We have received this email from Mr Payne offering help with raising our objections
to the proposed building work on Elmsley Road, I would urge you to raise your
objections using the guidelines set out below.
Many thanks
Mrs P Jacobs
Headteacher
Hi Mrs Jacobs
I have looked into the application which is available on the Liverpool City Council
website (Ref: 15f/1459). It seems that the consultation letters were sent late last
week, and the school is a stated recipient, so you should receive it shortly.
I rang the Case Officer to discuss the application and I'm waiting for her to call me
back. However, in the meantime I thought it might be useful to share my
observations on the application.
I have a professional background in housing development and hope that I can help
win the argument against this application. From experience objections such as these
carry much more weight if they are considered against the application and planning
policy. Without this the risk is that objections are perceived to be 'nimbyism'.
I will of course be sending these observations directly to the Case Officer, and local
members as a formal objection and I'm happy for you to share this should you see
any benefit in doing so to help others to put forward objections.
I also strongly suggest that you ask all parents to copy their objections to the three
local members. Although none of the Greenbank members are on Planning
Committee in my experience members of the committee are often reluctant to
support an application that is opposed by a Ward Member, particularly if they are
members of the same party group.
The local members are:
Lawrence.Brown@liverpool.gov.uk
james.roberts2@liverpool.gov.uk
laura.robertson-collins@liverpool.gov.uk
I hope that this is useful and please let me know if I can be of further assistance.
regards
Lee Payne
1) Objections need to start with details of the planning application and sent for
the attention of the Case Officer
Case Officer: Caroline Maher
Application Reference: 15f/1459
Site Address: Wheel House, 10 Elmsley Road Liverpool L18 8AZ
DEADLINE FOR OBJECTIONS: 23RD JULY
2) Personal Interest of Objector
Short summary of who the objector is an what interest you have in the application, so
in this case parents of children at the school.
3) Reference to Government Planning Policy
Objection raised in reference to the following issues, all of which are material
planning considerations:
- traffic
- parking
- highway safety
- effect on a listed building or conservation area
4) Reference to Local Planning Policy
Objection raised in reference to the adopted Unitary Development Plan (UDP) and
the emerging Local Plan (LP)
5) Traffic/Highway Safety/Parking
Need to reference Unitary Development Policy H5 - 'the density, design and layout
respects the character of the surrounding area, and maintains levels of privacy and
amenity for existing and future residents [the school]; and the highway and parking
provision ensures a safe, attractive, convenient and nuisance- free highway
environment for pedestrians, cyclists and drivers'
Unitary Development Policy T9 - 'Minimising the risk of accidents on news roads and
reducing accidents wherever changes are made to the existing highway network';
and 'particular attention will be given to reducing the risk of accidents and injury to
the more vulnerable road users, including children, the elderly and cyclist
- In addition to school drop offs for St Anthony's, traffic in the area at peak times is
also impacted by drop offs at Liverpool College, and a number of private day
nursery's
- Traffic on the minor roads adjacent to the site is a major issue at peak times.
- Particular issues at junction of Elmsley Road/North Mossley Hill Road and Elmsley
Road/Palmerstone Road, but also notable issues at the junction of Palmerstone
Road/North Mossley Hill Road, Lyndhurst Road/Palmerstone Road and Lyndhurst
Road/Elmsley Road
- Congestion issue at junctions of minor roads and major road corridors, notably
North Mossley Road/Rose Lane and Palmerstone Road/Rose Lane
- Visibility for vehicular traffic leaving the site via Elmsley Road is restricted by the
adverse curve of the road which cannot be mitigated through the provision of a
visibility splay
- Lyndhurst Road has a poor road surface, is narrow and unsuitable for site access
- Parking on Elmsley Road would further inhibit visibility of vehicles leaving site. Car
parking is at its peak during school drop off and pick up times with large numbers of
children crossing roads and using the footways adjacent to the site - public safety
issue
- Although the provision of 1 parking space per unit is in line with Local Planning
Policy, and the application highlights the intention of the developer to promote use of
public transportation and cycling in reality a large number of residents will own two
cars. The mix of units proposed for the site includes 19 x 2 bed units, 11 x 3 bed
units and 1 x 4 bed family home. The mix is bound to result in multi car households
further impacting on parking issues in the area
- The proximity of the site to two schools and university premises means that there
are large numbers of cyclists using the roads adjacent to the site. The application will
significantly increase vehicle movements in the local area endangering these
vulnerable road users
- The Construction Method Statement shows clearly that the applicant proposes to
use the existing site access on Elmsley Road for all construction related traffic. This
is incompatible with Elmsley Road as a narrow, highly trafficked minor road adjacent
to a Primary School. Although the statement claims the use of a 'banks man' to
control site access concerns are raised about whether this will be implemented in
reality
- We request a Highway Traffic Survey of the roads adjacent to the site before the
application is considered by the Planning Committee
6) Conservation Area
- The application is in a Conservation Area
- Under Unitary Development Policy HD11 development in a Conservation Area
should be rejected should it 'fail to preserve or enhance its character'. The
application is poor quality, with no design merit. The scheme is much higher in
density than the surround area and the design of the blocks are not in keeping with
design cues found in the area
- Under Unitary Development Policy HD11 development in a Conservation Area will
only be permitted should the proposal not lead to the loss of open space or
landscape features. Wheel House is a local landmark and the site in general is
characterised by the setting of the property in its grounds. Although the open space
is private the open aspect of the site makes a significant contribution to the character
of the local area
- Under Unitary Development Policy HD11 development in a Conservation Area
development will only be permitted if it 'does not generate levels of traffic, parking
noise or environmental problems which would be detrimental to the character or
appearance of the area'. PLEASE SEE ABOVE
- The applicant concedes in the Conservation Area Consent Statement that Wheel
House is distinctive and a design not found elsewhere in the conservation area and
uses this as justification for demolition. It is precisely the fact that this locally
distinctive building is unique, not only in the Conservation Area but also within the
City itself, that means that it should be preserved.
- We trust that the Conservation Officer has been consulted, and will offer a view on
this application