Report to: PLANNING COMMITTEE

Date of Meeting: 6th June 2018

Subject: DC/2017/00821 Land Off Bankfield Lane Churchtown

Southport Proposal: HYBRID application comprising (1) Application for full planning

application for residential development of 127 dwellings on 4.6ha and (2) Outline planning application for residential development (all matters reserved for subsequent approval other than access) for up to 200 dwellings on 5ha

Applicant: Wainhomes North West Ltd Wainhomes (North West) Ltd

Agent: Mr Stephen Harris Emery Planning Partnership Ltd

Ward: Meols Ward

Summary The proposal is for residential development on the land to the east of Bankfield Lane in Churchtown, Southport. The development is for 327 dwellings, split over two phases. Phase 1, consisting of 127 dwellings would provide a total of 49 affordable houses. Full details are yet to be agreed for Phase 2 (as this would be subject to Reserved Matters approval), but it is anticipated that further affordable housing would be provided in this phase. Access to the site would be taken from an improved Blundell Lane off Bankfield Lane. The main issues for consideration include the principle of development, highways impacts, flooding and drainage, potential impact on living conditions of neighbours and future occupiers, open space requirements, ecological issues, affordable housing and housing mix, historic environment, design, and trees and landscaping requirements.

Recommendation: To approve subject to Conditions and the signing of a section 106 agreement. Case Officer Mr Kevin Baker

Email planning.department@sefton.gov.uk

Telephone 0345 140 0845 (option 4)

Application documents and plans are available at:

http://pa.sefton.gov.uk/online-applications/applicationDetails.do?activeTab=summary&keyVal=OPHLVQNWHHF00

Site Location Plan

The Site The site comprises approximately 16.5 ha of arable land, with several small paddocks. The residential edge of Churchtown is located north and west of the site. A mix of modern and traditional residential properties bound the northern and western edge of the site, with housing and the former Phillips factory beyond on the opposite side of Bankfield Lane/Rufford Road. To the south and south east are open fields with the Three Pools waterway stretching along the eastern boundary. Three open ditches dissect the site and run in a west/east direction, these connect to an open ditch to the south boundary that connects to the Three Pools Water. The site is relatively flat, albeit, it does slope downwards from the west towards the eastern boundary. History There are no planning applications on the application site that would be relevant, however, an application for outline planning permission for 147 houses is currently under consideration at a neighbouring site on the former Philips Factory off Balmoral Road (app.ref: DC/2017/01325). Consultations Environmental Health Air Quality No objections, recommend condition requiring submission of a dust management plan. Noise No objections, however, recommend the noise assessment be updated to determine whether the initial proposal (for acoustic glazing of proposed housing adjacent to Bankfield Lane) remain relevant. If so, would recommend that the proposed plots identified in the noise assessment incorporate a scheme of acoustic glazing and ventilation and the installation of appropriate fencing to ensure residential amenity of future occupiers is protected. Contaminated Land Team Recommend standard conditions and informative in relation to land remediation. Merseyside Environmental Advisory Service Consider an Environmental Impact Assessment would not be required in this case. Consider the proposed development would have negligible archaeological potential.

Have carried out a Habitats Regulations Assessment for the proposal and conclude that there are no likely significant effects to designated sites. To secure mitigation measures proposed to ensure no likely significant effects on the European Designated Site, have requested various conditions be attached to any permission. Recommend that a condition be submitted requiring full details of drainage to ensure water levels and water vole habitat is maintained. Also recommend the need for pollution control measures during construction (by way of a Construction Environmental Management Plan) of the development. Consider the development is likely to generate significant volumes of waste, recommend a condition be attached which seeks an audit or similar mechanism demonstrating how waste will be reduced. Site is located in a minerals safeguarding area. However, agree with conclusions of Minerals Assessment Report in terms of economic/viable extraction of minerals resources. Flooding And Drainage No objection subject to conditions. MerseyTravel Wish to be assured that all traffic likely to be generated by the proposed development could be accommodated within the local highway network without impeding the passage of bus services upon Bankfield Lane, Rufford Road or the wider Churchtown/Crossens areas. Request the developer upgrades the nearest bus stops on Bankfield Lane and fund the introduction of a new bus shelter on Rufford Road. Require the developer to progress and implement a suitable travel plan for both phases of development. Require the developer to create and facilitate good quality walking routes between all properties and the nearest bus stops on Bankfield Lane. Require the developer to design and construct all highway layouts such that Merseylink dial-a-ride vehicles could gain easy access to all properties across the site. Require the developer to either construct an internal passage for a bus service through the site or construct appropriate pedestrian routes such that all houses would be within 400m of an appropriate bus stop on Bankfield Road or Rufford Road. United Utilities Recommend that discussion be had with the Lead Local Flooding Authority to ensure a sustainable drainage system is secured in accordance with the requirements of national and local planning policy.

Recommend that surface water to the existing public sewer is precluded by condition and that drainage infrastructure be brought forward as part of a site-wide holistic strategy and in a co-ordinated manner. Also advise that a management and maintenance regime for any sustainable drainage system be submitted. Advise that such matters can be addressed by condition. Natural England With regards to the potential loss of functionally linked land, agree no likely significant effects as the land is not functionally linked to a Special Protection Area. Concerned that the development could have recreational disturbance on the nearby Martin Mere Biological Heritage Site (BHS), but that the measures identified in section 5.3 Advisory Leaflet of the Wintering bird survey results 2017 are satisfactory to demonstrate no adverse effect on site integrity. Also advise that recreational disturbance to international protected coastal sites needs to be considered and a Habitat Regulations Assessment needs to be undertaken. Recommend an appropriate planning condition/obligation be attached to any permission to secure the measures identified. Environment Agency No objection in principle, subject to conditions. Conservation No objections Building Control Manager Advice relating to the access and facilities for the fire service, waste storage and access to buildings. Highways Manager Advice there are no highway safety implications subject to conditions. Merseyside Fire and Rescue Service Make various comments regarding access to services for fire fighting purposes. Members of Parliament Damian Moore MP has objected to the development on the following grounds:

- Prospect of future flooding has not been addressed; - Three storey apartments are not in keeping with the appearance of the local area

or Church Town Conservation Area - Education providers are at maximum capacity and cannot accommodate

additional pupils; - Insufficient affordable housing; - Increased traffic and impact on local schools; - Increased congestion on Bankfield Lane.

Ward Councillors Cllr Dodd has objected to the scheme for the following reasons:

- Density is too great and gardens too small - Insufficient affordable housing and no guarantee that developers will stick to it - Vehicle access is inadequate for the number of houses and journeys - Already considerable traffic in the area - No provision for public transport or cyclists - No additional school provision, local schools already full up - No provision for extra GP and dental services - Development is too large for the site - Will detrimentally change the character of the area - Will reduce the quality of life for existing residents in the neighbourhood - Should not be considered in isolation as other houses in nearby area as part of

Local Plan which will make problems worse. Neighbour Representations A petition was received on the original submission containing 30 signatures, sponsored by Cllr Dodd. A further petition has been received on the amended proposals containing 73 signatures, also sponsored by Cllr Dodd. In addition, the Local Planning Authority has been copied in to an on-line petition that objects to the proposal and which contains 581 signatures. However, this petition has not been formally submitted as a final document and is not endorsed by a ward councillor. Correspondence has been received from residents in Bankfield Lane, The Grange, Balmoral Drive, The Mallards, Sunny Road, Brade Street, Marshside Road, Lexton Drive, Rufford Road, Shellfield Road, Lytham Road, Bibby Road, Merlewood Avenue, Checker Road, Flyde Road, Churchgate, Station Road, Verulam Road, Ribble Avenue, Forrest Road, Rufford Road, Blundell Lane, Highfield Road, Denmark Road, Beresford Gardens, Three Pools. In excess of 180 objections were received including residents located in Warrington and Torquay who have local links to the area. The grounds for objection include: Principle Development should be on brownfield land first; Too many houses for the site; Will not help housing crisis as 3/4 bed executive housing; Cheaper to build on Green Belt than on brownfield land, should not accept profit over loss of green belt; Local services at capacity, development will put extra strain on them; Already development proposed on other brownfield sites , do not need any more housing; lack of employment to support people of new housing; Priority should be on regeneration rather than new build; Schools over subsidised, health centres/dentists at capacity; Loss of Green Belt; Plenty of brownfield sites in and outside the Borough that can accommodate the development without having to go on Green Belt land; Enough properties in the Borough without need to extend into the Green Belt; No demand for such housing; Open Space could be an incentive to build more homes on this land; local schools and community facilities at capacity, development would put further pressure on this;

Highway Safety/congestion Significant increase in traffic in area; Bankfield Lane is a main arterial route to The Plough Roundabout and Churchtown/Southport and will increase congestion and harm along this route; Will impact on already inadequate local infrastructure; Impact of traffic will impact on quality of local roads; Would lead to increased congestion; Increased traffic will be dangerous to other road users, pedestrian and cyclists; Local roads are at capacity; Use of one access unacceptable, difficult for the amount of vehicles to exit onto Bankfield Lane and would be dangerous; Site is not desirable for commuting; increased travel to reach local community facilities due to overcapacity in area; Local business uses Blundell Lane for heavy vehicles/tractors, increased traffic along this road would make it unsafe for pedestrians/cyclists and would increase congestion, impacting on business; Schools and park use Bankfield Lane, already increased congestion with parking of vehicles on the road, development would further impact on this resulting in gridlocks along Bankfield Lane and other roads; No traffic management report; Emergency access would be a death trap and an accident waiting to happen; Would create a risk to the health of pedestrians and cyclists; Seftons own developers pack requires more than one access point for over 300 houses to be provided; Vehicles already ignoring speed and bridge weight restrictions, development would add to this; Many accidents over the years at the bottom of the bridge on Bankfield Lane, the development would only add further to this; scheme should not be considered in isolation, should have regard to other developments in the area and the impact this would have on local highways; more double yellow lines, street lighting, road markings; Increase in queues, dangerous and erratic driving; should not provide pedestrian and cycle routes through to the Mallards, not appropriate; reduced visibility due to increase in Bankfield Lane; no pedestrian crossings; unlikely children would walk to school, further increasing congestion in the area; no safe cycle routes; difficulties and impacts associated with construction traffic; should introduce measures such as a mini-roundabout. Residential Amenity Disruption to existing homes during construction causing; impacts on foundations of existing homes; increased noise and disturbance during construction; loss of privacy; Overshadowing; Increased noise and disturbance from development; Potential use of piling, caused problems to existing houses in the past; Increased air pollution; Loss of view; safety to residents; Security of open space; Ecology and Nature Conservation Loss of and impact on local wildlife; loss of trees and hedgerows; impact on biological heritage sites; environmental disaster for Churchtown;

Drainage and Flooding Risk of flooding; Drainage strategy does not address flooding issues; Will impact on existing drainage infrastructure which is already saturated; Surface and foul water drainage has not been resolved; drainage does not conform to Government Sustainable Drainage System (SUDS) for new housing development; Homes would not be able to obtain insurance as in flood risk area; Site is in a flood risk area and should not be approved; Would need to include additional pumping station to accommodate the development; Crossens pumping station which controls flooding in the area is due to close, the development would further impact on flooding as a result; loss of green land and replacement with impermeable surfaces will negatively increase flooding in the area; current full capacity of foul water; Design and Heritage Damage would be caused to conservation area (Churchtown); Not in keeping with Churchtown or wider area; Would ruin the area and its’ atmosphere; Visual amenity; three storey housing would not be in keeping; Type of houses not in keeping with others in surrounding area. Other Matters Prime agricultural land would be lost, should be retained; Loss of land for recreation; Japanese Knotweed on site, no mitigation plan to address this; nobody would want to purchase a house on contaminated land; Land used for horses; Not enough affordable housing proposed; Lack of housing mix; No need for large family homes; No level drawings; Application is presented in an incomprehensible manner which makes it difficult to understand; damage to properties; applicant has a record of not being able to comply with conditions. 1 letter of support was also received from a resident in The Grange supporting the expansion of the area, need for housing and support it would bring to local businesses. A further letter of support was received provided matters of drainage could be resolved.

Policy Context The application site is allocated for housing (MN2.2 Land at Bankfield Lane, Southport) and proposed open space in the Sefton Local Plan which was adopted by the Council in April 2017. Assessment of the Proposal The main planning issues for consideration include the principle of development, highways impacts, flooding and drainage, potential impact on the living conditions of existing and future residents, open space requirements, ecological issues, affordable housing and housing mix, historic environment, design, and trees and landscaping requirements. The Proposal The proposal is a hybrid application for a maximum of 327 dwellings. The application is split into two parts, the first is a full planning application for the erection of 127 houses

and the second is an outline application with all matters reserved other than access (i.e. details of appearance, landscaping, layout and scale would be considered at a later date) for the erection of a maximum of 200 houses. To prevent any confusion the application will be referred to from here on as Phase 1 (full application) and Phase 2 (outline application). Phase 1 would contain a mix of houses and apartments incorporating an access off Bankfield Lane via Blundell Lane, and the provision open space. The housing (including the apartment blocks) would be two storey with the following mix: 6 x one bedroom, 62 x two bedrooms, 27 x 3 bedrooms and 31 x 4 bedroom, 1 x five bedroom houses. A total of 49 affordable houses are proposed. Phase 2 would share the access proposed under Phase 1 (i.e. via Blundell Lane). Whilst no details have been provided for the outline application, it is anticipated that this would be complementary to those proposed under the full application. The total site area is approximately 16.5 hectares. Phase 1 constitutes approximately 11.5 hectares (3.6 hectares of which would be occupied by housing development) whilst phase 2 would constitute approximately 5 hectares of the site. Principle of Development The land is allocated for housing in the Local Plan, which was adopted by the Council on 20th April 2017. Policy MN2 ‘Housing, Employment and Mixed Use Allocations’ refers to this site as MN2.2 ‘Land at Bankfield Lane, Southport.’ Appendix 1 of the Local Plan sets out specific requirements for some sites allocated for housing, as noted below: MN2.2 Land at Bankfield Lane, Southport Development of this site must:

take all vehicular access from an expanded Blundell Lane; provide an additional pedestrian/cyclist access directly onto Bankfield Lane; provide new public open space, habitat creation, and Sustainable Drainage

Systems on the adjacent land designated as ‘Proposed Open Space’; and take account of the Local Wildlife Site designation in meeting the requirements of

policy NH2. The above requirements will be discussed under the appropriate headings as part of the assessment of the proposal. A number of neighbour representations request that the proposal is refused on Green Belt grounds, however, as identified above the designation of the site has change as part of the formal adoption of the Local Plan. The Inspector’s Report into the Sefton Local Plan supports the housing allocation: ‘Overall the proposal would make an important contribution to meeting local housing need sustainably and, in the absence of significant harm to the Green Belt and no overriding constraints to development, the modified allocation is sound’ (paragraph 198).

The proposed use of the site for residential development, with the creation of public open space to the east is therefore acceptable in principle subject to compliance with other development plan policies. The development makes an important contribution to Sefton’s supply of housing land. The Government target for local authorities is to have a 5 years’ land supply, and Sefton has 4.5 years’ supply, as of 1st April 2017. Highway Impacts

The highways impacts for both the proposed off-site works as well as the proposed housing layout need to be considered. A Transport Assessment (TA) was submitted with the planning application. The TA looked in detail at the forecast impact on the local highway network of the proposed development for both the original planning application and a future year, 2021. The TA also had regard to ‘committed’ development in light of other sites allocated for development nearby.

The TA submitted with the application has assessed the impact the development would be likely to have on the highway network including a number of junctions within the local area. These include:

- A565 Preston New Road/Rufford Road/Marine Drive/Banks Road/Water Lane Roundabout junction including left turn slip road between Rufford Road and A565;

- Manor Road/Botanic Road mini roundabout - Cambridge Road/Manor Road/Denmark Road roundabout junction - A5267/Moss Lane/High Park Place/Roe Lane roundabout junction - Bankfield Lane/Verulam Road priority T junction; - Sallys Lane/Cambridge Road/Botanic Road crossroads junction - A565 Preston New Road/Balmoral Drive priority T junction - Bankfield Lane/site access proposed ghost island right turn junction - Bankfield Lane/Botanic Road/Botanic Gardens access priority T junction - Bankfield Lane/Merlewood Avenue/The Grange crossroads junction - Marshside Road/A565/A5267 signalised junction

In assessing the capacity of the current network and future growth, various models have been used. These models have been reviewed by the Highways Manager who considers they adequately represent the traffic flows from the proposed development. The Highways Manager has had regard to the TA as part of wider evaluation and is satisfied that there would be no severe impact on the assessed junctions. However, he has expressed some capacity concerns at the junctions of A565 Preston New Road/Rufford Road/Marine Drive/Banks Road/Water Lane Roundabout junction including left turn slip road between Rufford Road and A565; Manor Road/Botanic Road mini roundabout; and Marshside Road/A565/A5267 signalised junction and has requested various measures to mitigate these concerns. These include various off site highway improvements and are considered necessary to accommodate the development. Such measures can be the subject of condition.

The proposed access would be taken from Blundells Lane. Currently, Blundells Lane is a relatively narrow, unkept access with no pavements or street lighting. The proposal would see the widening of Blundells Lane to provide a 5.5m wide carriageway with a 2m wide footway on either side. The Highways Manager recommends that a scheme of street lighting within the application site be provided which could be conditioned. Whilst a request to enforce a 20mph zone throughout the site has been made, this would be achieved through separate legislation once the development is built and therefore would be unreasonable to recommend as a condition. Residents have expressed concern regarding the provision of a single access to the site and the impact this would have at the junction of Blundells Lane /Bankfield Lane. Further concern has also been raised about the use of Blundells Lane by heavy traffic (tractors) by a local business, and the impact the development would have both on accessibility and the potential congestion the development may cause. However, the introduction of a single access from an expanded Blundell Lane has been recognised as a specific requirement for this site under the Local Plan, which was found sound by the Inspector. In addition, the Highways Manager is satisfied with this arrangement and consider that subject to various mitigation measures (including the provision of a right hand turn on Bankfield Lane and the relocation of the existing bus stop) the proposed access would be acceptable. The mitigation measures include the need to construct the access to enable tractors and other vehicles to enter and leave Blundells Lane. An appropriate layout of the access roads would be provided throughout Phase 1, and it is evident from the indicative plans that this could be continued satisfactorily into Phase 2. In addition, it has been demonstrated that various pedestrian and cycle links would be provided throughout the site for both Phases, connecting to Bankfield Lane, the wider area and the proposed open space. This has been supported through the submission of a Minimum Accessibility Standard Assessment which considers the level of accessibility for other modes of travel including walking, cycling and public transport. Merseytravel comments about the provision of a bus route throughout the site are noted, but given the accessibility of the site to existing bus routes along Bankfield Lane, it is not appropriate to meet this request. A condition could be recommended to ensure appropriate pedestrian routes are included as part of a reserved matters application, just as they are within Phase 1. The residents’ concerns relating to the introduction of an emergency access, and the potential ability for vehicles to access the site at the base of a hill with restricted visibility are noted. However, there is a need (in safety terms) to provide a separate (controlled) access to allow emergency vehicles only to enter the site in the event that the main access is blocked. Full details of the emergency access and how this will restrict access for general vehicles could be conditioned. The parking provision for the proposed scheme includes at least one off-street parking space per property, with a number of the dwellings having at least 2 spaces. This is considered to be acceptable given the type of development. An Interim Travel Plan for the site has been submitted with the planning application. The Highways Manager is relatively satisfied with the information contained within this document, but has requested some amendments. Such amendments could be incorporated within the submission of a full travel plan, and this could be conditioned.

Concerns have been expressed from residents regarding restricted access for construction vehicles. However, this could be managed through the submission of a construction management plan. This could be conditioned. Taking account all of the above, there are no objections in relation to highway safety and accessibility subject to appropriate conditions being applied. The proposal is therefore considered to comply with Local Plan Policy EQ3 ‘Accessibility’. Flooding and Drainage A ‘Flood Risk Assessment’ (FRA) has been submitted in support of the application, along with a Surface Water Drainage Strategy and Utilities Statement. The FRA considers the existing site, assesses the potential sources of flooding to the development site and presents measures top mitigate the risk of flooding. Whilst the FRA touches upon the effect of the proposed development on surface water runoff and a potential surface water drainage scheme, this is addressed in more detail within a separate Surface Water drainage strategy. There have been a number of objections from local residents in relation to flooding within the area and their gardens, including photographs to support their comments. In particular, significant concern has been expressed with regards to flooding of the application site, adjacent residential areas abutting the site and the additional pressure the development could have on existing shared drainage systems which are already at capacity. Additionally, concerns have been expressed regarding the potential for foul water associated with the development to add further undue pressure on the existing drainage capacity. In relation to flooding in general, most of the application site is located in Flood Zone 3, however, there is an area of Flood Zone 2 and 1 in the north west of the site. That said, taking into consideration the existing flood defences, the site as a whole would be considered Flood Zone 1 and combined with the proposal to utilise the open space for sustainable drainage it is considered the ‘sequential’ and ‘exceptions’ test have been passed. This is a matter recognised in the Local Plan site selection process when allocating the site for residential development. The Inspector into the Local Plan (March 2017) refers to the Flood Zones in his report: ‘Most of the site is within flood zone 3a, at risk from tidal flooding. However, for the reasons explained above under the Phillips factory site, which is close by, the coastal defences provide a 1 in 1000 year standard of protection and the actual risk is very low. The submitted FRA demonstrates that, subject to suitable finished floor levels and on-site storage of surface water, the Sequential and Exception tests are passed.’ (paragraph 196) The Environment Agency have been consulted and have no objections in principle to the proposed development. They have advised that the development would meet the

requirements of the National Planning Policy Framework if the measures identified in the supporting FRA are implemented and secured by condition. The Council’s Flooding and Drainage Team, who are also the Lead Local Flood Authority have had lengthy discussions with the applicant with regards to flooding and drainage matters. They are satisfied that based on the information provided, the development would not give rise to flooding concerns either on the site or in the wider area. They are satisfied that the proposed drainage strategy would be acceptable and would take advantage of existing ordinary watercourses within the site as part of the overall surface water management system. Subject to the specific details which could be conditioned, they are satisfied that the site can be drained without causing flooding either on the site or elsewhere. United Utilities (UU) have also been consulted on the application. They support the concern regarding localised flooding and recommended that a sustainable drainage system is secured on site with no surface water being drained to the existing public sewer. They also believe it is important to ensure drainage infrastructure is brought forward as part of a site-wide holistic strategy and that control be applied not only to the discharge of surface water but also to foul water. Discussion has been had with the developer to ensure a comprehensive approach to foul and surface drainage is taken, the details of which could be controlled by condition. Taking into account all of the above, it is considered the proposal would not give rise to flooding concerns and would be compliant with Policy EQ8 ‘Flooding and Drainage’. Living Conditions of Residents The living conditions of the existing residents and the future occupiers need to be considered. Existing Residents The application site is bound to the north and west by residential properties, including those located on The Mallards, Three Pools, The Crescent, The Grange, Blundell Lane and to a small degree Bankfield Lane. The site is open to the south and east. Distances of 21m between habitable room windows and 12m between habitable on blank gable, as recommended in the Councils guidance on ‘New Housing’ would be met by the proposed residential development in Phase 1. The indicative masterplan demonstrates that such distance would also be capable of being met within phase 2, albeit this would be assessed in greater detail as part of an application for reserved matters. Comments regarding increased noise associated with the coming and goings to/from with the development are acknowledged. However, whilst it is accepted that there would be an increase in activity associated with the development the level of noise and disturbance would not be too dissimilar to other residential areas or unreasonable for a residential development in a predominantly residential area.

In relation to the potential noise and dust associated with the construction of the development, there are guidelines that have to be adhered to by construction sites. However, to ensure the potential harm is minimised a condition could be attached requiring the submission of a Construction Environmental Management Plan. This could include details of the measures to control dust, dirt and noise during construction, along with controlling mud on the roads, parking of vehicles/site operatives, loading/unloading of materials, location of the site compound, storage of waste, lighting and other activities associated with a construction site. A condition could also be attached to control the times when noisy construction works are carried out to further protect residential amenity. Future Occupiers Phase 1 overall complies with the Council’s guidance on ‘New Housing’ in relation to distances between dwellings, standards for privacy and outlook, and expected garden space. There are minor reductions in interface distances between the front elevations of plots 12 and 127; 13 and 43; and 67-72 and 61. However, this impact would be known to the future occupiers and would impact on the front rooms where a reduced level of amenity is already expected due to the regular passing of vehicles and pedestrians. There is also a significant reduced level of private amenity space for plots 88-96, which would provide flat accommodation within the development. However, due to its position adjacent to the significant area of proposed public open space, this reduction is considered acceptable in this location. No details are provided for Phase 2, however, it considered that an acceptable level of amenity can be accommodated having regard to the site area and proposed housing numbers. In any case, this would be assessed at reserved matters stage. Overall, the proposal is considered acceptable in terms of living conditions for both the existing and future occupiers, with various matters controlled by the use of conditions as discussed above. The proposal complies with Policy EQ2 ‘Design’ of the Local Plan. Open Space Requirements The public open space is being provided as part of the application, and meets the requirements set out in Appendix 1 of the Sefton Local Plan (site specific requirements) and housing allocation MN2.2. A Public Open Space Management Plan, Open Space connectivity analysis and general ‘Landscape typology areas and descriptions’ strategy have been submitted with the application. These demonstrate this would be a useable and attractive area of space. This fulfils the requirement in planning policy terms, whilst the specific details in relation to the landscaping and management could be subject of planning conditions and/or a Section 106 legal agreement. The proposal would be compliant with Policy EQ9 ‘Provision of public open space, strategic paths and trees’ of the Local Plan.

Ecological Issues The Council’s ecological advisors, Merseyside Environmental Advisory Service (MEAS), have been consulted on the application along with Natural England. The applicant has submitted an ecological survey and assessment report in accordance with Local Plan policy NH2. In addition, further wintering bird surveys have been carried out during the course of the planning application. It is recognised that the application site is close to various European and National designated sites. Due to the number and scale of recently proposed housing development close to the European Sites, there is the potential for the development to add recreational pressure to the designated sites. However, the proposed development would provide a significant area of open space, which would be usable and linked to the housing development. Furthermore, the developer has recommended that an advisory leaflet be distributed in the sale pack for the properties that would identify the importance of the designated sites and other recreation areas whilst promoting the public open space to be provided as part of the development. Both the provision of the usable open space (provided it is managed) and advisory leaflet would be acceptable mitigation to prevent potential recreational pressure on the designated sites. Such measures, could be controlled by condition. It is recognised that part of the site and surrounding arable farmland has the potential to be used by qualified species of the European Sites. In this instance, previous surveys have recorded a high percentage of lapwing and curlew using the site. In order to understand whether the site has been acting as a supporting site for European Sites and in order to carry out a habitats regulation assessment, Natural England and MEAS requested further surveys and an updated Wintering Bird Survey. The applicant has carried out such survey which concludes that the development would not have any significant direct adverse effect on the habitats in the European designated sites and other features of special interest. In this instance, the applicant’s ecologist is satisfied that the proposed mitigations measures outlined in the ecological survey are sufficient to overcome the concerns of Natural England and MEAS. This has been agreed and both Natural England and MEAS raise no objections to the scheme. MEAS have confirmed as part of a Habitat Regulations Assessment that no likely significant effects to designates sites would be caused by the proposed development. They have, however, recommended conditions that require the management of the public open space and the provision of an advisory leaflet within the sales pack for each dwelling, that promotes the use of the public open space, to ensure no harm is caused. The development is within the North Meols Estate Local Wildlife Site and Local Plan policy NH2 applies. It is considered that the proposed development would have some impact on the features of the Local Wildlife Site. However, MEAS are satisfied that subject to mitigation measure for the protection of water vole and the submission of a Construction Environmental Management Plan, the proposed impact of the development would be acceptable.

Local residents have raised concern regarding the impact of the development onto the neighbouring Local Wildlife Site/Biological Heritage Site. However, MEAS and Natural England are satisfied that there is unlikely to be any significant impact on nearby Local Wildlife/Biological Heritage sites due to the separation between them and the development site. Existing hedgerows within the site would be retained and it is recommended that these be protected during the construction phase of the development. In addition, it has been recognised that Japanese Knotweed is present on site. Both matters could be addressed by condition.

Type of Housing

Affordable housing

The amended plan of the detailed site layout (Plan no.1328WHD/BLS-PL01 RevT) shows that 49 affordable units are to be provided within Phase 1. The number of affordable housing units within Phase 1 would comply with the 30% requirement as set out within Policy HC1 of the Local Plan, and whilst the distribution of affordable housing units is not entirely consistent with the requirements of HC1 (i.e. Plots 18 to 28), the applicant has advised that the distribution is supported by various registered providers they have approached. The inconsistency is marginal and when assessing the scheme as a whole is considered acceptable on balance. The provision and distribution of affordable housing can be ensured through a Section 106 legal agreement. The proposal complies with Local Plan Policy HC1 ‘Affordable and Special Needs Housing’. Housing Type, Mix and Choice

Local Plan Policy HC2 ‘Housing Type, Mix and Choice’ requires developments of 25 or more dwellings to provide a mix of new properties: a minimum 25% of market dwellings must be 1 or 2 bedroom properties, and a minimum 40% of market dwellings must be 3 bedroom properties. The policy also states that in developments of 50 or more dwellings at least 20% of the new market properties must meet Building Regulations Requirement M4(2) ‘accessible and adaptable dwellings’. Significant discussion has been had with the applicant in order to meet the above policy requirements. This has resulted in various changes to the layout, number and house types to Phase 1 from that which was originally submitted. The revised proposals demonstrate that the development would meet the following mix within the market housing: 1 and 2 Bedroom – 25.64% 3 Bedroom – 33.33% 4+ Bedroom – 41.02% Of the market housing, a total of 20% of these would be accessible.

It is acknowledged that the proposed housing mix within Phase 1 is not fully compliant with Policy H2 ‘Housing Type, Mix and Choice’ of the Local Plan (with regards to 3 bedroom houses). However, it is considered that the marginal inconsistency could be compensated within the housing mix proposed within Phase 2. This would be addressed as part of the Reserved Matters submission for the latter stage. In this regard, it is considered the proposal would therefore comply with Policy HC2 ‘Housing Type, Mix and Choice’ of the Local Plan. Historic Environment The site is located close to the Grade II Listed Ravenmeols Farm and the site is recorded on the Merseyside Historic Environment Record (MME 1099) as containing the site of a mid-18th Century clay extraction pit known as Brickkiln Hole.

Archaeology

In relation to the archaeological issues, the line of a former flood embankment, a non designated heritage asset recorded on the Merseyside Historic Environment Record, MME 14488, though to be of possible medieval or post-medieval date, crosses the proposed development site between no’s 37/38 Bankfield Lane and 2a The Grange. However, despite this, MEAS consider the proposed development site has negligible archeological potential and raise no objections. The proposal is therefore considered to comply with Policy NH14 ‘Scheduled Monuments and Non Designated Archaeology’ of the Local Plan.

Potential Impact on the Setting and Views of the Grade II Listed Building (Meols Hall)

The Conservation Officer has considered the impact of the proposed development on the setting and views of Meols Hall, a Grade II listed building. It has been confirmed that views towards and away from the listed building would not be impacted upon by the development due to the presence of mature and well established vegetation, whilst its setting would not be harmed. Furthermore, the Conservation Officer is satisfied that the construction phase of the development would cause no harm to the integrity of the listed building. The proposal therefore complies with Policy NH11 ‘Works Affecting Listed Buildings’ of the Local Plan. Impact on setting of Churchtown Conservation Area Residents have expressed concern regarding the impact the development would have on Churchtown Conservation Area. However, the housing development would be a modern residential development similar to that in the local area. It is some distance away from the Conservation Area and would be screened by existing buildings and vegetation. It would not impact on the setting of the Conservation Area. The proposal therefore complies with Policy NH12 ‘Conservation Areas’ of the Local Plan.

Design

The site is relatively flat and open. Despite the site being relatively well screened from surrounding street by existing buildings, there are views into the site from some roads and between buildings. A Design and Access Statement was submitted with the application, which provides the background, design approach and design principles. This is considered to be acceptable. As highlighted above there would be one access into the site, which will serve both phases of the development. This access would form various housing ‘blocks’ within Phase 1 and would provide connections at various points into Phase 2. Full details of the proposed housing have been provided for phase 1. This would include standard house types, offering a mix of two storey detached, semi-detached and terraced housing. Phase 1 would also incorporate a small number of apartment blocks, predominantly two storey in height with the exception of one three storey block located to the southern boundary of the phase 1 development parcel overlooking the open space. A traditional material palette is proposed including brick, tile and render. The housing is considered to be of good design, would in general complement that existing in the surrounding locality and would add active built frontages to key streets and open areas. Whilst there is local concern associated with the three storey apartment block and its impact on the character of the area, it is recognised that the wider area comprises a mix of building types and sizes, including 3 storey building. There would be pedestrian and cycle links through the site, in addition to the upgrade of Blundell Lane to include footpaths either side of the access road. A new pedestrian link would also be provided alongside Bankfield Lane (adjacent to the emergency access) linking into that on The Grange. In accordance with the overall landscape strategy and connectivity analysis, there would be various pedestrian routes through the proposed open space providing links through the site to the open space and those in the local area. Full details of the links could be provided as part of an overall landscaping scheme and open space details, which could be secured by condition and in a Section 106 Legal Agreement. The proposal complies with Policy EQ2 ‘Design’ of the Local Plan. Impact on Services and Developer Contributions Residents have raised concern regarding increased pressure on local services, including impact on local schools and health services. This matter was addressed by the Inspector into the Local Plan (2017) referring to the site as having ‘relatively good accessibility to the shops, facilities and services in Churchtown. Many local people are concerned about the ability of local schools and health facilities to deal with the significant additional demands from this and other sites nearby, but there is no compelling evidence that they will not be able to cope. The Council demonstrated that there is spare capacity at some (albeit not all) local schools, and the Clinical Commissioning Groups (CCGs) have given a borough-wide assurance

that they are planning to accommodate the growing demand for health services and facilities’. Whilst evidence has been provided that one of the local health centres is current not taking on any further clients, a review of the other local health centres (taken from the NHS website) identifies that a number of other local facilities still are. Consequently, there is no new compelling evidence to suggest that matters have changed since the review of the Local Plan. Local Plan policy IN1 ‘Infrastructure and developer contributions’ states that developer contributions may be sought to provide or enhance infrastructure to support new development. The Council intends to secure financial contributions towards primary schools provision on developments of 11 homes or more. Primary schools places have been identified in the Infrastructure Delivery Plan as a requirement to support growth. The draft rates are £2129.15 per new dwelling, although this charge does not apply to one bedroom homes or elderly people’s housing. The Council would therefore be seeking a commuted sum of £244,852 for phase 1, with a further contribution of £2129.15 per residential unit for phase 2 (potential £425,830). The above sets out how the proposal is expected to help fund local education provision in line with forecasted population growth. Trees and Landscaping Requirements Local Plan Policy EQ9 ‘Provision of Public Open Space, Strategic Paths and Trees’ is of relevance when considering the trees and landscaping requirements. The application site includes an area of open space of approximately 7.3ha to the east of the proposed housing. A plan identifying the general landscape typology of the area alongside general proposals to establish a usable space has been submitted in support of the application along with a connectivity analysis. The general strategy for the open space focuses on the introduction of features that would make the area attractive and inviting whilst enhancing opportunities for existing wildlife and complementing the general character of the wider area. A combination of formal and informal paths are proposed to encourage public access the area that would link the residential area with the proposed open space. A connectivity analysis has also been carried out which reviews the potential connectivity of the open space, the residential development and other recreational spaces in the local area. The open space would merge into the residential area through the introduction of a more formal play/landscaped area which would help soften the transition between open space and built form. Various tree planting throughout the site would again help soften the built form within the surrounding area, whilst the retention of the existing open ditches would add an additional natural feature which would benefit the overall layout in which the housing is designed to look out over such features. Concern has been expressed regarding the introduction of tree planting along the access road as such landscaping would impact on views to the open fields. Views are not a material consideration, and the current layout is illustrative only. Improved landscaping along Blundell Lane would soften the appearance of the widened road,

however, specific details of landscaping can be covered by condition. There would be a requirement to ensure full landscaping proposals of the public open space including the long term management of the open space and formal recreational areas and this would be controlled through a section 106 legal agreement. Section 106 legal agreement

As identified above, a Section 106 legal agreement would need to be entered into, which would cover the long term management of the open space, together with a Habitat Management Plan. This will also need to cover the long term management of the more formal landscaped area on the edge of the residential area (play area) and any landscaping along the access road. The legal agreement will also be required to address affordable housing requirements (including the commitment to ‘pepper potting’ – i.e. distribution of affordable homes throughout the development), provision of accessible homes, infrastructure contributions, and the need to incorporate an advisory leaflet within the sales pack for each dwelling. Other Issues

Concern has been expressed regarding the loss of prime agricultural land. This was considered by the Planning Inspector in the designation of the site under the Local Plan process, who recognised that ‘though the site comprises high quality agricultural land, at grade 3a it is the lowest grade that qualifies as BMV land’ (paragraph.196) Conclusion The principle of development is now established given that the site has been allocated for housing in the recently adopted Local Plan. The proposal will provide 327 homes in the north of the Borough, where there is a shortfall of development and would include 49 affordable homes in Phase 1 with more anticipated in Phase 2 (albeit this would be subject to details submitted as part of a reserved matters application). This in turn will assist in reducing the deficit in the Council’s housing land supply and will contribute towards meeting local affordable housing needs. The access is considered to be acceptable and various off-site highways works will ensure that the proposal is also acceptable in highway safety terms. The scheme would promote sustainable methods of transport including appropriate pedestrian and cycle links through the site and to the wider area. It is concluded that the site would not give rise to flooding concerns either on the site or in the wider locality and the site can be drained satisfactorily. Whilst there are some concerns regarding the method of draining the site (through the use of a piping system) which would be a more engineered method that would fail to enhance wildlife opportunities on the site, the developer has agreed to review the method of drainage to see whether connecting to the existing ditches through the public open space would be practicable in this instance. It must be highlighted however, that the current drainage strategy would see the site drained to an existing water course (Three Pools Waterway) and not to existing sewers.

Phase 1 would not harm living conditions of existing or future residents and would be of an appropriate design that would respect the character of the local area. Full details of Phase 2 are reserved for subsequent approval, however, it is considered that an acceptable scheme could be developed on the site. The use of conditions, including a Construction Environmental Management Plan, would ensure the living conditions of residents are protected, including during the construction phases of the development. The development would not cause significant harm to local wildlife or onto European sites. The proposed development would not cause harm to local heritage assets, whilst public open space would be provided. The management of the open space would be controlled via a section 106 legal agreement. It is considered that existing local services can accommodate the development, whilst a financial contribution of £244,852 in addition to £2129.15 per residential unit (excluding 1 bed and elderly accommodation) for phase 2 would be secured to support local schools. This would be controlled through a section 106 legal agreement. It is therefore recommended that the application be approved subject to conditions and the applicants entering into a legal agreement. This agreement would cover affordable housing, accessible housing, the provision of open space and related matters, and infrastructure contributions.

Recommendation - To approve subject to Conditions and

the signing of a section 106 agreement. Conditions This application has been recommended for approval subject to the following conditions and associated reasons: 1) Approval of the details of the layout, scale and appearance of the buildings and the landscaping of the site for the land shown as 'Outline Application' on the approved site layout and outline masterplan (Drawing no. 1328WHD/BLS-PL02 Rev.M) (hereinafter called "Phase 2") shall be obtained from the Local Planning Authority in writing before any development is commenced on the phase 2 land. Reason: The land referred to in condition 1 within the application site is an outline permission only and the reserved matters shall be made to the Local Planning Authority. 2) Plans and particulars of the reserved matters referred to in the condition above, relating to the layout, scale and appearance of any buildings to be erected, and the landscaping of the site, shall be submitted in writing to the Local Planning Authority and shall be carried out as approved. All reserved matters shall be begun before the expiry of 2 years from the date of the decision to which the reserved matters development relates.

Reason: The land referred to in condition 1 within the application site is an outline permission only and the reserved matters shall be made to the LPA. 3) Application for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of three years from the date of this permission. Reason: To comply with the requirements of Section 91 of the Town & Country Planning Act 1990 (as amended). 4) The housing development shown in detail on drawing no.1328WHD/BLS-PL01 Rev.T and all other related drawings and details hereby permitted (hereinafter called "Phase 1") shall be begun before the expiration of three years from the date of this permission. Reason: To comply with the requirements of Section 91 of the Town & Country Planning Act 1990 (as amended). 5) The development hereby granted shall be carried out strictly in accordance with the following details and plans:- Drawings: Location plan 1328WHD/BLS-LP01 Rev A; Site layout masterplan (Phase 1), 1328WHD/BLS – PL01 Rev S (full planning); Site layout masterplan (Phase 2) 1328WHD/BLS – PL02 Rev L (outline); POS Soft Landscaping Proposals 10745/P18b Rev B; POS - Landscape Typology Areas and Descriptions 10745/P16e; Open Spaces Connectivity Analysis 10745/P19; Newark, Bradley, Ormesby, Rufford, Tatton apartments – elevations 1* NBORT/P/B/1/L10 300A; Newark, Bradley, Ormesby, Rufford, Tatton; apartments – elevations 2* NBORT/P/B/2/L10 300A; Newark, Bradley, Ormesby, Rufford, Tatton apartments – elevations 3* NBORT/P/B/3/L10 300; Newark, Bradley, Ormesby, Rufford, Tatton apartments – first floor plan* NBORT/P/B/4/L10 300; Newark, Bradley, Ormesby, Rufford, Tatton apartments – second floor plan* NBORT/P/B/5/L10 300; 2 Bed Churchill 2.214/P/BU/L10/300; Baird 3.217/P(EG)/BU/L10/300; Claydon SA 3.118CBSA/P/B/L10/300; Conway (New) 3.351/P/B/L10 300; Wren SA 4.404 CB/P/B/L10/300; Newton 4.201/P/BU/L10/300A; Newton Showhome 4.201SH/P/BU/L10/300; Scott 4.406/P/BU/L10/300; Haversham SA 4.342SA/P/BU/L10/300B; Shakespeare 4.341/P/BU/L10/300A; Oxford 4.309/P/BU/L10/300; Whitemoor (New) 4.344/P/BU/L10 300; Cavendish 5.340/P/BU/L10/300; Jenner 4.209CB/P/BU/L10/300A; Oakmere Apartments – plans and elevations 2.346/P/BU/L10; Wesley G/R23LH/P/R/L; Brancaster SP 3.113 SACB/P/BU/L10/300 /pt37; Brancaster SA**; 3.113SACB/P/BU/M4 (2); Tyndale 1.219/P/B/L10; Faraday 2210/P/B/L10/300; Langley 2.321/P/B/L; Dunster BLS2.1/P/B/PG/L10/300; Bell 2.213/P/B/L10/300; Bankfield 4.318 NW/P/BU/L10/300; Trevithick 3.205 CB/P/B/L10/300; Standard Garages Pack 2017 See pack; Highway Assessment parameters J285/parameters/fig 1; Highway Assessment parameters J285/parameters/fig 2. Reason: To ensure a satisfactory development. 6) No development shall take place until a site specific Construction Environmental Management Plan (CEMP) has been submitted to and been approved in writing by the Council. The plan must demonstrate the adoption and use of the best practicable

means to reduce the effects of noise, vibration, dust, water pollution, ecology and site lighting. The plan should include, but not be limited to: - Procedures for maintaining good public relations including complaint

management, public consultation and liaison - Proposed Construction hours - Proposed hours for deliver and removal of plant, equipment, machinery and

waste from the site. - Measures to control the migration of mud from the site by vehicles during

construction - Mitigation measures to minimise noise disturbance from construction works. - Procedures for emergency deviation of the agreed working hours. - Control measures for dust and other air-borne pollutants, including a dust

management plan in order to minimise the impacts of construction dust. - Measures to prevent pollution of control waters during construction. - Measures for controlling the use of site lighting whether required for safe working

or for security purposes. - locations for the storage of all plant, machinery and materials including oils and

chemicals to be used in connection with the construction of the development; - the control and removal of spoil and wastes; - Adequate provision for contractor parking - Mitigation measures for the protection of water vole, breeding birds, water

courses, hedgerows and retained vegetation; - A lorry routing schedule The development shall be implemented in accordance with the approved CEMP. Reason: To ensure the impacts of the construction phases onto the environment are minimised. 7) Prior to commencement of development the approved scope of works for the investigation and assessment must be undertaken by competent persons and a written report of the findings must be produced. The report should include an appraisal of remedial options and identification of the most appropriate remediation option(s) for each relevant pollutant linkage. The report is subject to the written approval of the Local Planning Authority. Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, ecological systems, property and residential amenity and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors. 8) Prior to commencement of development a detailed remediation strategy to bring the site to a condition suitable for the intended use by removing unacceptable risks and the relevant pollutant linkages identified in the approved investigation and risk assessment, must be prepared and is subject to the approval in writing of the Local Planning Authority.

a) The strategy must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works, site management procedures and roles and responsibilities. The strategy must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 on completion of the development and commencement of its use. b) In the event that the proposed remediation scheme involves the provision of a ground cover system a plan indicating the existing and proposed external ground levels on the application site shall be submitted for approval to the Local Planning Authority. c) The development shall proceed in accordance with the external ground levels approved under (b) unless the Local Planning Authority gives its prior written approval to any variation. Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, ecological systems, property and residential amenity and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors. 9) a) The approved remediation strategy must be carried out in accordance with its terms prior to the commencement of development other than that required to carry out remediation. b) Following completion of the remedial works identified in the approved remediation strategy, a verification report that demonstrates compliance with the agreed remediation objectives and criteria must be produced, and is subject to the approval in writing of the Local Planning Authority, prior to commencement of use of the development. Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, ecological systems, property and residential amenity and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors. 10) a) In the event that previously unidentified contamination is found at any time when carrying out the approved development immediate contact must be made with the Local Planning Authority and works must cease in that area. An investigation and risk assessment must be undertaken and where remediation is necessary a remediation scheme must be prepared, which is subject to the approval in writing of the Local Planning Authority. b) Following completion of the remedial works identified in the approved remediation strategy, verification of the works must be included in the verification report required by Condition 9. Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, ecological systems, property and residential amenity and to ensure that the

development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors. 11) Notwithstanding the details show on the approved plans, no final finish to any external elevation shall be applied unless it has previously been agreed with the Local Planning Authority. Reason: To ensure that the finishing to external elevations is to the satisfaction of the LPA. 12) Notwithstanding the submitted drawings, prior to the occupation of any part of Phase 1 full details of both hard and soft landscaping works for the following areas shall be submitted to and approved by the Local Planning Authority: i) Proposed Public Open Space ii) Southern boundary adjoining Blundells Lane iii) Gardens of dwellings (including sharfed areas of apartment blocks) The landscaping works shall include: i) Details of hard surfaces ii) The location, size and species of all trees to be planted iii) The location, size, species and density of all shrub and ground cover planting iv) A schedule of implementation. Reason: In the interests of visual amenity. 13) All hard and soft landscaping works for the land within each dwelling plot shall be carried out in accordance with the details approved under condition 12 (Phase 1) and those details approved as reserved matters connected to this decision (phase 2). All landscaping applicable to each relevant plot shall be completed within the next planting season following the plot occupation. Reason: In the interest of visual amenity. 14) All hard and soft landscaping works contained within the public open space and to the southern boundary adjacent to Blundells Lane shall be carried out in accordance with the details approved under condition 12. All landscaping shall be completed within the next planting season following the occupation of the 80th Unit. Reason: In the interest of visual amenity and to ensure the proposed development does not add recreational pressure to designated sites of ecological importance. 15) No dwelling shall be constructed within the relevant development phase until full details of the existing and proposed ground levels (referred to as Ordnance Datum) within the site of each phase and on land and buildings around the site by means of spot heights and cross sections, proposed finished floor levels of all buildings and structures, have been submitted to and approved in writing by the Local Planning Authority. Each phase shall be implemented in accordance with the approved level details.

Reason: To ensure a satisfactory development and in the interest of visual and residential amenity. 16) No dwelling shall be occupied within phase 2 until a scheme of street lighting for this phase to avoid light spill impacting on nocturnal wildlife (bats) has been submitted to and approved in writing by the Local Planning Authority. The development within phase 2 shall be implemented in accordance with the approved scheme. Reason: To ensure the development is carried out in an appropriate manner and to protect local nature conservation. 17) No dwelling unit within the relevant Phase shall be occupied until details in respect to the proposed street lighting for each Phase has been first submitted to and approved in writing by the Local Planning Authority, and thereafter each development phase shall be implemented in full accordance with the approved details. Reason: To ensure the preservation of visual amenity, highway safety and residential amenity. 18) No excavations shall commence on site until a detailed strategy and method statement for minimising the amount of construction waste resulting from the development has been submitted to and approved in writing by the Local Planning Authority. The statement shall include details of the extent to which waste materials arising from the construction activities will be reused on site, and demonstrating that as far as reasonably practicable, maximum use is being made of these materials. If such reuse on site is not practicable, then details shall be given of the extent to which the waste material will be removed from the site for reuse, recycling, composting or disposal. All waste materials shall thereafter be reused, recycled or dealt with in accordance with the approved strategy and method statement. Reason: To ensure appropriate waste management and recycling measures. 19) Prior to commencement of development above ground level, a scheme of works for the proposed vehicular access along Blundell Lane and into Phase 1 shall be submitted to and approved in writing by the Local Planning Authority No dwelling unit shall be occupied until the vehicular access to the site has been constructed. These works shall be in accordance with the approved scheme. Reason: In the interests of highway safety. 20) Prior to commencement of development, a method statement which includes the following details shall be submitted to and approved in writing by the Local Planning Authority: - A plan showing the extent of Japanese Knotweed on the site; - What method(s) will be used to prevent Japanese Knotweed from spreading further, including demarcations.

The approved scheme shall be implemented in full. A validation report confirming that the approved scheme has been carried out and that there is no risk of Japanese Knotweed breaching the boundaries of the development site shall be submitted to the Local Planning Authority for approval prior to the first occupation of the development. Reason: To eradicate Japanese Knotweed from the development site and to prevent the spread of the plant through development works. 21) No dwelling unit shall be occupied until visibility splays of 2.4 metres by 59 metres have been provided clear of obstruction to visibility at or above a height of 1 metre above the carriageway level of Bankfield Lane. Once created, these visibility splays shall be maintained clear of any obstruction and retained for their intended purpose at all times. Reason: In the interests of highway safety. 22) Prior to commencement of development above ground level, a scheme (and full construction details) for the construction of the site access and the following off-site improvement works has been submitted to and approved by the Local Planning Authority: - Upgrading existing crossings with dropped kerbs and tactile paving at the following

locations; The Grange, Merlewood Avenue, and Verulam Road. - Reconstruction and widening of Blundell Lane to adoptable standards with a 5.5m

carriageway and 2.0m footway on either side including TRO for junction protection markings. Double yellow lines should also extend along the full length of the southern side of Blundell Lane to a point adjacent to the rear of number 9 Blundell Lane. Also double yellow lines should be placed on the northern side of the new access road to a point adjacent to the rear of number 9 Blundell Lane.

- Relocation of existing Lamp column outside 82 Bankfield Lane with new Radius kerbs for farm vehicle access.

- Relocation of Royal Mail Post Box outside 80 Bankfield Lane. - The provision of a right turn ghost island for traffic heading north easterly on Bankfield

Lane to access Blundell Lane - Relocation and upgrading of bus stops near the junction of Blundell Lane on both

sides of Bankfield Lane (o/s 80 and 93) - Introduction of pedestrian crossing and new tactile paving at Bankfield Lane and

Blundell Lane - Introduction of emergency access from Bankfield Road, which should be a minimum

of 3.7m wide with appropriate provisions to prevent unlawful vehicular access. This should also have a 2m wide pedestrian access leading to The Grange for pedestrian permeability.

- Remarking of the Plough roundabout to clearly delineate left and right hand lanes on approaches.

- Mirroring the Left/Ahead Right/Ahead west arm of the signalised junction at east side of A565/Marshside Road/Cambridge Road

No part of the development shall be brought into use until a timetable for the required highway improvement works have been agreed. The works shall then be constructed in accordance with the details approved and the agreed timetable of works. Reason: In the interests of highway safety and the satisfactory development of the site. 23) No dwelling unit within each phase shall be brought into use until the associated areas for vehicle parking, turning and manoeuvring have been laid out, demarcated, levelled, surfaced and drained in accordance with the approved plan and these areas shall be retained thereafter for that specific use. Reason: In the interests of highway safety 24) Prior to the occupation of each apartment block, full details of secure cycle spaces on the basis of 1 secure space per apartment and a visitor cycle stand shall be submitted to and approved by the Local Planning Authority and the approved details shall be implemented in full. Reason: To promote sustainable means of transport. 25) The development shall not be occupied until a Travel Plan has been submitted to and approved in writing by the Local Planning Authority. The provisions of the approved Travel Plan shall be implemented and operated in accordance with the timetable contained therein unless otherwise agreed in writing with the Local Planning Authority. Reason: In the interests of highway safety and to promote sustainable means of transport. 26) The mitigation and management of water vole shall be carried out in accordance with the recommendations as outlined in the Water vole survey and mitigation strategy [Erap Ltd: ref: 2016-287] dated December 2016. Reasons: To protect the Water vole habitat during the lifetime of the scheme. 27) No dwelling shall be occupied within the relevant phase until a scheme for the provision of measure to reduce greenhouse gas emissions, including a timetable for implementation, has been submitted to the Council for approval. The scheme shall include as a minimum details of electric vehicle charging points to be installed on each dwelling with a dedicated parking space and for communal parking areas. The development shall be implemented in accordance with the approved details and agreed timetable. Reason: To promote energy efficiency within the development. 28) The reserved matters for Phase 2 shall include details of all walking and cycling routes and how these would link with the wider external network.

Reason: To ensure appropriate routes are provided for pedestrians to access services and public transport facilities in the local area. 29) Prior to works commencing above ground on Phase 1, a review of the noise report 'Royal HaskoningDHV (20th March 2017) Noise Assessment: Bankfield Lane, Churchtown. Reference: I&BPB5415R001D01 Revision 01/Final' shall be carried out to confirm the findings and assumption associated with the noise to the closest building facades closest to Bankfield Lane. The proposed measures identified in the report and any subsequent amendments shall be implemented in full prior to the occupation of the relevant dwellings. Reason: In the interest of residential amenity. 30) No dwelling unit within the relevant Phase shall be occupied until details in respect to the proposed boundary treatment for each Phase has been first submitted to and approved in writing by the Local Planning Authority, and thereafter each development phase shall be implemented in full accordance with the approved details. Reason: In the interest of visual amenity. 31) Prior to the commencement of the proposed pumping station, full details including details of elevations, boundary treatments, screening, capacity, noise and a timetable for implementation shall be submitted to and approved by the Local Planning Authority. The pumping station shall be implemented in accordance with the approved details. Reason: The full details of the proposed pumping station have not been provided and the Council wishes to ensure they are satisfactory in the interest of residential and visual amenity. 32) The approved scheme shall be carried out in accordance with the approved Flood Risk Assessment and the following mitigation measures detailed with the FRA: Finished floor levels are set no lower than 3.01m above Ordnance Datum (AOD) or lower than 0.15m above adjacent ground level. The mitigation measures shall be fully implemented prior to occupation and subsequently in accordance with the timing/phasing arrangements embodied with the scheme, or within any period as may be agreed by the Local Planning Authority. Reason: To reduce the risk of flooding to the proposed development and future occupants. 33) Prior to commencement of any development above slab level, a site-wide strategy for foul water drainage shall be submitted to and agreed by the local planning authority. Thereafter the details of the foul drainage schemes for each phase of development required by condition 34 shall be submitted in accordance with the approved site-wide foul drainage strategy.

The strategy shall identify where drainage infrastructure will connect between different phases of development. There shall be no connection of drainage infrastructure between phases other than in accordance with the agreed strategy. Any drainage infrastructure within earlier phases of development on the application site shall be sized to accommodate the drainage flows from any interconnecting later phases as identified by the site-wide drainage strategy. There shall be 1 foul water pumping station for the entire site. No development shall commence above slab level until a detailed surface water drainage scheme for each phase, based on the approved surface water drainage strategy, has been submitted to and approved in writing by the local planning authority. No surface water shall discharge into the public sewerage system either directly or indirectly. Each phase shall be carried out in accordance with the approved details and retained thereafter in perpetuity. Reason: These details are needed prior to the commencement of development in case design changes are necessary; in order to promote sustainable development, in order to secure proper drainage and to manage risk of flooding and pollution. 34) Prior to the commencement of each phase of development, the details of a foul water drainage scheme for that phase shall be submitted to and approved by the Local Planning Authority. The following foul water drainage details shall be agreed with the local planning authority in liaison with the public sewerage undertaker: - The location of the point of connection for foul water to the existing public sewer; - The timing arrangements for the pumped foul discharge; - The storage requirements for the pumped foul discharge; and - The rate of discharge for the pumped foul discharge. There shall be no connection of foul water to the public sewer other than in accordance with the agreement reached with the local planning authority in liaison with United Utilities. Prior to occupation of the first dwelling for each phase, the development shall be implemented in accordance with the approved details. Reason: To secure proper drainage and in order to manage the risk of flooding and pollution from the public sewerage system, it is necessary to agree the specific details of the approach to foul water drainage for each phase. This shall include agreeing the location of the point of connection to the public sewer and the approach to foul water pumping. 35) No development shall commence above slab level for each phase until a surface water drainage scheme (including timetable for implementation), based on the approved surface water drainage strategy, has been submitted to and approved by the local planning authority. No surface water shall discharge into the public sewerage system either directly or indirectly. The scheme shall be implemented in accordance with the approved details and timetable and retained thereafter in perpetuity. Reason: These details are needed prior to the commencement of development in order to promote sustainable development, in order to secure proper drainage and to manage risk of flooding and pollution.

36) No development shall commence above slab level for each phase until details of the implementation, maintenance and management of the sustainable drainage scheme have been submitted to and approved in writing by the local planning authority. Those details shall include: i) a timetable for its implementation, and ii) a management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public body or statutory undertaker, or any other arrangements to secure the operation of the sustainable drainage system throughout its lifetime. The sustainable drainage system shall be implemented and thereafter, managed and maintained in perpetuity in accordance with the approved details. Reason: These details are needed prior to the commencement of development in case design changes are necessary; in order to promote sustainable development, in order to secure proper drainage and to manage risk of flooding and pollution. 37) a) No dwelling within each phase shall be constructed until full details of the existing and proposed ground levels (referred to as Ordnance Datum) within the site and on land and buildings around the site by means of spot heights and cross sections, and proposed finished floor levels of all buildings and structures, have been submitted to and approved in writing by the Local Planning Authority. b) Prior to the construction of external elevations above finished floor levels (FFL) on plots adjoining existing residential properties, the FFL shall be subject to a topographical survey to be submitted to and approved in writing by the Local Planning Authority. c) No property adjoining any existing residential property shall be occupied until cross sections based on a topographical survey of the level of rear gardens as completed have been submitted to and approved in writing by the Local Planning Authority. In the event that the surveys identified in (b) and (c) fail to confirm that the FFL and site levels correspond to the levels as approved, or are not within 100mm of those levels, a new planning application shall be submitted for those plots to which the variation relates. Reason: In order to safeguard the living conditions of nearby occupiers and to safeguard the character and appearance of the area. Informatives 1) The applicant is advised that the proposal will require the formal allocation of addresses. Contact the Development and Support team on 0151 934 4569 or E-Mail snn@sefton.gov.uk to apply for a street name/property number. 2) The applicant is advised that all works to the adopted highway must be carried out by a Council approved contractor at the applicant's expense. Please contact the Highways Development and Design Team on 0151 934 4175 for further information.

3) Unless otherwise agreed by the Local Planning Authority, development other than that required to be carried out as part of an approved scheme of remediation must not commence until conditions 7-10 above have been complied with. If unexpected contamination is found after development has begun, development must be halted on that part of the site affected by the unexpected contamination to the extent specified by the Local Planning Authority in writing, until condition Con-5 has been complied with in relation to that contamination. Contaminated land planning conditions must be implemented and completed in the order shown on the decision notice above. 4) A Traffic Regulation Order (TRO) to introduce a 20 mph zone within the development shall be made and a program for the implementation will need to be agreed. For further information please contact the Highways Development Control team on 0151 934 4175. 5) Any works are proposed within the 8 metre easement from the top of the banks of Raven Meols Brook and Hoggs Hill Lane Brook will require the agreement of the Environment Agency.