February 2016

Concept Framework: Interim Position Statement

Grimsby West Strategic Housing Site (Local Plan Ref: HOU342)

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Baseline Evidence Reports:

James Hobson - Signet Planning LtdMichael Cheng - Signet Urban Design

Authors

HG0997

INTRODUCTION 1

PURPOSE OF THE REPORT 1

LAND OWNERSHIP 3

PARTNERSHIP WORKING 3

PROCESS FOR PREPARING THE CONCEPT FRAMEWORK 5

DEFINITION OF THE SITE AREA 7

APPROACH TO EVIDENCE GATHERING 7

STRATEGIC AND LOCAL CONTEXT 9

STRATEGIC CONTEXT 9

LOCAL CONTEXT 9

VISION FOR THE PROPOSAL 13

SUSTAINABLE MOVEMENT 13

SUSTAINABLE INFRASTRUCTURE 13

SUSTAINABLE LIVES 14

SUSTAINABLE HOMES AND PLACES 14

PLANNING POLICY 17

NATIONAL PLANNING POLICY FRAMEWORK 17

LOCAL POLICY 17

STUDY AREA ANALYSIS 21

SITE DESCRIPTION 21

LOCAL FACILITIES 23

CHARACTER AND VERNACULAR 25

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EVIDENCE BASELINE SUMMARY 33

CONTEXT AND OVERVIEW 33

ECOLOGY 35

FLOOD RISK MANAGEMENT 35

HERITAGE/ARCHAEOLOGY 36

LANDSCAPE ASSESSMENT 36

AGRICULTURAL LAND 37

TRANSPORTATION 37

ACCESSIBILITY 38

SUMMARY OF SITE CONSTRAINTS AND OPPORTUNITIES 39

DESIGN EVOLUTION 43

GENERAL APPROACH 43

ALTERNATIVE OPTIONS: 43

KEY OUTCOMES OF THE DESIGN EVOLUTION WORK 49

INFRASTRUCTURE REQUIREMENTS 51

TRANSPORT INFRASTRUCTURE 51

SUSTAINABLE TRANSPORT MEASURES 52

EDUCATION REQUIREMENTS 53

PRIMARY EDUCATION PROVISION 53

SECONDARY EDUCATION PROVISION 54

GREEN INFRASTRUCTURE 55

COMMUNITY/RETAIL USES 58

UTILITY SERVICES 58

CONTENTS

BRINGING THE EVIDENCE TOGETHER 61

CONCEPT FRAMEWORK PLANS 61

THE CONCEPT MASTERPLAN 77

SCHEME VIABILITY 81

APPRAISAL METHODOLOGY 81

DEVELOPMENT REQUIREMENTS AND ASSUMPTIONS 81

ASSESSMENT RESULTS 81

DELIVERY AND IMPLEMENTATION 85

INTRODUCTION 85

MARKET BUILD OUT RATES 86

STRATEGIC INFRASTRUCTURE AND DEVELOPMENT PHASING 89

NEXT STEPS 93

VIABILITY SENSITIVITY TESTING 93

EXPLORING SUSTAINABILITY 93

EXAMINING TRANSPORTATION ASPECTS 93

EXAMINING THE SENSITIVITY AND SIGNIFICANCE OF HERITAGE ASSETS 94

EDUCATION PROVISION 94

GREEN AND BLUE INFRASTRUCTURE 94

IMPLEMENTATION 94

APPENDIX 97

WORKSHOP ATTENDEE LIST FOR STAKEHOLDER EVENT HELD ON 10 JULY 2015 97

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IMAGE LIST

IMAGE 1: FACILITIES PLAN 24

IMAGE 2: COOKS LANE 27

IMAGE 3: THE AVENUE 27

IMAGE 4: WYBERS WOOD 28

IMAGE 5: WYBERS WOOD 28

IMAGE 6: LACEBY ACRES 29

IMAGE 7: OPTION 1 - THE SIGNET CONCEPT PLAN 44

IMAGE 8: OPTION 2 - SOCIO-ECONOMIC GROUP CONCEPT PLAN 45

IMAGE 9: OPTION 3 - ENVIRONMENTAL GROUP CONCEPT PLAN 46

IMAGE 10: THE COUNTRY PARK 70

IMAGE 11: THE NORTHERLY SETTLEMENT SPINE 71

IMAGE 12: THE SOUTHERLY SETTLEMENT SPINE 72

IMAGE 13: THE SECONDARY SCHOOL SITE LOCATION 74

TABLES

TABLE 1: LANDOWNERS INITIAL CONCEPT PLAN WORK UP TO JULY 2013 33

TABLE 2: EVIDENCE BASED WORK TO SUPPORT SUSTAINABILITY APPRAISAL FOR EMERGING LOCAL PLAN IN OCTOBER 2015. 34

TABLE 3: ONGOING EVIDENCE BASE REPORTS POST OCTOBER 2015 34

TABLE 4: KEY DIFFERENCE BETWEEN LAYOUT OPTIONS 47

TABLE 5: GREEN INFRASTRUCTURE STANDARDS 55

TABLE 6: DWELLING CAPACITY AS AT OCTOBER 2015 62

TABLE 7: HOUSING TRAJECTORY AND INFRASTRUCTURE DELIVERY BASED ON OCTOBER 2015 VIABILITY STATEMENT 87

TABLE 8: ‘LEAD IN’ PROGRAMME 92

DRAWING LIST

DRAWING 1: LAND OWNERSHIP PLAN 4

DRAWING 2: WIDER CONTEXT PLAN 22

DRAWING 3: CHARACTER AREAS PLAN 25

DRAWING 4: CONSTRAINTS PLAN 40

DRAWING 5: OPPORTUNITIES PLAN 41

DRAWING 6: GREEN INFRASTRUCTURE FRAMEWORK PLAN 56

DRAWING 7: LAND USE FRAMEWORK PLAN 63

DRAWING 8: GREEN INFRASTRUCTURE DEVELOPMENT FLEXIBILITY PLAN 64

DRAWING 9: MOVEMENT FRAMEWORK PLAN 66

DRAWING 10: GREEN INFRASTRUCTURE FRAMEWORK PLAN 68

DRAWING 11: CONCEPT MASTERPLAN 78

FIGURES LIST

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INTRODUCTION

PURPOSE OF THE REPORT

1.1 This interim report has been prepared by Signet Planning to provide an evidence based assessment to support a sustainable urban extension at Grimsby West which is identified as a strategic allocation within the emerging North East Lincolnshire Local Plan (Ref: HOU342).

1.2 The proposal relates to a sustainable development of around 3,500 dwellings together with associated infrastructure requirements and its delivery is seen as critical to achieving the local plan vision and objectives particularly as the site is considered to be strategically well placed in relation to future economic growth on the South Humber Bank.

1.3 The assessment in this report is a result of close collaborative and partnership working between the two owners; M.F Strawson Ltd and Sir Richard Sutton Ltd, as well as the planning and highway section at North East Lincolnshire Council. Its justification is based on a considerable body of work that has been jointly and separately commissioned by the land owners and the Council.

1.4 Whilst this report contains spatial policies for the site to inform the proposes and policies of the emerging Local Plan, further iterations of the Concept Framework plan will be shaped and informed by more detailed technical and design work and ongoing decisions with stakeholders including the local community during the next stages of master planning work.

1.5 This interim Concept Framework starts to provide a series of parameters which spatially illustrate how the development and infrastructure requirements can be met physically within the site boundary and collectively established. Where possible, it ensures that key aspect of the proposal can be fixed to create a reasonable level of certainty whilst allowing for flexibility to develop ideas and options into more detail planning and delivery proposals. Essentially therefore, the Concept Framework report is the first stage in the production of a masterplan for the defined study area and it should be seen as a record of progress made to date. The level of information is proportionate to that needed at this stage of the planning process. Essentially the interim report seeks to:

• Explain what is intended in the development and the overall vision and development objectives;

• Describe the key opportunities and constraints together with potential mitigation options;

• The work on opportunities and constraints that has led to an informed decision on likely development capacity;

• Set out the infrastructure requirements to support the development and gauge their anticipated costs;

• Outline the place making opportunities and identify some high level design principals;

• Provide spatial information on how the land use and infrastructure components can be integrated on site to meet the aims and objectives of the Local Plan;

• Provide a high level viability assessment to demonstrate the schemes viable and approach to phasing and delivery is acceptable.

1.6 The Concept Framework report will provide a body of evidence and brief to support and direct further master planning, technical work, design testing and future planning applications. However, it is considered there is sufficient evidence at this stage to demonstrate that the Grimsby West site is available, suitable and deliverable to support the growth and spatial strategy aspirations identified in the emerging Local Plan.

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1.7 This interim report is, therefore, part of an ongoing process and there continues to be emerging work that will inform the process and key decisions. Whilst we are at a point where there is reasonable consensus within the partnership working arrangement as to how fundamental elements of the development could come forward, it will continue to be an iterative process and it is likely that a further draft of this concept plan will be updated prior to the formal submission of the Local Plan to the Secretary of State. At Section 13 of this report, we clearly outline the next steps that we consider are required to inform the project and create more certainty. Therefore, any subsequent work will relate back to this initial report so there is a clear evidence trail where matters and alternative options have been refined and updated.

1.8 The Concept Framework will be refreshed to take account of the recommendations and outcomes of this further supporting work. It is not envisaged this will fundamentally change the overall thrust of the proposals, but may require some revisions/additions to the report. Where amendments or alternative approaches are likely to be anticipated these are clearly identified within this report.

1.9 As the project moves forward through subsequent stages, this interim concept framework plan should be viewed as a firm foundation that will be developed through further testing and consultation with stakeholders and the generals public.

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LAND OWNERSHIP

1.10 The Grimsby West preferred location for growth is being promoted by the two principal land owners of the site namely; M.F Strawson Ltd. and Sir Richard Sutton Ltd. Both parties are keen to see the creation of an economically attractive sustainable urban extension to Grimsby and the land in question is therefore available – a key test in determining whether a development can be delivered. Figure [blank] shows the extent and coverage of the two land owners and the area is identified [blank] hectares for M.F Stawson and [blank] hectares for Sir Richard Sutton Ltd.

PARTNERSHIP WORKING

1.11 At this stage in the planning process North East Lincolnshire Council is currently taking the lead in the project as they prepare the Local Plan and co-ordinate the supporting evidence. They are working collaboratively with the two land owners in seeking to agree a shared vision, including establishing key development objectives and a concept framework for the site. This partnership working will ensure that the plan and the development meets the wider corporate and local community objectives as a result of creating a sustainable urban extension.

1.12 The Advisory Team for Large Applications (ATLAS) has been fully engaged from an early stage of the project as a facilitator providing both spatial planning expertise and project management advice. ATLAS has supported: joint working arrangements between the land owners team and the Council; the scoping out and preparation of the concept framework report; the level of supporting evidence required at this stage in the process, and facilitating joint workshop sessions with the land owners and North East Lincolnshire Council to agree the concept framework proposal.

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DRAWING 1: LAND OWNERSHIP PLAN

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PROCESS FOR PREPARING THE CONCEPT FRAMEWORK

1.13 Prior to the commencement of the Local Plan process, the two land owners entered into a joint memorandum of understanding to promote their land on a co-ordinated bases in November 2012. Following this agreement, the land owners joined forces to actively promote the site. Having previously carried out technical work on their individual sites separately, the two land owners drew together their evidence base and as well as commissioning further work for the whole area and these related to;

• Traffic and Highways;

• Flooding and Drainage;

• Wildlife and Ecology;

• Landscaping;

• Masterplanning;

1.14 An initial vision document illustrating a concept masterplan based on this evidence was submitted to North East Lincolnshire Council in July 2013.

1.15 Whilst a period of time elapsed while the momentum the Local Plan process progressed, in September 2014 it became evident that the Local Authority was interested in considering the Grimsby West site as a strategic allocation. It was also around this time that ATLAS became involved in the project to offer their expertise and knowledge. Since this time, the background of the key milestones are set out below;

OCTOBER 2014

1.16 ATLAS facilitated an internal visioning workshop with the Council to review their emerging spatial local options as well as assess the Signet concept plan and evidence submitted July 2013 to provide initial feedback to the landowner team. This work created the necessary opportunity to start to engage with the key parties involved and to test the assumptions and evidence.

FEBRUARY 2015

1.17 At this time the Council identified the Grimsby West site as a preferred strategic allocation in the Consultation Draft Local Plan. This was an important event as it became clear that to achieve the level of growth identified within the emerging Local Plan, the delivery of the Grimsby West site would be a fundamental objective which required a joint commitment for both the land owner and the Council to work together to demonstrate suitability.

MARCH 2015

1.18 As a result of their initial workshop session in October 2014, the Council issued response position statements directly to the landowner team addressing a number of issues with these being as follows;

• Blue infrastructure (drainage, water management);

• Green infrastructure;

• Heritage;

• Education provision.

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1.19 A joint visioning workshop was then held in March 2015 that was facilitated by ATLAS. This brought the land owners, their consultants, and the Council representatives together to jointly review the evidence base and agree further work required. The workshop session helped to set some clear development objectives for the site and agree initial options around how the site could be delivered. Specifically, one of the purposes of the session was to agree a set of development principals in order to inform a framework for the sites development and allow alternative options to be considered that could form the basis of further engagement and consultation. At the session, a number of draft concept options were agreed with these being themed around building a stronger economy and strong community, whilst ensuring that environmental quality was achieved.

1.20 Following an examination and an understanding of the key physical constraints and opportunities, two mixed working groups at the workshop prepared different concept options. The first focussed on the theme of socio-economic issues and the second group concentrated on the theme of environmental issues.

JULY 2015

1.21 It was recognised following the March 2015 workshop that the initial vision required wider stakeholder input in order to make it specific to the place and to encourage involvement and “buy in” from the wider community. A stakeholder workshop was organised in July 2015 and the list of attendees in Appendix 1 shows that a wide range of interests were considered as part of this workshop including:

• NE Lincolnshire Councillors.

• Healing and Great Coates Parish Council.

• Local Groups such as Natural England, Highway Agency, Environmental Agency, Lincs Wildlife Trust etc.

• Teachers from the Academies at Healing, Whitgift, Secondary Schools and Willows and Wybers Wood Primary School.

1.22 By adding local knowledge and sites specific references and perspectives form the attendees, the team was able to add more detail and meaning to the vision statement for the site. The three concept layouts for the site that had been developed through the land owners team work (July 2013) and from the joint developer/Council Officers workshop with ATLAS in March 2015 were presented and reviewed at this workshop in order to convey the different alternative approaches and the opportunities and implications that would need to be addressed.

1.23 The outcome of the above sessions together with a strong “development team” approach which combined the land owners consultants together with a Local Planning Authority as part for a joint decision making body has informed the key spatial components for the concept framework. This process has provided a clear steer for the preparation of this interim document and has been supplemented by further transport, green infrastructure heritage and place making discussions through specific working groups.

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DEFINITION OF THE SITE AREA

1.24 The preferred strategic site allocation is shown within the Publication Version of the Local Plan. However, it should be acknowledged that both land owners have extensive land holding interest beyond the site boundaries which should be seen as an opportunity, so that the assessment work is not “straight jacketed” by fixing development boundaries. Based on the main evidence based work, the defined site area should give the necessary opportunity to accommodate the envisaged development to not only include the necessary infrastructure requirements, but also incorporate any mitigation measures. Subject to further evidence based testing, there may be a requirement to introduce modest changes to the study area, and these have been audited as part of the consultation process.

1.25 The boundaries have been slightly refined as a result of understanding the following;

• The potential alignment of the peripheral Link Road around the development;

• The removal of Church Farm and related parcels of land at Great Coates.

1.26 The precise development boundaries will ultimately be identified through the evolution of the masterplanning work associated with a planning application and so the site area may be slightly refined and/or expanded to address emerging constraints and opportunities informed by the emerging evidence based work so as the alignment of the Link Road.

APPROACH TO EVIDENCE GATHERING

1.27 As advised by ATLAS, the preparation of the concept framework report and supporting evidence has been guided by addressing the following key seven questions to help steer the formulation of deliverable proposals through the Local Plan process;

1) Set clear objectives and aims; what is intended to be achieved? What sort of place? Fit with overall Local Plan strategy?

2) Identification of the site constraints. What needs to be addressed in terms of those constraints that are fixed and those that need to be overcome through mitigation?

3) Land uses and proposals; What types of uses, what scale and the broad nature in terms of the overall quantum and distribution across the site?

4) Infrastructure needs; What infrastructure is needed to ensure that the development is viable, attractive and a sustainable place?

5) Phasing and delivery; What needs to be provided by when and who will fund and deliver it? Will the strategy satisfactory deliver new development? What sources of funding are available and contingency measures? The level of detail should be proportionate to the timing of delivery.

6) Implementation route map; What are the key milestones? And what further work is needed by when (eg masterplan, planning application)?

7) Is there a clear masterplan; Is it clear how the key components will come together spatially?

1.28 These questions provide an important reference point in evaluating the emerging development proposals and delivery strategy and they have been used as a bases for the structure of this report.

2: STRATEGIC AND LOCAL CONTEXT

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STRATEGIC AND LOCAL CONTEXT

STRATEGIC CONTEXT

2.1 The site is situated at a sustainable location to the west of Grimsby, positioned in between the town centre and the employment areas of Immingham docks, Humber employment zone including the Able UK employment initiative and Grimsby Docks to the north. The site is well connected to the strategic transport network and sits north of the A46 which provide links towards Caistor, Market Rasen and Lincoln. It also sits south of the A180 which provides links towards the nearby towns and cities of Scunthorpe (via M180) and Hull (via A15). The northern part of the site is also located within a 10-15 minute walk of Great Coates railway station providing regular services eastbound towards Grimsby town centre and Cleethorpes and westbound towards Barton-on-Humber.

2.2 The study area is well connected to the key employment areas to the north and is within a short driving distance of Grimsby town centre and is therefore situated in a highly sustainable location.

LOCAL CONTEXT

BACKGROUND

2.3 Grimsby is a coastal town situated on the south bank of the River Humber Estuary in North East Lincolnshire. It was developed as a major sea port, hosting the largest fishing fleet in the world by the mid twentieth century. The towns fishing industry declined following the ‘Cod Wars’ between the UK and Iceland during the late 1950’s and early 1970’s, nevertheless, the town still has the largest fish market in the UK, however most of what is sold is imported from other ports.

2.4 Grimsby is also home to around 500 food-related companies making it one of the largest concentrations of food manufacturing, research, storage and distribution in Europe. It is also recognised as the main centre of the UK fish processing industry with 70% of the UK’s fish processing companies located there.

2.5 Freshney Place Shopping Centre, boasting over 70 stores, is located in the town centre and is a popular shopping destination and a major employer within the area. Europarc industrial estate at Healing was built in the 1990’s and is another major employer of the area.

HISTORY

2.6 Grimsby was founded by the Danes in the 9th century AD and by the 12th century, it had become a busy fishing port as it took advantage of its close proximity to the rich fishing grounds of the North Sea and the Humber and also stood on a river called the Haven. It is estimated that there was around 2,000 inhabitants in the town at that period.

2.7 The population declined during the 15th century as the river Haven silted up and the fishing ports suffered as a result. This decline was exacerbated by a severe outbreak of the plague during the late 16th century. The population remained relatively stable up until the 19th century when the population drastically boomed from approximately 1,500 inhabitants in 1801 to 75,000 by the end of the 19th century. This enormous rise in population coincided with the economic rise as iron, timber, wheat, hemp and flax were imported into the port and a number of new docks were built to expand the Grimsby fishing fleet.

2.8 The population continued to rise in the early 19th century and grew to around 92,000 by

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1931. The demand for fish also grew and at its peak in the 1950’s, Grimsby laid claim to the title of ‘the largest fishing port in the world’. During this period, residential development was concentrated around the docklands and town centre of Grimsby.

2.9 Although the population of Grimsby remained steady for the remainder of the 20th century, the town grew westwards, as the Willows and Wybers Wood estate were built in the late 1970’s, followed by the Laceby Acres estate during the 1980’s and early 1990’s.

3. VISION FOR THE PROPOSAL

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VISION FOR THE PROPOSAL

3.1 The vision establishes the key principles and themes which the project will need to address in order to shape the new sustainable community at Grimsby West. At this stage, the brand aspects of the vision have been agreed through the preparation of this interim Concept Framework and will be further refined through consultation as more information becomes available and workable planning solutions are tested.

3.2 Grimsby West will be a high profile location that creates an exceptional environment to live in and access skilled employment. It will be a place for all ages to live and prosper. Its overall character and identity will be defined by four key themes:

1) Sustainable movement

2) Sustainable infrastructure

3) Sustainable lives

4) Sustainable homes and places

SUSTAINABLE MOVEMENT

3.3 The development will encourage people to live healthy lifestyles, and walk or cycle to access employment and services as much as possible. Public transport will be a genuine alternative to private car use. Residents and visitors will feel able to use a car, but will find it easy to choose alternatives.

3.4 Grimsby West will support people wishing to enter work at all levels by making it easy for them to access employment sites on the South Humber Bank and within Grimsby Town centre by a range of transport modes.

3.5 Wider leisure and retail attractions, particularly in the town centre, will also be easily accessible by foot, cycle and public transport.

SUSTAINABLE INFRASTRUCTURE

3.6 The design of the development will make it clear that Grimsby West is part of the Energy Estuary. Opportunities for generating renewable energy will be integrated throughout the development, and form part of its overall character and identity.

3.7 Grimsby West will enable residents and businesses to make the most of digital services in the information age, both in the infrastructure provided and in the design of buildings.

3.8 Sustainable urban drainage will form a key structural element of the environment, with a network of linked green and blue infrastructure into the Freshney Valley – encouraging movement, leisure and wildlife throughout the development.

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SUSTAINABLE LIVES

3.9 Learning and skills development for all will be at the heart of Grimsby West’s identity. The development will enable all parts of the community to access the education and training they need to fulfil their potential.

3.10 All parts of the community will be able to access the social and community services they need, including health, retail and leisure facilities. People will be encouraged to live healthy lifestyles by the quality of places available to them.

3.11 Grimsby West will enable people to progress through all stages of their life within a strong community, by providing places and homes that encourage social integration and interaction.

SUSTAINABLE HOMES AND PLACES

3.12 Grimsby West will contain a range of high quality housing in a mix of densities and styles. There will be a strong sense of identity for the development overall, but also within distinct areas. This character and identity will be informed by all aspects of this vision.

3.13 The built form will be influenced by nearby heritage features and the historic lines left on the landscape. A range of architectural styles will be provided throughout the development, and will be used to help create more localised character areas within the overall identity of the site.

3.14 The built form will have a good relationship with green and blue infrastructure, creating a connected network of safe and useable environments for residents, workers and visitors to the site. There will be strong visual and physical links into the countryside beyond.

3.15 Homes will be provided that meet the needs of all parts of the community.

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4. PLANNING POLICY

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PLANNING POLICY

4.1 The primary focus of the interim Concept Framework is to create a broad vision and spatially illustrate how the development and infrastructure requirements can be collectively delivered. A key aspect is that it is being progressed through the Local Planning Policy context as a preferred Strategic Housing Site allocation (Ref: HOU342). It must therefore be in accordance with both high level and local policies.

NATIONAL PLANNING POLICY FRAMEWORK

4.2 The overarching objective of the NPPF is the delivery of sustainable development supported by the planning system. The introductory section of the NPPF focuses on the sustainable principles on which the planning system should be based. The Framework includes a presumption in favour of sustainable development within which there are inter-related economic, social and environmental dimensions. The interim Concept Framework is consistent with these aims as it promotes a structured approach which will enable the delivery of a sustainable development.

4.3 The NPPF states that pursuing sustainable development involves seeking positive improvements in the quality of the built, natural and historic environment as well as in people’s quality of life including (but not limited to):

• Making it easier for jobs to be created in cities and towns;

• Moving from a net loss of biodiversity to achieving net gains for nature;

• Replacing poor design with better design;

• Improving the conditions in which people live, work, travel and take leisure; and

• Widening the choice for high quality homes.

LOCAL POLICY

4.4 The Grimsby West site should be seen as an integral part of the emerging Local Plan process which is being prepared at a time where there is genuine opportunity to deliver major economic growth over the next 15-20 years. The challenge is to capture this potential and ensure that it makes for more prosperous communities. The Local Plan will play a vital role in promoting and directing growth in a positive and sustainable way.

4.5 The vision for North East Lincolnshire has been developed over a number of years and a strategic priority is to encourage economic development and the creation of jobs particularly in relation to the key growth sectors of offshore renewables, food, energy, chemicals, ports and logistics. This economic growth will be supported by measures that enable people to access jobs by removing barriers to participation such as addressing housing need and affordability.

4.6 As the creation of a stronger economy is a clear and central objective to the plan, it is envisaged that the growth forecast proposed by the Council will lead to the creation of 9,000 jobs. There is a strong alignment between the level of economic growth and the projected number of homes required over the Plan Period. The Local Plan sets the requirement for a minimum of 13,000 new homes to be provided between 2014 to 2032. The emerging Plan recognises that there should be sufficient flexibility in housing provision to accommodate increased growth particularly if higher levels of jobs are achieved. It is therefore important to ensure there is the opportunity to deliver a step change in the housing growth.

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4.7 The policy framework considers that a small number of allocated strategic housing sites with the ability of achieving multiple starts across the development creates the opportunity for them to be more responsive to increase housing delivery rates. As a consequence these strategic housing sites can deliver more than originally anticipated in the Plan Period if employment growth beyond trend based assumptions is achieved as this will trigger an increase in housing demand.

4.8 The transformational strategy and principles outlined within the emerging Local Plan align closely with the support for the preferred strategic housing allocation site at Grimsby West. There is close relationship between the work undertaken to support the interim Concept Framework and the extensive evidence base which is testing the overall strategy of the Local Plan.

4.9 The Grimsby West Strategic Housing Site (Ref HOU342) is well placed to deliver the spatial objectives of the emerging Local Plan. Its development will support a new road link between the A46 and A1136 and is considered to be strategically well placed in relation to future economic growth on the South Humber Bank.

4.10 The specific policy in the emerging Local Plan relating to Strategic Housing Allocation requires a detailed masterplan to bring forward the allocation and this Interim Concept Framework Report provides a first stage in this process to understand the key constraints and issues to be resolved.

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5. STUDY AREA ANALYSIS

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STUDY AREA ANALYSIS

SITE DESCRIPTION

5.1 The site covers an area of approximately 206 hectares in total, comprising predominantly arable fields. The site sits to the west of Grimsby, immediately abutting the western edges of Wybers Wood and Laceby Acres.

5.2 The eastern edge of the site is bounded by the settlements of Laceby Acres and Wybers Wood. The urban to rural transition to this edge is particularly harsh, as it is abutted predominantly by the rear gardens of properties with no real thought given to how this edge could integrate into the wider countryside, with the exception of an existing public footpath which comes off Oakwood Drive into the site.

5.3 The western edge of the site, largely, has no defined boundary with agricultural fields of Pyewipe Farm and Stud Farm dominating this edge. Similarly, the northern edge of the site has no defined boundary and has a largely rural setting as it mostly comprises arable land and farm buildings. The southern edge of the study site is bounded by Grimsby Road and the rear of Morrisons Supermarket to the south.

5.4 Aylesby Road bisects the centre of the site in a west to east direction and essentially splits it into two sections.

5.5 The northern section of the site, north of Aylesby Road, consists of arable land divided by hedgerows which vary in size and maturity. The site area surrounds a National Grid electricity substation which sits north of Aylesby Road. The substation is well screen by the existing Wybers Wood SNCI from the north-eastern part of the site. Part of the north east corner of the site includes the Great Coates Conservation Area. The land is generally flat which allows for some important views towards the tower of St Nicolas Church within the conservation area.

5.6 The southern section of the site, south of Aylesby Road, consists also of agricultural/arable fields. The River Freshney bisects this southern section of the site and forms a key feature for this part of the site. The river is set within existing woodland formed in a linear fashion which forms part of the ‘Freshney Valley’. Within the valley, the Carr Plantation SNCI woodland exists which is surrounding by occasional ponds off the River Freshney. The land gradually slopes downwards towards the river from Aylesby Road in a north to south direction and then back upwards from the river towards Grimsby Road (A46). Levels range from around 15mAOD at Aylesby Road to around 23mAOD at Laceby Road, with the River Freshney at around 0mAOD. Dominant views in this southern sections are primarily to the back of the Morrison’s supermarket which is roughly three storeys in height.

5.7 There are existing bridleway and footpaths within and around the site. Public footpath 103, located south of Wybers Wood, branches off Aylesby Road in a southern direction through the site which bends westwards along the river towards Laceby. Footpath no. 105 comes off this footpath and links into Oakwood Drive to the east. An existing bridleway no. 102, opposite Pyewipe Farm, also branches off Aylesby Road in a southerly direction and takes route south of the river and eventually turns south past the existing Morrison’s supermarket and onto Grimsby Road. Bridleway no. 101 branches off no.102 and provides a link onto Nelson Way, east of the site.

5.8 Existing electricity overhead cables and pylons are also a prominent feature of the site. Existing overhead cable and pylons runs from the west of Morrison’s Supermarket and then along the eastern edge of the site until it meets Aylesby Road where it connects to the electricity sub station at Wybers Wood. From the sub station, two overhead cables branch

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GRIMSBY

IMMINGHAM

GRIMSBY

HUMBER

EUROPARC

CLEETHORPES

LO

UT

H/

BO

ST

ON

LINCO

LN

M18/HULLStudy Area

Existing Settlement

Sub Regional

Town Centre

Humber

Employment Zone

Cleethorpes

Leisure/Resort

Green

Corridor

Railway

Station

Primary Road

Infrastructure

Proposed

Link Road

Local

Centres

Community

/Health

CENTRE

GRIMSBY

IMMINGHAM

GRIMSBY

HUMBER

EUROPARC

CLEETHORPES

LO

UT

H/

BO

ST

ON

LINCO

LN

M18/HULLStudy Area

Existing Settlement

Sub Regional

Town Centre

Humber Employment Zone

Cleethorpes

Leisure/Resort

Green

Corridor

RailwayStation

Primary Road Infrastructure

ProposedLink Road

Local Centres

Community/Health

CENTRE

Not to Scale (A2)

Date:09.02.16

HG0997/CP001

off in a north westerly and north easterly direction with their associated pylons. There is also an existing overhead telecoms cable and posts which roughly run along a similar alignment to the electricity cables south of the river.

DRAWING 2: WIDER CONTEXT PLAN

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LOCAL FACILITIES

5.9 The site has good access to a wide variety of local services. The Wybers Wood local centre on Hilmore Road is situated approximately 400m east of the site and consists of a small convenience store, post office, public house and pharmacy. In addition, a large Morrisons supermarket immediately abuts the southern boundary of the site.

5.10 There are numerous educational establishments within a 1.2km walking distance of the site, which provide education at all levels, namely; Wybers Wood Academy, Laceby Acres Primary School, Western Primary School, Healing Primary School, Healing Secondary School and Great Coates Primary School all situated within a ten minute walk of the site. There are additional educational facilities beyond a 1.2km radius travelling into Grimsby town centre, notably Franklin College and the Grimsby Institute of Higher and Further Education.

5.11 The site has access to leisure facilities such as Grimsby Golf Course immediately east of the site and Grimsby Leisure Centre which is approximately 2km away. Also, Bradley recreation ground is located 1.2km south east of the site, providing further open space for recreational uses. The site also has immediate access to the open countryside through the provision of existing footpaths and bridlepaths.

5.12 The site is close to a number of existing bus stops and established service routes. The nearest bus stop is directly east of the site on St Nicolas Drive, which regularly serviced by bus number 6 to Grimsby town centre (every 15 mins). There are additional bus services to the south of the site, outside Morrisons, including bus number 3 and 4 providing services to Cleethorpes Pier and number 53 to Grimsby town centre.

5.13 In addition to the nearby shops and services, Grimsby town centre is approximately 4km away and provides additional services and employment opportunities.

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Key

Primary Education

Secondary Education

Retail

Health Facilities

Post O�ce

Public House

Community Facilities

Public Transport (bus stops)

Site Location

1.2km2km400m

Convenience StorePost O�ce

Jubilee Inn

Franklin College

Diana, Princess of Wales Hospital

Costcutter

NunsthorpePost O�ce

OrmistonMaritime Academy

Institure of Further& Higher Education

Aldi

Morrisons

Spar

Macauley PrimaryAcademy

Cromwell PrimaryCare CentreFieldhouse Medical Group

Cricketers

Lidl

John Whitgift Academy

Healing Train StationHealing Post O�ce

Healing Primary School

Great Coates Primary School

Cambridge ParkAcademy Chelmsford

Medical Centre

Healing Surgery

Co-Op Pharmacy

Wybers Wood Academy

Woodlands Primary School

Oasis Academy

Laceby Acres Primary School

Bradley Post O�ce

Post O�ce

Co-Op Food

Grimsby Golf Club

Western Primary School

Bradley Inn

Willows Academy

Stanford Junior & Infant School

Lloyds Pharmacy

Great Coates Train Station

Grimsby Leisure Centre

Yarborough Primary School

Healing Secondary School

IMAGE 1: FACILITIES PLAN

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CHARACTER AND VERNACULAR

5.14 The surrounding built form immediately adjacent to the east consists of three main character areas: Laceby Acres, Wybers Wood and Great Coates.

WYBERS

WOOD

GREAT

COATES

LACEBY

ACRES

THE

WILLOWS

DRAWING 3: CHARACTER AREAS PLAN

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GREAT COATES:

5.15 Great Coates was declared a Conservation Area in 1972 and characterised by its nineteenth century farm cottages, village school and Chapel set amongst a leafy setting of mature trees and hedgerows. The area has a unique village character, rich in history with narrow bendy roads and open spaces.

5.16 Grade I listed St Nicolas Church, which dates back to the 15th century, sits south of the A1136 and southern end of the village is a local landmark. Another important destination, The Great Coates railway station, was built in the 19th century and is situated to the north end of the village. <Insert Image of St Nicolas Church> Station Road provides the main arterial route through the village connecting the Church with the railway station and is a tree lined avenue of nineteenth century cottages which are set right up to the back of the footpath and newer 3/4/5 bedroom red brick properties with large front gardens set behind mature trees and hedgerows.

5.17 There are several listed buildings situated within Great Coates. This includes:

• The Grange

• Church of St Nicolas

• The Old Rectory

• Rose Cottage

• The Manor House (Coach House and Stables)

• Dovecote (and adjoining Stables)

• 19-22 Cooks Lane

• Cordeaux House

• Manor Farmhouse

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5.18 The Grade II listed early nineteenth houses on Cooks Lane (see photo) are reflective of the historic Victorian houses in this area. These are two storey dwellings built of red brick and have projecting gabled wings flanked by entrances porches. Gable sections have chamfered plinths, flush blue brick bands at first floor window sill level and single storey hipped roof porches over bay windows. The property also features chimney stacks and board doors beneath cambered brick arches.

IMAGE 2: COOKS LANE

5.19 This style of H-shaped Victorian property can be seen around the village, for example on The Avenue where there is a property with similar features such as projecting gables with green/blue tinted bargeboards, panelled casement windows with cambered brick arches and green/blue tinted sills with climbing ivy along the façade giving the houses its rural Victorian character.

IMAGE 3: THE AVENUE

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WYBERS WOOD:

5.20 Wybers Wood is a late 1970’s suburban development with house types also reflective of those that were built across the United Kingdom during this period. The streets are a dominate feature of the layout and are largely formed in interconnected ‘loops’ allowing the area to be highly permeable and walkable. Houses are predominately two storey semi-detached, built of red brick with grey slate roofs with white PVC windows and occasional render or shiplap cladding to the building façade. Houses are set behind 5-7 metre front gardens with parking either to the side or to the front of the property. Other features include houses with hipped roofs and some with dormer windows.

5.21 Off Aylesby Road (and west of Wibers Wood Academy), is a newer extension to Wybers Wood which consist of mainly red brick 1980’s housing set largely in cul-de-sac formations. These are 3 to 4 bedroom, two storey properties with integral garages. Many of the properties feature front gable projections with some bay windows.

IMAGE 4: WYBERS WOOD

IMAGE 5: WYBERS WOOD

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LACEBY ACRES:

5.22 Laceby Acres represents a suburban extension that was built during the late 1980’s to early 1990’s. Broadway provides the main, arterial through the development, with a number of cul-de-sacs branching off this main road serving the residential properties.

5.23 Generally, these properties are detached and semi-detached two storey dwellings built with various shades of red brick with red/grey slate tiled roofs. Properties along Nelson Way all fit within this description, with some variations of front gable projections.

5.24 Dwellings along this long, bending street generally include an integral garage, large front gardens with some occasional trees within the plot.

5.25 Properties on Orion Way feature similar house types but are built using variations of buff brick and parking is provided predominantly to the side of properties via private drives. A common feature of these houses are the use of dedicated porches to the entrance of properties.

5.26 Within some cul-de-sacs such as Victory Way, a change of surface from tarmac to herringbone paving denotes private space with some designated street parking spaces for residents.

5.27 The general character of the built form within Laceby Acres is not very distinctive and the house types in the area are reflective of housing built during the late 1980’s and can be found anywhere in the United Kingdom.

IMAGE 6: LACEBY ACRES

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6. EVIDENCE BASELINE SUMMARY

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Technical Reports Date Completed

Ecological Assessment prepared by Brooks Ecological (Sutton Estates Land)

November 2011

Ecological Scoping Study prepared by URS Scott Wilson (Issue No.1) (M F Stawson Ltd. Land)

October 2008

Flood Risk and Surface Water Foul Drainage Assessment (Draft A) prepared by BWB Consulting

15 April 2013

Archeologically Baseline Assessment prepared Arc Heritage (Sutton Estates Land Only)

December 2011

Landscape and Visual Impact Assessment prepared by Smeeden Forman

7 February 2013

Transport Appraisal (Version 3) prepared by BWB Consulting

24 June 2013

Urban Design Character and Masterplanning Work prepared by Signet Planning

July 2013

6.7 Throughout the partnership working arrangement, there has been continual discussions relating to the emerging technical work that has been undertaken and this has been informed

EVIDENCE BASELINE SUMMARY

CONTEXT AND OVERVIEW

6.1 As part of the Local Plan process, the NPPF at Paragraph 158 acknowledges that policies and proposals should be based on adequate, up to date and relevant evidence about the economy, social and environmental characteristics and prospects of the area. It advices that Local Authorities should ensure that their assessment of and strategy’s for housing, employment and other uses as part of their plan led approach are integrated and that they take full account of relevant market and economic signals.

6.2 This section provides an overview of the technical assessment work that has been undertaken to demonstrate the suitability and deliverability of this site as a potential housing allocation.

6.3 At this stage in the Local Plan process, a proportionate level of technical evidence based work has been compiled to determine whether there are any unsurmountable issues as well as influence and shape the concept framework proposals. Also, the information gathered has identified constraints that can be overcome through appropriate and sensitive mitigation to demonstrate that solutions can be identified to adequately address these issues.

6.4 The main purpose of the technical work to date has been to demonstrate that there are no unsurmountable issues (also known as show stoppers) to the sites development. Also, information gathered was used to identified constrains that could be overcome through mitigation as well as looking at strategic opportunities and options.

6.5 The initial technical reports that were prepared by the land owner’s team and submitted as part of the initial July 2013 concept plan work were as follows:

TABLE 1: LANDOWNERS INITIAL CONCEPT PLAN WORK UP TO JULY 2013

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by the release of the Position Statements issues by the Local Authority to responding to the initial work undertaken by the land owner team, as well as the workshops undertaken in March 2015 and July 2015.

6.8 The above assessment work has formed the basis of the constraints and site opportunities plans. As part of the ongoing assessment work and their joint working relationship with the Council there has been other studies prepared and these have informed the Sustainability Appraisal work of the Local Plan undertaken in late 2015. This work includes:

TABLE 2: EVIDENCE BASED WORK TO SUPPORT SUSTAINABILITY APPRAISAL FOR EMERGING LOCAL PLAN IN OCTOBER 2015.

Technical Reports Date Completed

Summery of Technical Assessment for the Sustainability Appraisal prepared by Signet Planning

October 2015

Viability Statement prepared by Evolution PDR Ltd on behalf of NELC

October 2015

Assessment of Alternative Concept Plan Options prepared by Signet Planning

October 2015

Emerging Concept Framework prepared by Signet Planning

October 2015

Education Strategy Position Statement prepared by North East Lincolnshire Council

October 2015

6.9 As the project moves forward, there continues to be ongoing technical work streams to inform and refine the evolution of the concept framework and these as follows;

TABLE 3: ONGOING EVIDENCE BASE REPORTS POST OCTOBER 2015

Technical Reports Date Completed

Western Access Route Feasibility Study Technical Note – TN01 Grimsby West Sensitivity Test – Draft 1 prepared by WSP-Parsons Brinckerhoff

November 2015

Sustainable Transport Strategy prepared by ADC Infrastructure

8 December 2015

Western Access Route Phase 1 Alternative Alignment Transport Appraisal (includes Off Site Highway Work Assessment) (Version 3) prepared by ADC Infrastructure

19 January 2016

Desk Based Heritage Baseline Assessment prepared by Arc Heritage (2015/42)

November 2015

Heritage Assessment: Statement of Significance prepared by Arc Heritage (2015/56)

January 2016

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6.10 The work outlined above clearly illustrates the evolving process that is taking place in a collaborative manner between the Council and the landowners development team to ensure that the evidence base work is tested in a proportionate manner at this stage in the process. The sections below provide a brief outline of the key baseline evidence information to provide an overview of the key aspects.

ECOLOGY

6.11 Preliminary ecological assessment work has been carried out and these comprise a baseline report prepared by Brooks Ecological for the Sutton Estates land and URS/Scott Wilson provided a similar report for land controlled by MF Strawson Limited.

6.12 Both these reports can be made available but the main elements of the evaluation were as follows:

• There are no statutory designations for major conservation within 2km of the site;

• Other than the Wybers Wood SNCI and the habitats along the Laceby Beck (including Wybers Carr Plantation SNCI), the study area has been found to be of generally low ecological value;

• The woodland areas are likely to support breeding birds and potential for roosting bats;

• There are a number of watercourses and there were several recordings of water voles.

• The farmland was not felt to represent the significant loss to bio-diversity for the area.

6.13 The recommended mitigation measures are as follows:

• Retain woodland copse, hedgerows where possible as well as watercourses.

• Improvements to adjacent designated ecological areas in particular within Freshney Valley, the site’s connection into the Town’s Holt SNCI and Freshney Bogg which is a Nature Conservation Reserve. The assessment reports noted that the ecological integrity of these wetland areas is suffering and so a comprehensive management regime linked to the development would create an opportunity to improve and protect these sensitive habitats.

FLOOD RISK MANAGEMENT

6.14 Drainage Consultants BWB Consulting have made preliminary investigations regarding flood risk, as well as surface water and foul water discharge from the development.

6.15 The proposed development areas of the study site are located within Flood Zone 1 (low probability from fluvial and tidal sources).

6.16 Running through the site is Freshney Valley and there are areas of Flood Zone 2, (medium probability) and 3a (high probability) related to Laceby Beck (Freshney Valley).

6.17 In terms of flood risk mitigation it is recommended that the sequential approach to avoid vulnerable development in Flood Zones 2 & 3 should apply. Given the space available within the study site, it is not anticipated that these higher risk flood zones will place any restriction on development.

6.18 BWB Consulting have advised on a high level drainage strategy and an attenuated system is proposed to manage and store surface water drainage run off to limit flows to the existing greenfield run off rate plus an allowance for the potential effects of climate change. This

36

approach will not only provide a positive solution to the storage and treatment of surface water but also provide opportunity to create landscape, biodiversity and amenity value through the provision of retention measures such as balancing ponds, wetlands or lagoons.

6.19 Through discussions with Anglian Water two potential solutions for the disposal of foul water have been identified. These are:

• Flows of discharge directed to a single strategic pumping station before convening flows direct to Sewage Treatment Works (STW) to the north which has sufficient capacity.

• Allow for proposed properties to the south of Aylesby Road to discharge to a 1,050mm diameter trunk sewer to the east of the site with the development to the north of Aylesby Road requiring a strategic solution taking flows direct to Pyewipe STW.

HERITAGE/ARCHAEOLOGY

6.20 Preliminary archaeological assessment work has been undertaken by Arc Heritage to examine the study area. This work has revealed:

• Crop mark enclosure dating from Iron Age or Romo – British period;

• Ridge and Furrow indicates agricultural use of the site in medieval and early post/medieval periods;

• Whilst initial investigation identifies archaeological to be relatively low, further investigation would be required to identify an appropriate mitigation strategy.

6.21 A further heritage desk base assessment has been undertaken. The report provides a statement on all heritage assets including which elements would be affected by the development.

6.22 The key areas of sensitivity are the Great Coates Conservation Area which includes part of the northern portion of the site and the Cottages Plot Conservation Area which lies immediately adjacent to the edge of the site beyond the A46 to the south.

6.23 There are also a range of listed buildings primarily within Great Coates such as the Grade I St Nicolas Church.

LANDSCAPE ASSESSMENT

6.24 A landscape and visual impact assessment has been prepared by Smeeden Foreman and they have reviewed the landscape sensitivity and considered the visual zone of influence of the site.

6.25 It has been concluded that the landscape sensitivity of the site is ‘medium’. It comprises open farmland but the quality of the landscape character is reduced as there are detractors such as major roads, prominent housing estates that border the site as well as large electricity pylons. The landscape assessment concludes that the magnitude of change to landscape character would be ‘minimal adverse’.

6.26 Representative views were selected from within the Zone of Theoretical Visual Influence and the protection of the gap between the development and Healing has been considered. The conclusion reached is that they are already dominant urban features within the views between Great Coates and Healing but it is recognised that the scale and nature of the new development would need to be carefully defined so as not to perceive the gap diminishing.

6.27 The mitigation measures being considered relate to strategic landscaping and greenspace

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located along the northern edge of the development as well as the location of the new development in this area being planned to ensure a lower density with a gradual rural to urban transition.

6.28 In terms of views from the west of the site it has been acknowledged that whilst there is potential for significant long range views, the land form reaches a ridge which runs north to south through Pyewipe Farm. This feature screens views of the development from this direction. Also there is currently a backdrop of housing and industrial forms which currently dominates the urban features together with the pylons. As a mitigation measure the landscape report recommends the planting along the western edge of the site to soften the development to create a suitable transition with the rural landscape setting.

AGRICULTURAL LAND

6.29 The NPPF expects Local Authorities to take into account the economic and other benefits of the best and most versatile agricultural land. This is particularly important in plan making when decisions are made on which land should be allocated for development.

6.30 Based on the Council’s economic growth initiative within the Plan Period there is a recognition that significant development of agricultural land will be necessary, as such, the guidance advises Local Planning Authorities to seek to use areas of poorer quality land in preference to that of a higher quality.

6.31 The majority of the study area was subject to an agricultural land classification assessment in 1993 prepared by ADAS. It is considered that this work remains a valid starting point to assess the overall agricultural value of the site. There have been no significant changes in circumstances since this time particularly since the land continues to function in agricultural use as part of the existing farm holdings which remain active. From the study work, the majority of the site is classified as Grade 3a or 3b and therefore of moderate agricultural value. There are, however, selective areas of Grade 2 agricultural quality land and these are positioned within the north of the site specifically to the north of Aylesby Road and the Wybers Wood Housing Estate.

6.32 The potential loss of the high grade agricultural land should be seen in the context of assessing the overall planning balance and the sustainable merits of the scheme which is able to deliver key planning benefits such as the release of land for building more homes to meet the overall needs of the area.

TRANSPORTATION

6.33 WSP – Parsons Brinckerhoff (WSP-PB) was commissioned in February 2015 to undertake a feasibility study of the Western Access Road which was divided into three phases linking the A1136 Great Cotes Road with the A46 and A16. Phase 1 is considered the greatest priority and relates to the link between the A1136 and the A46. There has been sensitivity testing to assess the impact of the proposed Urban Extension at Grimsby West and the scenarios modelled have been identified as:

• Preferred Alignment (peripheral route);

• Alternative Alignment (southern part peripheral, northern part internal local distributor road as identified in the Grimsby West Concept Plan prepared as part of the Local Plan assessment work in October 2105).

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6.34 The initial conclusion of the WSP-PB assessment identified in the morning peak period the Alternative Alignment has significant benefits in reducing journey times over the whole network that results from the Local Plan development which includes the Grimsby West scheme. The assessment also revealed the Preferred Alignment has significant benefits in both the morning and evening peak periods.

ACCESSIBILITY

6.35 In the vicinity of the site there is high frequency bus services and we have calculated that a quarter of the site already lies within 400m walking distance of these existing services. The existing bus services run along Great Coates Road (Service Numbers 2, 20 and 5) and along the A46 (Bus Service Numbers 3, 4, 7, Humber Flyer and 53 Interconnect). Currently there are no services along Aylesby Road. The adjoining Wybers Wood Housing Estate is served by Bus Service Number 6 which runs every 15 minutes. Consideration has been given to extending the existing provision into the site.

6.36 Within and around the site, there is an extensive range of bridleways, footpaths accessing local facilities such as schools, the Morrison’s store and Wybers Wood Local Centre. Within the northern part of the site, the 2km catchment area includes the villages of Healing and Great Coates both of which include train stations. Given the size of the site, it will be important to establish internal connections within the development and these should extend out to embrace local facilities.

6.37 At a wider context, there are pedestrian routes over the A180 allowing access to the employment areas to the north and along the Freshney Valley to create access links into the town centre. There are also footways besides the following main roads:

• Along the northern side of A46;

• Along the southern side of Great Coates Road;

• Along Cormorant Drive and Albertross Drive, Wybers Wood.

6.38 A 5km cycling catchment area shows that much of Grimsby would be within cycling distance. The employment areas along the South Humber Bank would also be within convenient cycling distance as well as the railway stations at Stallingborough, Healing, Great Coates and Grimsby. The Grimsby area has good cycle infrastructure and the proposed site could naturally connect into the off road Healing Peddleway as well as the off road cycle route running along the north side of the A46 which eventually links with the Grimsby route. There is also an off road cycle route along the Freshney Valley which the site could connect into.

6.39 Great Coates and Healing Railway Stations are within walking distance of the northern part of the site. The trains that stop at the stations are operated by Northern Rail with a two hourly service from Cleethorpes to Barton – on – Humber that has a bus connection for onward travel over the Humber Bridge to Hull. The Transpennine Express operates an hourly service from Cleethorpes to Manchester Airport stopping at Scunthorpe, Doncaster and Sheffield. East Midlands Train operate a two hourly service from Grimsby to Newark North Gate via Harborough and Lincoln. Walking and cycle links would come forward as part of the development to enable access to the train stations.

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SUMMARY OF SITE CONSTRAINTS AND OPPORTUNITIES

6.40 In order to look at the possible developable options, we have given consideration to the likely impact of the constraints that have emerged through the technical assessment work. These have then been spatially graded on the follow bases:

• Fixed constraint – something that is absolute and cannot be re-located and they have buffer/excludes own associated with it;

• Flexible constraints – something that can be mitigated to allow development;

• Unconstrained land – land that is effected by constraints.

6.41 The fixed constraints that have been identified which are absolute exclusions zones to development are as follows:

• Areas of Flood Zone 2 and 3A around Laceby Beck and Freshney Valley;

• Ecological areas- Wybers Wood Ancient Semi Natural Woodland (Sites of Nature Conservation importance) – Laceby Car Plantation and pond (Local Wildlife Site);

• Small pockets of woodland;

• Electricity pylons and lines.

6.42 In terms of flexible constraints, these can be overcome through appropriate mitigation measures, for example;

• Landscape – retain where possible vegetation and provide new planting in key locations such as to reduce coalescence between Healing and Great Coates softening the development edge along its western countryside boundary;

• Heritage – protection of immediate setting and views of sensitive listed buildings such as St Nicolas Church, New built form and landscape to frame and enhance views. Adopt the local vernacular design and scale of built form within the existing conservation areas to influence new development.

• Ecology – consider improvements to adjacent designated ecology areas to support enhancing biodiversity, in particular the wetlands of Towns Holt SNCI and Freshney Bog Nature Conservation Reserve both of which would benefit from a comprehensive management regime to improve and protect the sensitive habitats.

• Drainage – there is a good network of drainage channels that could be utilised for SUDS.

6.43 Finally, within the site there is significant areas of unconstrained land which creates a necessary level of flexibility and opportunity to achieve key place making characteristics whilst at the same time being able to deliver the scale of development (around 3,500 dwellings) to support the objectives of the Local Plan.