure that adequate levels of privacy and daylight are maintained.
These minimum distances have largely been achieved between the proposed new
homes and the existing properties surrounding the site with the only exceptions being
21 Kildonan Avenue and 18 Kincardine Avenue at 20m from the closest proposed
property, and no. 4 Florence Street, the side elevation of which would sit 10.5m from
the nearest proposed property. Within the site, although there are some instances
where the property spacing falls slightly short at 19m rear-to-rear and 11m front/rearto-side, the proposed layout generally conforms to these minimum standards. As
such, it is not anticipated that the proposed layout on the site would have a
detrimental impact on residential amenity by virtue of loss of privacy or daylight
sufficient to warrant refusal. Overall, the layout of the estate has been well
considered with properties grouped along sections of road or around cul-de-sacs to
create a neighbourhood feel.
It is acknowledged that existing vegetation would be removed as part of the
redevelopment of the site, and that this would reduce the level of screening that
existing properties currently benefit from. However, a significant extent of the existing
hedgerow and trees along the boundary with those properties fronting Sovereign
Gate and Common Edge Road would be retained, along with some stretches of
hedgerow along the northern boundary of the site. Elsewhere new stretches of
hedgerow would be provided, notably along the boundary with Bennetts Lane, with
new trees proposed in many of the rear gardens of the new properties. On this basis,
given the separation distances proposed and the amount of soft-landscaping that has
been shown on the submitted drawings, it is not considered that the removal of any
existing planting would render the scheme unacceptable by virtue of an associated
loss in privacy. The provision of additional planting following completion of the
scheme would, of course, be at the home-owners discretion.
The applicant has provided a layout drawing showing the approximate heights of the
existing properties surrounding the site against those proposed in terms of the
number of storeys in each building. This drawing shows that the taller, three-storey,
townhouses and apartment blocks proposed have been positioned centrally within
the site in order to prevent over-looking of existing properties. More modest and
traditionally sized two-storey houses abut the boundaries of the site with existing
homes to again minimise any overlooking. There is some potential for conflict
between the two-storey properties proposed on site and the single storey properties
fronting Kincardine Avenue where the separation distances are close to the minimum
standards. To this end, it is recommended that a condition be attached to any
permission granted to require sectional and streetscene details to be submitted to
and agreed by the Council before works commence on this section of the site.
The application has been accompanied by a Schedule of Levels. This document
notes that the slab levels of all properties would be set above Ordnance Survey
Datum Level by between 4.75m and 5.25m with the exception of one at 5.5m. It is
understood that this height is required to mitigate against the risk of flooding. To
illustrate the relationships between the properties proposed on site and the existing
properties on the boundary, the applicant has submitted a number of streetscene
drawings. Although these drawings show the differences in heights between the
different properties, none of the relationships shown would appear awkward or
incongruous within the streetscenes.
The Council does not currently have any minimum floorspace standards for new build
housing. Nevertheless the majority of the properties proposed would offer a good
standard of internal accommodation. In particular, the Cavendish, Rydal, Louisiana,
Portland, Baltimore, Lincoln, Mayfair, Grosvenor and Ohio house types are generous
in terms of internal provision with the Tennessee, Denver, Bloomsbury, Yale, Albany
and Maine being of a reasonable size. The smaller properties, referenced as the
Greenwich, Camden, Brampton, Michigan, Brooklyn and Bridgeport house types
would not meet the Council's minimum floorspace sizes for conversion and would
offer fairly tight internal layouts. However, given the lack of published standards for
new-build properties, these shortfalls are not considered to constitute a reason for
refusal.
All of the properties proposed, with the exception of the apartments which share
communal space, would have garden areas of sufficient size for the storage of refuse
and cycles and the drying of clothes. The larger properties, particularly those to the
south of Moss House Road and along the boundary with Common Edge Road, would
benefit from sizeable gardens that would offer meaningful outdoor amenity space. In
contrast the smaller properties would have much less private outdoor space, with
some rear gardens as small as 12sq m. However, as the Council has no minimum
standards relating to the provision of private outdoor amenity space, this is not
considered sufficient to constitute a reason for refusal.
It is not accepted that the development would lead to a reduction in safety or security.
Appropriate boundary treatments are proposed between properties and the
introduction of new residents to the area would increase levels of natural
surveillance.
Design
The applicant has sought to create eight distinct character areas within the scheme
through the use of different house types, designs and materials. The masterplan
clearly shows that larger properties have been located along the site frontage to
Progress Way and around the main estate ring-road. The most intensive areas of
development are to the north of the ring-road and in the north-eastern corner.
The majority of properties would have grey tile roofs to reflect the existing properties
surrounding the site. Where existing properties have rosemary tiles or slates, or in
some prominent positions, the properties proposed would have rosemary tiles to
create visual interest. Across the eight character areas, the proportion of properties
with rosemary tiles would vary between around 5% and 50%. Similarly, five different
types of brick are proposed and, in addition, properties could either be fully, half or
partly rendered. The incidences of the different render options range between zero
and 32% across the eight areas with the different brick options ranging between zero
and 50%. On this basis, it is considered that a good level of visual interest and
diversity would be provided across the estate.
The National Planning Policy Framework requires new developments to establish a
strong sense of place and be attractive and comfortable. New buildings should
respond to local character and history and reflect the identity of local surroundings
and materials. However, this approach should not prevent or discourage appropriate
innovation. The design of the properties proposed has been the subject of significant
discussion since the submission of the application. The Committee will note that
many of the house types have American names and it is understood that this naming
strategy has proven successful in the marketplace. All of the house types proposed
have been used in recent years in residential developments on the Fylde Coast,
particularly in Lytham St. Annes to the south.
The properties surrounding the site front onto different roads and are of different
heights, sizes, styles and materials. There is no single, discernible design vernacular.
The properties vary in age from relatively new properties on Sovereign Gate to much
older and traditional properties on Moss House Road. Where possible, the houses
proposed would make reference to traditional features in the area through the use of
bay windows and simple entrance porches and canopies. The use of render and
brick also references local building materials. In the absence of an established and
distinct local design code, the Framework warns against the imposition of a particular
architectural style. The property designs proposed are of a good standard and have
been used successfully elsewhere. Whilst some house types appear quite different
from established housing in the area, this is not considered to warrant refusal given
the existing local diversity. On this basis, the building designs proposed are
considered to be acceptable.
Drainage
It is proposed that both foul and surface water run-off would drain into the existing
combined sewer system. This has been agreed with United Utilities. Whilst foul water
would drain directly into the sewer system, surface water run-off would first be
collected and its discharge rate attenuated by a range of sustainable urban drainage
solutions. At present, 2,887m of watercourses cross-cut the site. It is proposed that
1,172m of these existing watercourses would be retained, 1,715m would be filled in
and 2,852m would be created. This equates to a net gain of 1,137m of new
watercourse provision. These watercourses would line the principal site roads and
would drain into the four ponds proposed on site. Permeable paving is also proposed
around the estate to assist with surface water drainage. Together these sustainable
urban drainage systems would attenuate the discharge of surface water run-off to 5
litres per second per hectare. This is equivalent to greenfield run-off rate and has
been accepted by United Utilities.
Although it would have been preferable for surface water run-off to be directed to
watercourses to the south-east to enable ultimate discharge into the River Ribble, it
is understood that this is not possible due to the topography and levels of the land.
The Environment Agency has agreed that the solution proposed represents the best
alternative. It is considered that the drainage system proposed would meet the needs
of the development and would improve the existing situation in the area. As such, it is
considered to be acceptable.
Given the adequacy of the drainage system proposed, it is not considered that the
development would increase the likelihood of flooding in the area. A condition would
be attached to any permission granted to require grey-water harvesting measures,
such as the provision of rainwater butts, to be incorporated within the development.
United Utilities support the scheme proposed and have responsibility for the sewer
network. Any improvements or extensions to the existing network required by the
development would have to be provided at the applicant's expense and in
consultation with United Utilities. The maintenance of adequate water supply
pressure is the responsibility of United Utilities.
It is understood that a Management Company would be set up to maintain the
appearance and function of the watercourses, ponds and associated pumping
equipment. A condition was attached to outline planning permission ref. 09/0740
requiring a management plan for the proposed drainage system to be agreed with
the Council.
Highways
The layout of the estate is considered to be broadly acceptable with carriageway and
footway widths meeting the minimum standards. The Head of Transportation has
queried the refuse vehicle tracking plans that have been submitted because they do
not provide sufficient detail. This matter has been raised with the applicant and it is
anticipated that a more detailed tracking plan will be provided prior to the Committee
meeting. The Committee is respectfully reminded that the means of access to the site
and issues relating to traffic generation and the impact on the surrounding highway
network were matters considered as part of the outline planning application.
With regard to parking provision, the application must be assessed against the
Council's published standards which are maximum standards. These state that two
to three bedroom properties should have no more than two parking spaces, with
larger properties having no more than three. These maximum standards should be
reduced in areas of higher accessibility. In developments of more than 30 dwellings,
an average of 1.5 parking spaces per unit should be achieved. In calculating the
overall parking provision, driveway parking provision has been included. It is
acknowledged that the use of driveways, particularly where they are provided in front
of garages, can lead to cars blocking one another in and can make on-street parking
preferable in order to avoid that inconvenience. Equally, however, many households
do share driveway space and, where such provision has been shown as being
available, it has been counted. On this basis, 49% of properties, a total of some 283
homes, would have access to one parking space with roughly 30% having two
parking spaces and 21% having three or more parking spaces. The latter figures
involve an element of judgement regarding driveway use and it is possible that three
cars could be accommodated at some properties recorded as having two spaces. A
further 197 communal spaces would be made available for residents and visitors to
use which could potentially leave 86 properties with access to only one defined
parking space. However, the road layouts proposed would support some on-street
parking and the average level of provision would be in the region of 1.7 spaces per
property. As such, the level of provision would accord with the maximum standards of
the Local Plan.
In order to prevent Moss House Road becoming a 'rat run' between Midgeland Road
and Common Edge Road, it is proposed that bollards be provided on either side of
the internal estate ring-road. Since first submission, a number of house types have
also been substituted in response to local resident concerns to ensure that no
indirect means of access are created between the estate ring-road and Moss House
Road. At present Officers are unaware of any proposals to introduce a bus route
through the estate.
It is proposed that different surfacing materials would be used to indicate the road
hierarchy and to reduce vehicle speeds through the creation of more shared
surfaces. This would also introduce visual interest and prevent the estate from
appearing overly road-dominated.
A condition was attached to the outline planning permission requiring a Construction
Management Plan be submitted to and agreed by the Council. This plan would need
to include the routeing, access and parking arrangements for all delivery and
construction traffic.
The applicant has been asked for clarification over the potential for a ransom strip to
be created along Docky Pool Lane and Laundry Road. However, the off-site highway
works associated with the development were agreed as part of the outline planning
permission. It is not considered that the Council could reasonably require further offsite highway works as part of this application.
The Head of Transportation has not raised any concerns relating to access to the site
by emergency services vehicles.
Ecology
In support of the application, a Biodiversity Enhancement Statement has been
submitted. This document seeks to respond to earlier comments provided by the
County Council Ecologist. The document describes the proposals to maintain and
enhance biodiversity on the site which include the provision of four ponds to create
aquatic habitats; the provision of 4,480m of new hedgerow; a 40% increase in
watercourse length; design features to facilitate connectivity for small mammals and
amphibians across the site; and the creation of a species-rich wild-flower grassland.
Nevertheless, the County Ecologist maintains that the scheme would result in a
reduction in biodiversity on the site. Whilst some areas of new habitat would be
created, existing habitats would be lost. It is acknowledged that the scheme would be
unlikely to impact statutorily designated sites, landscapes or species and, on that
basis, Natural England have raised no objection. Concern has, however, been raised
by a number of consultees over connectivity and the potential for new species to
colonise the area.
Effective long-term management is considered essential in order for the ecological
benefits of the proposal to be realised. A condition was attached to outline planning
permission ref. 09/0740 to require that a management plan for all landscaped areas
to be submitted to and agreed by the Council. It is recommended that a condition be
attached to any permission granted to require a strategy to prevent the spread and
reduce the amount of Japanese knotweed on the site to be agreed. The protection of
existing trees and hedgerows would also be required through condition.
The species of plants to be used as part of the development have been scrutinised to
ensure that the native hedgerows proposed would be appropriate in composition and
thereby offer the greatest biodiversity benefits. Similarly, amenity planting has been
selected based on its ability to attract wildlife. Overall the landscaping scheme
proposed is considered to be acceptable. A scheme for the provision of bat roosts
and bird boxes throughout the site would be conditioned.
A condition would be attached to any permission granted to require a lighting scheme
to be agreed. This would enable the Council to ensure that habitat areas would not
be significantly affected by light pollution.
Public Open Space
The application proposes 79 houses of which 152 would be two-bedroom, 250 would
be three-bedroom, 173 would be four-bedroom, and 4 would be five-bedroom. This
would generate a public open space requirement of 42,288sq m. At present,
29,902sq m of public open space is proposed leaving a shortfall of 12,386sq m.
When considered against the provision of Supplementary Planning Guidance Note
11: Open Space - Provision for new Residential Development and the Funding
System, this would equate to a commuted sum requirement of £177,532 towards the
provision or improvement of off-site public open space. The contribution already
agreed with Kensington Developments through the Section 106 legal agreement
signed in 2010 exceeds this figure. As such, the level of public open space proposed
is considered to be acceptable.
The public open space proposed would principally comprise three areas; a village
green including a pond and some peripheral wild-flower planting to the north of Moss
House Road; a children's play area to the north of the internal ring road; and a linear
area of public open space comprising three ponds and areas of wildflower meadow
to the north of Progress Way. The latter area would be a largely informal space for
residents to observe the landscaping and habitats created. The village green would
include a large area of open, grassed space suitable for ball-games, picnics and
general play. The children's play area would be aimed at young children and would
offer formal pieces of play equipment. Throughout the site, the watercourses and
swales would also contribute towards the overall levels of public space and would
provide green linkages across the site. These features were included in the
calculation of public open space provision at outline stage.
It is acknowledged that the children's play area appears to be in an undesirable
position on a "roundabout", however, this location has been chosen intentionally.
Children's play facilities in other new-build housing estates have proven unpopular
when sited directly adjacent to residential properties and have led to conflict with
home-owners. The roads around the play area would be surfaced in a different
material to the main ring-road to provide a shared surface that would naturally
encourage motorists to slow down and be cautious. The play area would be fenced
to separate children from the road. Given the age-range the facility is aimed at, it is
considered unlikely that younger children would use the area without supervision. As
such, the position of the facility is considered to be acceptable.
Overall, it is considered that the amount and range of public open space provision
would meet the needs of residents on the estate whilst contributing towards its
appearance and biodiversity value. As such, no issues are identified.
Other Issues
It is acknowledged that the site at present consists largely of open greenspace. As
such, any development would have a material impact upon the character of the area.
However, Members will be aware that outline planning permission has been granted
for the erection of up to 584 new homes on the site. This application seeks to agree
the details of that approved proposal.
Representations have been made alleging that the scheme proposed would
constitute overly intensive development of the site. The proposed housing density
would be just under 35 dwellings per hectare which is in-line with Policy HN7 of the
Blackpool Local Plan. Furthermore, outline planning permission has already been
granted for up to 584 dwellings and, as such, the intensity of the development has
already been established as acceptable.
Issues relating to the stability of the land and the potential for subsidence are not
planning considerations. These matters would be dealt with through the application of
Building Regulations.
It is proposed that the development would be delivered in three phases. The land to
the south of Moss House Road would be developed first followed by the land to the
north-west and then the remaining land to the north-east. It is anticipated that more
detailed phasing plans would be developed for these areas and these would be
subject to a condition.
It is proposed that the young children's play area would be fenced to prevent children
from running out into the road. This fencing would also separate young children from
the watercourse proposed in that area. It is not intended that the other watercourses
and waterbodies proposed on the estate would be fenced. A large waterbody has
been created within the central village green area of the Cypress Point residential
development in Lytham St. Annes and no incidents have occurred. Conditions would
be attached to any permission granted to ensure that the watercourses, ponds and
landscaped areas in general would be well maintained and it is expected that
children resident on the estate would learn how to live safety with these features as
they have on existing roads around Marton Moss such as Midgeland Road and
Division Lane.
CONCLUSION
The applicant has sought to create a distinctive housing estate characterised by a
sustainable urban drainage system and associated landscape features. The
properties would vary in design and materials to create discernible neighbourhood
areas. The proposal includes significant levels of public open space and a carefully
considered planting and biodiversity enhancement plan. It is acknowledged that the
success of the scheme would depend on diligent and robust management and it is
proposed that a Management Company would be set up for that purpose. It is not
anticipated that the development would lead to any detrimental impacts on road
safety or local flood risk. On this basis, and subject to the conditions listed below, the
Committee is respectfully recommended to approve the application.
LEGAL AGREEMENT AND/OR DEVELOPER FINANCIAL CONTRIBUTION
A Section 106 Legal Agreement to cover the provision of affordable housing, off-site
highway works, education contributions and public open space provision was agreed
at outline stage under application ref. 09/0740. Although the applicant is currently
seeking to renegotiate the detail of this agreement in light of the prevailing economic
climate, this is not a matter for consideration as part of the assessment of this
application.
HUMAN RIGHTS ACT
Under Article eight and Article one of the first protocol to the Convention on Human
Rights, a person is entitled to the right to respect for private and family life, and the
peaceful enjoyment of his/her property. However, these rights are qualified in that
they must be set against the general interest and the protection of the rights and
freedoms of others. This application is not considered to raise any human rights
issues.
CRIME AND DISORDER ACT 1998
The contents of this report have been considered in the context of the Council's
general duty, in all its functions, to have regard to community safety issues as
required by section 17 of the Crime and Disorder Act 1998
Recommended Decision: Grant Permission
Conditions and Reasons
1.
The development hereby permitted shall be begun before the expiration of two
years from the date of this permission.
Reason: Required to be imposed pursuant to condition 1 attached to outline
planning permission ref. 09/0740 and Section 92 of the Town and Country
Planning Act 1990 (as amended).
2.
Prior to the commencement of works on any phase of the development, and
notwithstanding the information provided, details of the materials to be used on the
external elevations of the buildings shall be submitted to and agreed in writing by
the Local Planning Authority. The materials proposed shall broadly accord with the
details set out in the materials schedule stamped as received by the Council on 22
Nov 2013.
Reason: In the interests of the appearance of the locality, in accordance with
Policies LQ1, LQ2 and LQ4 of the Blackpool Local Plan 2001-2016.
3.
Prior to the commencement of works on any phase of the development, and
notwithstanding the information provided, details of the surfacing materials to be
used shall be submitted to and agreed in writing by the Local Planning Authority.
Reason: In the interests of the appearance of the locality and highway safety, in
accordance with Policies LQ1, LQ2 and AS1 of the Blackpool Local Plan 20012016.
4.
Prior to the commencement of works on any phase of the development, and
notwithstanding the information provided, details of the locations and finishes of
the fencing shown on drawings KD 48/131 and KD 48/132 and any features
proposed to facilitate habitat connectivity shall be submitted to and agreed in
writing by the Local Planning Authority. No plot shall be occupied until the agreed
fencing associated with that plot has been provided.
Reason: In the interests of the appearance of the locality, in accordance with
Policies LQ1, LQ2 and LQ6 of the Blackpool Local Plan 2001-2016.
5.
Prior to the commencement of works on any phase of the development, a lighting
strategy to include details of the appearance of any fixtures, illuminance levels and
light spillage shall be submitted to and agreed in writing by the Local Planning
Authority. The agreed lighting strategy for each phase of the development shall be
implemented in full before any property of that phase is first occupied.
Reason: In the interests of the appearance of the locality, the safety and security
of local residents, the biodiversity of the site and highway safety in accordance
with Policies LQ1, LQ3, LQ6, BH3 and AS1 of the Blackpool Local Plan 20012016.
6.
(a) No operations shall commence on site in connection with the development
hereby approved (including any tree felling, tree pruning, demolition works, soil
moving, temporary access construction and or widening or any operations
involving the use of motorised vehicles or construction machinery) until a scheme
of protection works for existing trees and hedgerows to be retained complying with
BS 5837:2005 has been submitted to and agreed in writing by the Local Planning
Authority and implemented in full.
(b) The landscaping works and planting detailed on drawing refs. 3862-03 Rev B,
3862-04 Rev B, 3862-05 Rev B, 3862-06 Rev B, 3862-07 Rev B and 3862-08 Rev
A shall be carried out in accordance with the approved details within the first
planting season following completion of the development hereby approved or in
accordance with a programme agreed in writing by the Local Planning Authority
(whichever is sooner).
(c) No excavations for services, drain runs or other trenches, storage of materials,
plant or machinery, erection or positioning of buildings or containers, parking of
vehicles, deposit or excavation of soil or rubble, lighting of fires, burning of
materials or waste, or disposal of liquids shall take place within any area
designated as being fenced off or otherwise protected in the approved scheme are
in place. In addition, no materials or waste shall be burnt within 20 metres of any
protected tree, group of trees or hedgerow(s).
(d) The fencing or other works which are part of the approved protection scheme
shall not be moved or removed, temporarily or otherwise, until all works including
external works have been completed and all equipment, machinery and surplus
materials have been removed from the site, unless the prior written agreement of
the Local Planning Authority has first been sought and obtained.
(e) Any trees or shrubs which are shown as being retained on the approved plans
or planted in accordance with this condition which are removed, uprooted,
destroyed, die, or become severely damaged or seriously diseased within 5 years
of planting shall be replaced within the next planting season by trees or shrubs of
similar size and species to those originally required to be planted, unless the Local
Planning Authority gives its written consent to any variation.
Reason: To ensure the site is satisfactorily landscaped in the interests of visual
amenity and to ensure there are adequate areas of soft landscaping to act as a
soakaway during times of heavy rainfall with regards to Policy LQ6 of the
Blackpool Local Plan 2001-2016.
7.
No property shall be occupied until the car parking spaces shown on the approved
plans as being associated with that property have been provided. Once provided
the car parking spaces shall thereafter be retained.
Reason: In the interests of the amenities of local residents, the appearance of the
locality and highway safety, in accordance with Policies BH3, LQ1 and AS1 of the
Blackpool Local Plan 2001-2016.
8.
No apartment shall be occupied until the associated cycle parking provision shown
on the approved plans has been provided. Once provided, this secure cycle
storage shall thereafter be retained.
Reason: To enable access to and from the property by sustainable transport
mode, in accordance with Policy AS1 of the Blackpool Local Plan 2001-2016.
9.
No apartment shall be occupied until the associated refuse storage provision
shown on the approved plans has been provided. Once provided, this refuse
storage shall thereafter be retained.
Reason: In the interests of the appearance of the locality and the residential
amenity of occupants and neighbours, in accordance with Policies LQ1 and BH3
of the Blackpool Local Plan 2001-2016.
10.
No refuse shall be stored forward of the front building line of any property other
than on the day of presentation for collection.
Reason: In the interests of the appearance of the locality and the residential
amenity of occupants and neighbours, in accordance with Policies LQ1 and BH3
of the Blackpool Local Plan 2001-2016.
11.
Prior to the commencement of development, a scheme for grey-water harvesting
and re-use within the site shall be submitted to and agreed in writing by the Local
Planning Authority. No property shall be occupied until all grey-water harvesting
and re-use mechanisms associated with that property have been installed and
these shall thereafter be retained
Reason: In order to minimise flood risk from surface water run off both on and off
site in accordance with Policy NE10 of the Blackpool Local Plan 2001-2016.
12.
Prior to the commencement of development, a scheme for the provision of
children's play equipment and street furniture to include benches and litter bins
shall be submitted to and agreed in writing by the Local Planning Authority. This
agreed scheme shall then be implemented in accordance with a timetable to be
agreed in writing with the Local Planning Authority and shall thereafter be retained.
Reason: In the interests of the appearance of the site in accordance with Policy
LQ1 of the Blackpool Local Plan 2001-2016.
13.
Prior to the commencement of development, a cross section showing the depth of
the ponds proposed and the height of the adjacent hedgerows shall be submitted
to and agreed in writing by the Local Planning Authority and the depths of the
ponds and heights of the hedgerows shall thereafter be retained as such.
Reason: In order to ensure that the biodiversity value of these landscape features
is maximised whilst ensuring their efficient function as part of the drainage system
for the site in accordance with Policies LQ6 and NE10 of the Blackpool Local Plan
2001-2016.
14.
Prior to the commencement, a strategy to prevent the spread of Japanese
knotweed from the site and to remove existing infestations of Japanese knotweed
on the site along with a timetable for implementation shall be submitted to and
agreed in writing by the Local Planning Authority. Development shall then proceed
in accordance with this agreed strategy.
Reason: In order to prevent the spread and control existing infestations of
Japanese knotweed which is identified as an invasive plant species in accordance
with Policy LQ6 of the Blackpool Local Plan 2001-2016.
15.
Notwithstanding the provisions of the Town and Country Planning (General
Permitted Development) Order 1995 (or any Order revoking and re-enacting that
Order) no walls or fences shall be erected, no areas of hard-standing shall be
created, and no enlargement of the dwellings the subject of this permission shall
be carried out without the written approval of the Local Planning Authority.
Reason: The erection of walls or fences without adequate mitigation features
would compromise the biodiversity value of the site and reduce habitat
connectivity; the provision of excessive or non-permeable areas of hard-standing
would compromise the drainage strategy for the site; the installation of dormers
would compromise the privacy of nearby neighbours; and the enlargement of
dwellings would similarly have the potential to compromise privacy as well as
increasing the developed area of the site to the detriment of the drainage system.
This condition is therefore necessary in accordance with Policies LQ6, NE10 and
BH3 of the Blackpool Local Plan 2001-2016.
16.
Prior to the commencement of development of the plots to the rear of no. 21
Kildonan Avenue and no. 18 Kincardine Avenue, site sections showing separation
distances and relative heights of the buildings shall be submitted to and agreed in
writing by the Local Planning Authority.
Reason: The existing properties are single storey bungalows whereas the
proposed houses are two-storey houses, the sections are therefore required to
demonstrate that the proposed development would not have a detrimental impact
on the residential amenity of the occupants of the existing properties by virtue of
over-looking or over-shadowing in accordance with Policy BH3 of the Blackpool
Local Plan 2001-2016.
17.
Notwithstanding the provisions of the Town and Country Planning (General
Permitted Development) Order 1995 (or any Order revoking and re-enacting that
Order) the integral and freestanding garages shall not be used for any purpose
which would preclude their use for the parking of a motor cars.
Reason: In the opinion of the Local Planning Authority the retention of parking
space within the site is of importance in safeguarding the appearance of the
locality and highway safety, in accordance with Policies AS1 and LQ1 of the
Blackpool Local Plan 2001-2016.
Advice Notes to Developer
1.
Please note this approval relates specifically to the details indicated on the
approved plans and documents, and to the requirement to satisfy all conditions of
the approval. Any variation from this approval need to be agreed in writing by the
Local Planning Authority prior to works commencing and may require the
submission of a revised application. Any works carried out without such written
agreement or approval would render the development as unauthorised and liable
to legal proceedings.