SPITALGATE HEATH SOUTH GRANTHAM ... - southkesteven.gov.uk

SPITALGATE HEATH SOUTH GRANTHAM SUSTAINABLE URBAN EXTENSION

OUTLINE PLANNING APPLICATION FOR MIXED-USE DEVELOPMENT

PLANNING STATEMENT Prepared on behalf of:

By ANCER SPA Ltd Town Planning Consultants JULY 2014 Royal Oak Business Centre 4 Lanchester Way Daventry NN11 8PH Tel: 01327 300355 Fax: 01327 300330 Email: [email protected] Website: www.ancerspa.co.uk

mailto:[email protected]

http://www.ancerspa.co.uk/

SPITALGATE HEATH SUE: PLANNING STATEMENT

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CONTENTS

PAGE

1. INTRODUCTION TO SCHEME VISION & OBJECTIVES 3

2. THE APPLICATION SITE & ITS SURROUNDINGS 4

3. HISTORY & CONTEXT 5

4. THE APPLICATION DEVELOPMENT PROPOSALS 6

5. PRE-APPLICATION CONSULTATION WITH SKDC 8

6. SUPPORTING INFORMATION 8

7. CONSULTATIONS 9

8. ASSESSMENT AGAINST PLANNING POLICIES 10

9. PLANNING OBLIGATIONS 17

10. SCHEME DELIVERY 18

11. SUMMARY OF SUPPORTING DOCUMENTS 19

12. CONCLUSIONS 25

APPENDICES

1. SITE LOCATION PLAN

2. DEVELOPMENT PARAMETERS PLANS

3. PHASING PLAN


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INTRODUCTION TO SCHEME VISION & OBJECTIVES 1.1 This Planning Statement introduces and describes the planning application for the

Spitalgate Heath Sustainable Urban Extension (SHSUE) proposed mixed use development at South Grantham.

1.2 The Vision for Spitalgate Heath is:

‘Spitalgate Heath will create a distinctive and high quality development with exciting

and inspiring places to live, work and play. These will draw upon existing successful

spaces and places in Grantham and will add new design ideas based upon the unique

qualities and characteristics of the site. The development will respond sensitively to

the site and its setting; conserving yet embracing the River Witham corridor;

maximising the opportunities afforded by the site`s topography; and respecting its

settlement edge neighbours. A green structure will run throughout Spitalgate Heath,

with open spaces, woodlands, wetlands, tree lined streets and ecological habitats

defining the new neighbourhood. A new riverside park, outdoor sports and play

facilities, community orchard, allotments and woodlands will be connected by

footpaths, cycleways and landscape corridors. The development will promote the use

of sustainable transport and link into the existing network of routes to the town,

River Witham valley and wider countryside. In particular, connections will be made

throughout the new development and with the existing urban edge and town centre

beyond. It will be a development that promotes health and well-being, allowing new

residents and businesses to thrive’.

1.3 The objectives for the SHSUE development, providing a valuable legacy, include:

(i) Making a significant contribution towards the planned growth of Grantham

(ii) Helping to deliver the new Southern Quadrant Link Road (SQLR) between the B1174 Spittlegate Level and the A52 Somerby Hill

(iii) Creation of over 3,000 new jobs primarily through development of a large business park to the west of the river

(iv) Provision of sites for new community facilities such as a primary school, a community school, local shops, community hall, public house, playing fields and new allotments etc., which will be open to the wider community and not just the new residents

(v) Facilitating public access, for the first time, to the River Witham through this area in an attractive environment

(vi) Improving housing choice by providing a good mixture of houses, town houses, detached, semi-detached, terraced houses, bungalows and possibly apartments. The site has the potential to provide specialist housing for older persons.

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1.4 This Planning Statement describes the background to the development proposals and its principal components. The proposals are evaluated against national and local planning policies. Finally, there is a brief summary of the supporting reports and an explanation of how the development will be delivered, including the planning application process and implementation strategy.

1.5 The Statement acts as an overview summary, pulling together other documents that

together comprise the submission for this application, to help the reader, and the determining authority, to understand the proposals and their implications. The submitted documents and plans follow the local guidance on validation of planning applications, as required by South Kesteven District Council (SKDC). The full list of plans and documents is set out in Section 6 of this document.

THE APPLICATION SITE AND ITS SURROUNDINGS 2.1 The planning application site boundary is shown on the Appendix 1 plan. The area of

the site, within the red line boundary covers some 224 ha. The site, comprising mainly agricultural land, is located to the south of Grantham town centre, to the west of Old Somerby and to the north of the villages of Little Ponton and Great Ponton. The landscape to the south of the town comprises the gently sloping valley sides of the River Witham flattening off in the east to a higher plateau.

2.2 The principal transport corridors associated with the area comprise: the B1174

Spittlegate Level, the East Coast Main Line, the A52 Somerby Hill, the B6403 High Dyke and Whalebone Lane. The principal land use is arable agriculture with large fields defined by low, relatively sparse hedges.

2.3 The most substantial settlement and development associated with the area comprises

the south eastern fringe of Grantham where there is a mix of residential development at Somerby Hill; industrial development at the Invictas Works; and the Prince William of Gloucester Territorial Army Barracks on the A52. Other development includes a mix of industrial, commercial and residential land uses on the western side of the B1174. These comprise: car showrooms and service related businesses; a former ironstone quarry; the Cheveley Park mobile home park; and the Phoenix School. Anglian Water operates the Saltersford Water Treatment Works immediately adjacent to the river. Access to the works is from the B1174 via Waterworks Lane, along which there are three residential properties.

2.4 Further south lies the village of Little Ponton where notable buildings include: Little

Ponton Hall; the Old School House (Grade II Listed); and the 15th century parish church of St Guthlac (Grade I Listed).

2.5 Recreational and leisure interests within the area include the Kesteven Rugby Football

Club located on the B6403 and a public right of way that runs parallel to, and west of, the river. Notable areas of planting associated with the area comprise: the wooded river valley; hedgerows dividing the fields; and a copse. To the southeast, adjacent to Whalebone Lane and outside the site is Whalebone Spinney.

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2.6 A single Site of Special Scientific Interest (SSSI), Woodnook Valley, is found within the wider study area of the proposed scheme, located 0.6km south of the application site. There are two Sites of Nature Conservation Interest (SNCIs) located within the River Witham corridor and twenty one Local Wildlife Sites (LWS) within the wider area. Of these, both the SNCIs and six LWSs are within the red line of the proposed scheme.

2.7 A single Scheduled Monument has been identified in the wider area of the proposed

scheme, a bowl barrow, located 1km to the south.

HISTORY AND CONTEXT 3.1 Grantham was awarded ‘Growth Point Status’ by Central Government in 2007 and as a

consequence, the town will be a focus for significant population and economic growth over the coming years. The development in the town of new housing and employment premises will be supported by significant investment in retail provision, as well as the social and physical infrastructure required to meet the needs of the increased population.

3.2 A Programme of Development was produced for Grantham Growth Point in 2008 by the district and county councils as a mechanism for demonstrating delivery of the growth aspirations for Grantham. It indicated that the number of homes in Grantham could increase by 8,568 between 2001 and 2026. This ambitious scale of housing growth planned for Grantham over this period would lead to a substantial increase in the size of the town’s population, potentially rising by 20% (8,400) between 2007 and 2016 and by 47% (19,300) to 2026.

3.3 The adopted South Kesteven Core Strategy is the principal development plan

document delivering Grantham’s Growth Point strategy. The Southern Quadrant Sustainable Urban Extension is identified as one of principal locations for accommodating the growth of the town. The adopted Core Strategy promotes both this development and a Grantham Southern Relief Road (GSRR) that will serve not only the development but also would help to reduce traffic and related congestion in the centre of Grantham.

3.4 SKDC has granted planning permission for a major employment development to the

east of the A1 (Hampton Brook, King 31 scheme) served by a new junction on the A1 trunk road and a new road to link to B1174 (King 31 Link Road), which it will join at a new roundabout. That road scheme, not yet implemented, provides the western part of a route to connect the A1 with the A52 (Grantham Southern Relief Road (GSRR)), of which the LCC SQLR comprises the eastern part.

3.5 SKDC’s adopted (Feb 2013) Southern Quadrant Masterplan Supplementary Planning

Document provides guidance for the form and indicative layout of the SQSUE, which broadly coincides with this SHSUE planning application site.

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THE APPLICATION DEVELOPMENT PROPOSALS

4.1 The SHSUE outline planning application is for ‘development of the site as a mixed use urban extension’ comprising:

Up to 3,700 dwellings including sheltered housing for the elderly and extra care accommodation within Class C2.

Up to 110,000 sq. m of employment space within Use Classes B1, B2 and B8.

Educational facilities including a primary school and a community school.

A local centre up to 8,000 sq. m including: Use Classes A1 shops; A2 Financial and professional offices; A3 restaurant; A4 public house; A5 takeaway; B1, police room; D1 health centre and crèche; D2 Community Hall and gym.

Associated open space, new playing fields and changing rooms, children’s play areas, allotments, woodlands, wildlife habitat areas and sustainable urban drainage systems.

Roads, footpaths, cycleways, car and cycle parking.

Utility services including electricity substations and pumping stations. 4.2 The detailed design of access, appearance, landscaping, layout and scale will be the

subject of subsequent reserved matters applications. All drawings submitted with the application are for illustrative purposes only; they do however demonstrate how the scheme can be successfully brought forward.

4.3 The scheme is shown on the Appendix 2 Development Parameters Plan. It includes the following three principal areas:

Housing: The proposed housing areas are located throughout the central and eastern parts of the site to the east of the River Witham. In terms of the location and siting of the housing areas these fall into two distinct areas:

Valley Slopes – Occupying the eastern River Witham valley slopes, generally with a west and northwest aspect and views towards and across Grantham. The existing valley slopes are typically 1:10 to 1: 15.

Plateau – Occupying the eastern third of the site on the relatively flat and elevated plateau.

These two distinct areas are separated by a key north – south landscape corridor which extends across the plateau edge and includes an existing copse with other green corridors, existing hedgerows, landscape and SUDs proposals further defining and shaping these areas. Residential areas will provide for a broad range of house types that cater for modern living and for a wide demographic. These will include some housing for the elderly and the potential for some self-build plots.

Local centre: Similar to traditional places and communities, the local centre will include a variety of retail, community and employment facilities, which will

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generate a vibrant focus. This part of the development is located centrally in the housing area and will have a visual presence on the main north-south distributor road, extending through the centre of the site (between the new link road and the existing Somerby Hill / A52). Importantly, it will also sit alongside the main green corridor and footway / cycleway links to the riverside corridor and close to the proposed schools and central sports facilities. The sloping nature of the topography underlying the local centre will present design challenges. However, it is generally orientated along the new primary street and therefore across the slopes. The use of stepped building arrangements across the street and other innovative design solutions will enable a distinctive centre to be formed. The local centre will include shops (of appropriate size and scale to serve a local need only), healthcare/ pharmacy, cafes, community facilities and potentially some residential uses over ground floor commercial properties. This will create a diverse and mixed-use ‘heart’ to the development. It may also be appropriate to locate any provision of homes for the elderly close to the local centre to enable ease of access to services. Employment: With the exception of any potential small-scale local employment uses associated with the Local Centre, all other employment uses will be sited on the western third of the site, west of the River Witham and East Coast Main Line. This area will logically sit on the slopes beneath the B1174 (Spittlegate Level) and the existing employment and commercial uses on the more elevated western side of this road. The identified employment area will form an extension to the existing uses west of the B1174. The proposals will cater for a potential range of business, office, manufacturing, general industrial and distribution uses. It is envisaged that these development areas will comprise contemporary and sustainable buildings set within an attractive landscape setting, utilising new and conserved green infrastructure. The proposed SQLR will extend through the southern part of this area, with new employment buildings sited to both the north and south of the new road.

Access: The proposed indicative locations of the vehicular access points to the existing highway network and the proposed SQLR, together with the alignment of the primary street and bus corridor, are shown on the Appendix 2 Development Parameters Plan. The detailed design of these access junctions and the roads within the site will be the subject of subsequent reserved matters applications for the approval of the local planning authority. The Transport Assessment includes illustrative drawings showing the likely layout of the main access junctions. Footway and cycleway access will be provided via existing and new connections and public footpaths. Significantly, a new footway / cycleway link is proposed underneath the railway from the employment area to the housing area, subject to agreement with Network Rail. The route will cross the river close to the existing rail viaduct and pass beneath the viaduct. The existing north-south public footpath west of the railway is proposed to be diverted to provide a more pleasant route; this existing footpath will connect into the proposed network of new paths.


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4.4 The Design and Access Statement, which is submitted as part of the planning

application, provides a fuller description of the proposed development and the issues that have been taken into consideration in the evolution of the design, which have informed the final proposals and the Illustrative Masterplan for the Site. The Appendix 2 Development Parameters Plan establishes a ‘development envelope’ for the purposes of assessing the principle and impacts of the development.

PRE-APPLICATION CONSULTATION WITH SKDC 5.1 The Government recommends (Paragraphs 188-195 of the NPPF) that the planning

application process can benefit from early engagement between the applicant and the local planning authority. The applicant has had a number of pre-application meetings with SKDC and LCC officers to clarify the development proposals and the planning application requirements in the years prior to the submission of this application. Similarly pre-application meetings have been held with other interested organisations including the Environment Agency, Anglian Water, English Heritage, & Lincolnshire Heritage.

5.2 The provisions of the Town & Country Planning (Environmental Impact Assessment) Regulations 2011 require an Environmental Impact Assessment (EIA) of the Spitalgate Heath development. SKDC, in December 2012, provided a Scoping Opinion of what the EIA should include. As part of this scoping process, SKDC consulted with key stakeholders to ascertain their requirements. Particular attention has been paid, in the evolvement of the scheme design and undertaking the EIA, to specific comments made by these consultees.

5.3 A Planning Performance Agreement (PPA) has been entered into by SKDC and the

applicant. This agreement identifies a defined shared vision and key milestones and timescales for the delivery of a decision for this planning application. These details, together with contact information on key personnel, have been provided in the PPA, in line with good practice, as set out by the Planning Advisory Service.

5.4 The sharing of key plans and documents with SKDC planning officers, prior to

submission has been useful to seek to avoid factual errors and ensure there are no gaps in essential information. This process helps the quality of the determination process, without prejudicing the decision itself.

SUPPORTING INFORMATION

6.1 The principal documents accompanying the outline planning application are as follows:

An Environmental Statement (ES) that sets out in full the potential impacts of the development, as determined through an Environmental Impact Assessment (EIA), both during construction and operation. The ES takes account of

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mitigation measures and cumulative effects of the development of this site and other sites / projects, including the SQLR, currently being developed or with certainty of implementation. The scope of the ES was the subject of detailed dialogue with officers at South Kesteven District Council.

A Non-Technical Summary of the ES

A Design and Access Statement by FPCR

Scheme Drawings comprising a Development Parameters Plan and an Illustrative Masterplan

A Statement of Community Involvement (SCI). The scheme has been influenced by public comments and those of other key stakeholders and statutory consultees. The applicant has followed good practice by consulting early and by setting out how comments have led to the present proposals.

A Transport Assessment and Travel Plans (TA) prepared by JMP, as required by the National Planning Policy Framework for all developments that generate significant amounts of movement. As the SHSUE would have an impact on transport within and around Grantham, the Assessment has been undertaken based upon a scope agreed with officers of LCC and the Highways Agency.

Tree Survey Report prepared by FPCR

Flood Risk Assessment and Drainage Design Strategy prepared by JMP

An Economic Regeneration Statement setting out the employment opportunities and economic benefits provided by the development.

Section 106 Agreement Draft Heads of Terms

The Planning Performance Agreement

Application forms, certificates and application fee. The applicant has served notices on all known landowners and long-term tenants.

6.2 A brief summary of the conclusions of the main supporting reports is set out below in

section 11.

CONSULTATIONS 7.1 The submitted Statement of Community Involvement describes the consultations that

have taken place with the local community relating to the SHSUE, including distribution of a newsletter and a public exhibition of proposals on the 21st November 2013. It also summarises the responses received. These have been carefully considered and the scheme and its supporting information have consequently been

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amended. Full details of the changes are set out in the Statement of Community Involvement. As a brief summary:

The secondary school has been relocated to the south with access from within the scheme and not directly from the A52.

Development in vicinity of the existing housing in the Saltersford Grove area has been restricted to two storeys and bungalows where the development abuts numbers 40-52 Saltersford Road

Design parameters set out in the Design and Access Statement for all development close to existing Saltersford Grove houses and Chevely Park.

Acceptance of planning conditions concerning: timing of new planting close to Saltersford Grove; construction management plan; and phasing.

Proposals to slow traffic on the B1174 included within the TA.

Restricting access to the existing Paper Mill Farm to residents of the farm.

Name of scheme changed to ‘Spitalgate Heath’

ASSESSMENT AGAINST PLANNING POLICIES Government Policy National Planning Policy Framework 8.1 In March 2012, the Government published its National Planning Policy Framework

(NPPF), which sets out the Government’s policies for England and how it expects them to be applied. It sets out the role of the planning system, which is to help deliver sustainable development through the plan-led system, supporting:

An economic role – contributing to building a strong, responsive and competitive economy;

A social role – supporting strong, vibrant and healthy communities, by providing the supply of housing required to meet the needs of present and future generations;

An environmental role – contributing to protecting and enhancing our natural, built and historic environment;

8.2 Information set out in the documents submitted with this application provides

evidence that there will be economic, social and environmental benefits as a result of the scheme, in line with the roles of the planning system spelled out above. The scheme will proactively drive and support sustainable economic development through the delivery of up to 3,700 homes, businesses providing over 3,000 jobs and infrastructure to facilitate the growth of Grantham. This scheme is well-founded in policy and will facilitate sustainable development and the protection of the environment.

8.3 The NPPF emphasises the presumption in favour of sustainable development and that planning applications must be determined in accordance with the development plan (unless material considerations indicate otherwise). In this Statement, we highlight that the principle of developing the SHSUE accords with the adopted Core Strategy for

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South Kesteven and with the adopted Supplementary Planning Document for the Southern Quadrant.

8.4 Within the NPPF, 12 core planning principles are set out which underpin both plan-

making and decision-taking. The principles state that planning should be a creative exercise and improve places, and also secure high quality design and a good standard of amenity. The submitted Design and Access statement sets out how the SHSUE will achieve these aims.

8.5 The SHSUE meets many policy objectives of the NPPF as detailed below:

Delivering Sustainable Development: The SHSUE is located in a sustainable location on the edge of Grantham. New footpath and cycleway links are proposed giving the new residents a choice of transport mode. The Design and Access Statement sets out how carbon use will be controlled and managed.

The SHSUE will strengthen the local economy by diversifying the portfolio of employment land in the town which will help to retain existing businesses and attract new ones, leading to more than 3,000 jobs being created. The proposed SQLR and King 31 Link Road will help to ensure the vitality of Grantham Town Centre by reducing congestion and improving access.

Promoting Sustainable Transport: The SHSUE and the associated SQLR will be a key element of the Integrated Transport Strategy for Grantham. Lincolnshire County Council’s Transport Assessment for the SQLR projects that some 4,200 vehicles per day will avoid the town centre. The analysis also shows that removing the cross-town traffic will not only benefit the morning and evening rush hours, but during the day some 35 HGVs per hour will no longer be going through the town.

Traffic from the new developments in Grantham (including Spitalgate Heath and other developments) that replaces the through traffic will have a purpose for going into town, such as for shopping or going to work, which is better for the local economy. The SHSUE includes an extensive network of segregated walking and cycling connections as well as provision for new bus routes. There are opportunities for providing sustainable transport to the SHSUE, and the transport infrastructure within Grantham will be freed up for greater use by buses and bicycles. Two Travel Plans have been submitted as part of the application.

Delivering a Wide Choice of Quality Homes: Within the proposed maximum 3,700 dwellings there will be a range of houses, bungalows, town houses, detached, semi-detached and terrace houses and possibly apartments. There will also be a proportion of affordable dwellings. The development will provide a range of opportunities for existing residents of Grantham to relocate and to attract new residents to the town. This is a large-scale development which presents an opportunity for the provision of a good balance of different types of housing.


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Requiring Good Design: The NPPF sets out a number of good design principles which have been embraced by the applicant and its professional team, which have engaged in some 9 months of pre-application discussions with SKDC officers and their advisers on the detail of the masterplan, parameter drawings, and the Design and Access Statement, which will guide the development of the site.

The submitted Design and Access statement sets out how the SHSUE will achieve the vision set out in paragraph 1.2 above. The NPPF also expects applicants to take account of the views of the community. The submitted Statement of Community Involvement sets out how the local community’s comments have led to amendments to the scheme design.

Promoting Healthy Communities: The SHSUE will incorporate facilities to encourage walking and cycling by ensuring sound links with existing rights of way, and appropriate changes to the wider highway system to ensure they will continue for non-motorised users. The scheme proposes new routes west and east of the Witham Valley, links with new sports and recreation facilities, as well as links to the open countryside to the south of the town. The proposed Local Centre will include a good range of community facilities, including schools, all within walking distance of most of the development. New sports fields and allotments are included.

Conserving and enhancing the natural environment: A systemic approach has been taken to consideration both of ecological impacts and also of mitigation measures. The loss of biodiversity is minimal, thanks to prudent and careful design and layout. Many opportunities for new habitats and increasing biodiversity have been built into the scheme and are shown on the submitted Illustrative Masterplan. The proposals do result in the loss of some Grade 2 agricultural land, which falls within the category of ‘best and most versatile’. The majority of the site is categorised as Grade 3B (outside of the definition of ‘best and most versatile’), however a significant proportion of the site, east of the plateau edge and totalling some 30 hectares, is Grade 2. The loss of this land is certainly regrettable but it should be weighed against the public benefits to be derived from the SHSUE and the SQLR. Local policy documents do not include any policies covering the loss of such land.

Planning Practice Guidance, March 2014

8.6 Planning Practice Guidance was published by central government in March 2014, with

additional material being published in April to June 2014. The Guidance covers an extensive range of issues within the planning process, including: the value of pre-application engagement; Planning Performance Agreements; Environmental Statements; determining applications; Planning Obligations; and the use of planning conditions.

8.7 Pre-Application Engagement: The Guidance notes that pre-application engagement by prospective applicants offers ‘significant potential to improve both the efficiency and effectiveness of the planning application system and improve the quality of planning applications and their likelihood of success’. Although the pre-application engagement


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with SKDC pre dates this advice, looking back one can see that is has been pre-empted.

8.8 Planning Performance Agreements: The Guidance sets out the role of Planning

Performance Agreements. The Guidance states:

‘A planning performance agreement is a project management tool which sets timescales for actions between the local planning authority and an applicant. It should cover the pre-application and application stages but may also extend through to the post-application stage. A planning performance agreement provides greater certainty and transparency in the process for determining a large and/or complex planning application, and can help to ensure that a clear and efficient process is in place for dealing with an application. They encourage joint working between the applicant and local planning authority and can also help to bring together other parties such as statutory consultees. A planning performance agreement is agreed voluntarily between the applicant and the local planning authority prior to the application being submitted, and can be a useful focus of pre-application discussions about the issues that will need to be addressed’.

8.9 A Planning Performance Agreement has been entered into by the applicant and the local authority for the Spitalgate Heath Sustainable Urban Extension planning application.

8.10 Environmental Statement: The Guidance contains a considerable volume of guidance and information on Environmental Statements. The submitted Environmental Statement accords with this Guidance.

8.11 Use of Planning Conditions: Planning Practice Guidance explains the justification for

conditions, the application of the 6 tests in NPPF policy, the approach for imposing conditions, detail in relation to time limits, and details for discharging and modifying conditions.

8.12 It is concluded that this planning application submission accords with all relevant

national Planning Practice Guidance. Local Plans & Policy South Kesteven Core Strategy 8.13 The Core Strategy for the district was adopted in 2010, and provides strategic policies

to guide development. It is based on supporting evidence and strategies from a number of Countywide and District-wide topic strategies. The following are some of the Core Strategy’s primary objectives that are particularly relevant to the SHSUE:

Objective 6: To promote and strengthen the role of Grantham as a Sub-Regional Centre, and properly plan and deliver the additional housing growth expected by the Grantham Growth Point and the Regional Spatial Strategy.

Objective 7 – To ensure that new residential development includes a mix and range of housing types which are suitable for a variety of needs, including the need for affordable and local need housing in the District


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Objective 8 – To broaden and diversify the employment base of the District to meet the needs of a changing local economy by identifying development opportunities for specific employment sectors within Grantham and ensuring an adequate and appropriate supply of land and increasing inward investment.

Objective 11 - To support new and existing community infrastructure, and to ensure that relevant community and other infrastructure costs such as facilities for leisure, open space, green infrastructure, health, education, affordable housing, transport, water infrastructure and the arts, arising from new development, are delivered through on- and off-site contributions.

8.14 The Core Strategy sets out the principle of the SUE and its relationship to the GSRR

(including SQLR) is embedded in the adopted Core Strategy through the clear statement: ‘The provision of an east-west relief road between the A1 and the A52 to the south of Grantham will be brought forward as part of the Southern Quadrant SUE to the town.’

8.15 The SHSUE can be assessed against the following policies in the Core Strategy:

SP1 Spatial Strategy: This focuses development at Grantham including achieving growth targets through urban extensions such as the SHSUE.

SP3 Sustainable Integrated Transport: The submitted Transport Assessment and Travel Plan show how the policies and strategies of the Fourth Lincolnshire Local Transport Plan (2013/14 to 2022/23) and the Transport Strategy for Grantham (2007-2021) are to be delivered by SHSUE including facilitating the use of sustainable travel modes. The SHSUE plays a key role in delivering the important strategic priority of the new east-west road [GSRR] between the A1 and the A52.

SP4 Developer Contributions: The application sets out the proposed Section 106 Heads of Terms relating to proposed planning obligations including financial contributions towards the construction of the SQLR.

EN1 Protection and Enhancement of the Character of the District: The submitted Design & Access Statement and Environmental Statement explain how the proposed development takes into account the policies and proposals of the South Kesteven Landscape Character Assessment (Jan 2007) and the Lincolnshire Biodiversity Action Plan (July 2006). The SHSUE is appropriate to the character of the local landscape and environmental features. The submitted Parameters Plan and Illustrative Masterplan demonstrate how local features have been taken into account in the scheme design. The submitted Environmental Statement provides a detailed assessment of the impact of the SHSUE development on the local environment and sets out proposals to mitigate any adverse impacts.

EN2 Reducing the Risk of Flooding: The submitted Flood Risk Assessment and Drainage Strategy take into account the recommendations of the Grantham Strategic Flood Risk Assessment (2009) and shows how surface water discharge


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will be controlled through SUDs features, to ensure the development does not have an adverse impact upon downstream of the River Witham.

EN4: Sustainable Construction and Design: The submitted Design and Access Statement sets out (within section 8) that the proposals will create a new place that is sustainable, and will seek to meet the needs of its new community, including its future generations. The Masterplan seeks to deliver a sustainable development, and high quality of life that improves economic, social and environmental wellbeing. Section 8 sets out the design principles that will ensure sustainability.

H1 Residential Development: This policy specifies that housing growth for the District should be focused at Grantham with 6,992 dwellings to be provided in the period 2008-2026. The proposed 3,700 dwellings at SHSUE make a significant contribution towards this target and the objectives of the South Kesteven Housing Strategy 2013-2018.

H2 Urban Extension Sites Grantham: This policy proposes urban extensions to deliver the required housing growth at Grantham and sets out the objectives to be achieved. Policy H2B identifies the Southern Quadrant as such an urban extension expected to provide up to 4,000 dwellings. The SHSUE application boundary broadly coincides with this Southern Quadrant area and confirms that the target will be delivered, whilst taking into account the important features identified within the policy and the Southern Quadrant Masterplan Supplementary Planning Document (SPD). The Illustrative Masterplan submitted with the planning application is based on the Illustrative Masterplan within the SPD.

H3 Affordable Housing: Subject to finalising the Viability Assessment, it is intended to agree with the planning authority an appropriate amount of affordable housing, both in terms of tenure and number, to be provided as part of the Section 106 agreement.

E1 Employment Development: The SHSUE makes a significant contribution of some 26ha to the employment land portfolio, providing a high-quality site with good access to the A1, with a range of office, industry and warehousing opportunities provided for both indigenous business expansions and inward investment, leading to the creation of over 3,000 jobs. This meets one of the principal objectives of the South Kesteven Economic Strategy 2012-2016, i.e. to provide a new business park for Grantham with new and expanding businesses offering a range of job opportunities.

E2 Retail Development: The proposed local centre at the SHSUE will have limited convenience retail facilities, to only serve the local community, and will not compete with the retail function of Grantham Town Centre.

Grantham Area Action Plan 8.16 The draft Grantham Area Action Plan (GAAP) was withdrawn by SKDC on the 7th

January 2013. The Council has decided to cease work on preparing the Grantham


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Area Action Plan and instead move to bring forward a new comprehensive Local Plan for South Kesteven.

The Southern Quadrant Masterplan Supplementary Planning Document 8.17 The Southern Quadrant Masterplan Supplementary Planning Document (SPD) was

adopted by SKDC on the 18th February 2013. The main principles include: Landscape & Ecology

Conserve and enhance the character and ecological value of the River Witham valley floor and the associated mature vegetation

Maintain and suitably buffer the woodland copse at the centre of the site. Enhance the connectivity and consistency of this through additional tree planting

Utilise and reinforce the majority of the existing trees and hedgerows as part of the landscape framework for the built development

Water & Drainage

Avoid development in areas of flooding and incorporate flood mitigation for the River Witham

Conserve the existing watercourses, ditches and water features and wetlands within the site

Adopt a Sustainable Drainage Strategy throughout the site Access & Movement – Vehicles

Divert nearby bus services into the site

Introduce a primary north/south street to link the existing A52 and proposed development into the proposed SQLR

Provide a series of links and junctions to the existing A52 and B1174 for connectivity into the surrounding urban fabric

Access & Movement – Pedestrian & Cyclist

Extend pedestrian/cycle links throughout the site

Facilitate safe and easy pedestrian access between the urban edge, the development and the countryside

Provide formal and informal crossing points for pedestrians/cyclists including the A52 and B1174 on the boundary

Green Infrastructure Network

Build upon the existing framework of woodland, trees, hedgerows, water features and public rights of way

Provide a network of green corridors and space including a north -south and an east- west corridor

Conserve existing habitats in the River Witham Valley


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Provide a robust buffer to the existing properties neighbouring the site

New SUDS features to contribute positively to the character and appearance of the development

Development Parcels

Development parcels to be structured around the environmental characteristics of the site

Residential areas to be focused around the centre of the site

Employment areas related to the existing uses along the B1174

A Local Centre sited to form an active focus at the centre of the site 8.18 The SPD includes an Illustrative Masterplan based on the above design principles. The

SPD has accordingly established a set of objectives, principles and guidelines, to inform the preparation of this outline planning application, and is a ‘material consideration’ in the assessment of such proposals. The current application has been drawn up to follow the guidance in the SPD, as demonstrated in the following submission documents:

Design & Access Statement

Environmental Statement

Drainage Design Strategy

Transport Assessment and Travel Plans

8.19 Other documents and guidance considered and taken into account in this planning application include the 31 documents listed in the Design and Access statement which accompanies this application.

PLANNING OBLIGATIONS 9.1 The submitted Draft ‘Section 106 Agreement Heads of Terms’ provides a list of

potential planning obligations which require the construction of specific facilities, the provision of land, or financial contributions towards the provision of facilities by the public sector. The principal financial contributions are towards the construction of the SQLR by Lincolnshire County Council, education, public transport improvements and affordable housing. However there are a range of other obligations to ensure that facilities are developed in tandem with phases of housing development, and are available for new occupiers. The Section 106 Heads of Terms is accordingly structured in relation to phases of development and includes appropriate thresholds and triggers for delivery of on-site community infrastructure. The guidance in SKDC’s Planning Obligations SPD has been taken into account.

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SCHEME DELIVERY 10.1 The applicant has entered in to a Planning Performance Agreement (PPA) with SKDC

to improve the quality of the planning application and decision making process through collaboration. PPAs are essentially a collaborative project management process and tool that provide greater certainty and transparency to the development of scheme proposals, the planning application assessment, and decision making. The potential role of PPAs has been referenced in the National Planning Policy Framework to help guide positive pre-application collaborative working.

10.2 For a major strategic development such as the SHSUE, which is the subject of an

Environmental Impact Assessment, the timescale for consideration of the outline planning application is inevitably more protracted than a typical planning application. The process comprises the following Stages:

Application Submission

Validation & Registration

Consultations

Assessment by LPA

Application Amendments

Committee Consideration

Finalise Section 106

Agreement

Outline Planning Permission

Issued

Submission of Pre-

Commencement Conditions

Details

Approval of Details by LPA

Developer Submission of 1st

Phase Reserved Matters

Application

Approval of 1st Phase

Details by LPA

10.3 Within Section 2 of the Design and Access Statement, ‘Methodology & Structure’, a flow diagram sets out the Design Management and Control Process.

10.4 The application submission includes a proposed Phasing Plan and this broadly follows the Indicative Phasing Plan proposed in the Grantham Southern Quadrant Masterplan SPD. The Phasing Plan proposes an additional Sub Phase 1a, comprising 150 houses in the north western part of the site, to allow an early start to the development prior to the SQLR being completed.

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10.5 In terms of delivery of the scheme ‘on the ground’, the applicant intends to use the

same model that is being successfully employed at Poplar Farm in the north west of Grantham where the delivery of 1,800 new homes is already underway. The applicant will deliver serviced plots of between 50-250 units to national and regional house builders and RSLs who will then build out the individual homes. The employment development will be delivered by a combination of: direct development; sale of serviced sites to owner occupiers; and sale of plots to commercial developers.

SUMMARY OF SUPPORTING DOCUMENTS

11.1 This section provides a very brief summary of the findings of the individual supporting

reports that accompany the outline planning application.

Economic Regeneration Statement 11.2 This statement sets out the methodology for assessing the economic effects of the

new development. It concludes that the project will create business investment opportunities leading to some 3,500 gross / 3000 net jobs including some 950 temporary construction jobs. The 3,700 new households will generate significant demand for goods and services from businesses in the town and surrounding locality –annual spend is calculated to be some £55.6m.

Statement of Community Involvement (SCI) 11.3 The SCI sets out the extensive pre-application engagement that has taken place with

both statutory bodies and more importantly the residents of Grantham. The SCI summarises the responses received to the evolving proposals and how the project has been changed to respond to those comments where possible.

Planning Obligations Heads of Terms (Section 106 heads of terms and affordable housing) 11.4 The submitted Draft ‘Section 106 Agreement Heads of Terms’ provides a list of

potential planning obligations. See section 9 above. Design and Access Statement 11.5 The Design and Access Statement is a comprehensive document that will guide future

development on the site. It has been finalised after nine months of pre-application discussions with SKDC officers and their specialist professional advisers. It sets out the design vision of Spitalgate Heath and how that will be achieved in practice. See section 1 above. The document has 12 chapters covering all aspects of the scheme design which will allow anyone viewing the application to fully understand what is proposed and will act as a guide for all following reserved matters applications. Sections include: Illustrative Masterplan; Illustrative Plans and Drawings; Key Design Principles; Landscape and Green Infrastructure Plan; Landscaping proposals; Materials of External

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Construction (Indicative palette); Recreational and POS Provision; Parking Provision; and a Sustainability Statement.

Tree Survey 11.6 A full and detailed tree survey and assessment of existing trees has been carried out in

accordance with British Standard 5837:2012. The whole site was surveyed including the group of TPO trees in the north west corner of the site that are within the new riverside walk corridor. The vast majority of the existing trees will be retained as new development generally takes place within the arable fields and is not proposed where the trees are most abundant – the valley bottom. A few trees will however need to be lost - those principally within the hedgerows that divide the arable fields where new openings will be required. Balanced against this minor loss, the project will enhance the overall tree cover by planting a large number of trees to create new wildlife corridors. Overall the resultant tree count will be much higher and its land coverage significantly larger. The detailed design of the riverside walkway will ensure that it is fitted around the existing TPO trees in the northern part of the site.

Flood Risk Assessment (FRA) 11.7 A fully detailed FRA has been prepared following discussions with the relevant

statutory bodies. The risk of the River Witham flooding and effecting the new development is very low as the river is in a deepish valley and no new buildings are proposed near the river. The development area is wholly within Flood Zone 1. The development layout addresses the need to ensure that overland flow routes are not directed against existing or new properties or into low spots where water may collect and cause flooding to adjoining development. Control of the surface water drainage will be provided through a combination of infiltration drainage and attenuation of run-off in surface lagoons and over-sized sewers. The peak discharge rates from the site would be capped at green-field rates to protect flood-prone areas bordering the Witham downstream.

Sewage and Surface Water Drainage 11.8 As well as the formal FRA, a Sewage and Surface water Drainage strategy has also

been submitted. There are known flood-prone areas in the town centre downstream of the site and it is important to ensure that the surface water drainage scheme for the development is able to control run-off from the site and avoid increasing peak flow rates in the river. The site geology is favourable to infiltration drainage on at least the eastern third of the overall site. The ground conditions on the western site and the land falling towards the river from the east restrict the practicality of infiltration across the whole site, so both infiltration and attenuation SUDs applications are proposed in these areas. An outline network of surface water drainage, attenuation and infiltration features has been designed to serve the proposed masterplan scheme. This will achieve the objectives of controlling peak flows leaving the site and providing appropriate pollution control facets in the drainage process.

11.9 Anglian Water has identified key locations with sufficient capacity for discharge of

sewage flows from the scheme as it gradually expands. Pumping of flows will be required to transfer the sewage flows from the development to these discharge points. Some works are required at the trunk sewage transfer station at Manthorpe to


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cater for increases in sewage flows from the wider catchment as this and other developments add to the sewer flows across the town. Anglian Water has this work allocated in its capital programme, funded in part by contributions from the developers as the relevant sites come forward. The sewage treatment works at Marston, north of Grantham, has sufficient capacity to serve this development on top of the existing sewage ‘load’.

Heritage and Archaeology 11.10 An assessment has been undertaken of the archaeological and cultural heritage assets

within and close to the project. Desk-based studies have been supplemented by archaeological field evaluation comprising field walking, geophysical survey and trial trenching. The assessment identified a number of heritage assets within the project boundary. The principal assets include evidence of prehistoric occupation, including boundary ditches, enclosures and a possible Bronze Age ring ditch, and the fringes of a Roman town, centred on Saltersford, together with evidence for a possible suburb of the town to the east of the River Witham. Some of the archaeological assets within the project area are likely to be damaged or destroyed by construction. Where identified features cannot be preserved in situ, they will be investigated and recorded allowing for ‘preservation by record’. A suite of mitigation measures has been proposed to enable appropriate recording, analysis and dissemination of the findings. Based on current knowledge, some areas have been highlighted for excavation prior to construction. In other areas further archaeological evaluation is recommended. No designated heritage assets (Scheduled Monuments or Listed Buildings) are recorded within the project area but are present in the surrounding landscape.

Ecological Assessment 11.11 Ecological surveys have been carried out over the site for the past five years. There

are no statutory designated sites of international nature conservation importance within the site, or within a 5km radius. There is a single statutory site of notable ecological interest of National or Regional Importance within 2km: Woodnook Valley SSSI approximately 650m to the south. Given the distance and relative isolation of the development from all neighbouring statutory sites, it is considered that the proposed development will have no adverse impacts upon any such site.

11.12 There are four non-statutory SNCI/LWSs that lie within or partially within the site and these will be retained and suitably buffered during works to ensure the local nature conservation value of these sites will not be harmed.

Habitats and Protected Species 11.13 The arable fields in the central and eastern sections of the site are generally of low

biodiversity value, but with features of ecological interest including a network of generally species-poor hedgerows and a small wooded copse that are of value due to their value to local wildlife, including badgers, bats and nesting birds.

11.14 Eleven of the existing hedgerows are of moderately high nature conservation value

however none were considered “Important” under the Hedgerow Regulations 1997 criteria. However the River Witham and associated riverine habitats, where no built development is proposed, are of high ecological value and will be retained and


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suitably buffered within the scheme. Woodland, scrub, ponds and native grassland habitats adjacent to the river are also of notable value and encompass the above four SNCIs. These habitats support a number of notable and protected wildlife species, including badgers, reptiles, nesting birds, bats and white-clawed crayfish and will be largely retained intact. Surveys found no evidence of great crested newts within the site.

11.15 The retention of all known active setts and woodland, and the majority of the existing

hedgerow network within areas of public open space, in combination with new woodland, shrub, and species-rich grassland planting, linking to retained on- and off-site habitats, will provide mitigation for the limited loss of habitat and will provide biodiversity gains generally for a wide range of wildlife.

11.16 A number of bat surveys have taken place over the past 18 months. There is no firm

evidence of any bats roosting in the few existing buildings on the site but as a precaution the buildings will be demolished in accordance best ecological practice. Species recorded on site during the surveys include common pipistrelle and soprano pipistrelle, with smaller numbers of myotis bats, brown long-eared bat and noctule/nyctalus species, and very low numbers of barbastelle and serotine. The existing wooded valley with associated riverine, scrub, and grassland habitats and adjacent network of field perimeter hedgerows provide a local network of suitable foraging and commuting habitats for locally resident bat species. Relatively little bat activity was recorded within arable habitats or along field perimeter hedgerows which comprised the majority of the site. From the survey results, the habitats affected by the proposed development have not been identified as providing a significant foraging resource for bats.

11.17 The design of the scheme has been informed by site surveys and aims to retain the

vast majority of the existing hedgerow and tree resource, including woodland, shrub and grassland habitats within and immediately adjacent to the river valley, and almost the entire existing hedgerow network.

11.18 The habitat enhancements proposed as part of the scheme will provide enhanced

foraging and commuting opportunities for bats by creating a greater mosaic of habitats than is currently present. Several new water bodies will be created either side of the valley, each of which will be managed for the benefit of local biodiversity and will be surrounded by native species grassland planting. These will therefore provide a new high quality foraging resource for bats as they mature. It is further recommended that at least 40 bat boxes be provided on suitable retained trees to increase the availability of roost sites for local bat populations. There is a similar recommendation for bird boxes.

Transport Assessment, including residential and employment travel plans and a Non-Technical Summary of the Transport Assessment 11.19 A full and comprehensive Transport assessment has been submitted to support the

application. As well as considering road traffic, the report also considers sustainable travel options including walking, cycling, and public transport. Travel Plans for the residential and employment elements accompany the TA.


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11.20 Readers are directed to the free standing document, ‘Non-Technical summary of the Transport Assessment’. A very brief overview of the TA is set out below.

11.21 The development will be accessed from the local highway network at three locations

on the A52, two locations on the B1174, and two locations on the Southern Quadrant Link Road (SQLR), which has been granted planning permission, between the A52 and the B1174. The SQLR will connect into the proposed King 31 Link Road which connects into the A1 with a new grade separated junction. This road also has planning permission. The SQLR has a dual purpose of removing vehicles (HGVs in particular) currently travelling through Grantham town centre between the A1 and locations to the east of Grantham, and facilitating the proposed Spitalgate Heath development.

11.22 The scope and methodology for the TA was agreed with Lincolnshire County Council

(LCC) and the Highways Agency (HA). The results and conclusions of the TA have also been discussed and agreed with both parties, wherever possible.

11.23 The assessment of vehicular impact as a result of the proposed development on the

local and strategic road network has been undertaken by utilising LCC’s traffic model of Grantham; the Grantham SATURN model.

11.24 The predicted vehicular trip generation was calculated for a number of phasing

scenarios which correspond to the indicative phasing programme for the proposed development: Phase 1 residential in 2016, Phase 1 and 2 in 2024 and full build-out in 2031.

11.25 Prior to the entire GSRR opening, the TA has shown that up to 150 dwellings can be

constructed and occupied without any significant or long-term detriment to the local highway network.

11.26 Although the TA considers the impact of the proposed Spitalgate Heath development,

it is also important to understand the impact of the GSRR. The SATURN model shows that the GSRR will remove long distance trips from the town centre. The impact of the GSRR reduces the average delays and maximum queues at the A52 / B1174 / Springfield Road junction (Gainsborough Corner) by approximately 50%, although the junction still operates slightly above its theoretical capacity on one approach.

11.27 The main impact of the GSRR is predicted to be felt during the inter-peak period,

particularly for HGVs. On the A52-A52 route, 35 two-way HGVs per hour are predicted to reroute along the SQLR during the inter-peak period (0900 – 1700 hours) compared to 17 in the morning peak hour and 4 in the evening peak hour.

11.28 The impact on town centre junctions is negligible (compared to 2016 with GSRR), with

the exception of Gainsborough Corner where there are minor increases in average delay and maximum queue length in the morning and evening peak hours; however the junction still operates significantly better than the existing situation without the GSRR.

11.29 The main development north/south spine road or ‘Central Boulevard’ will need to

connect to the SQLR prior to the 992nd dwelling being constructed. This will allow better access to the SQLR and reduce the number of vehicles travelling through the


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town centre (Gainsborough Corner in particular) to reach the A52 west, A607 west and the A1.

11.30 The impact of Phases 1 and 2 of the proposed development as an interim scenario

(2,433 dwellings, local centre, schools and 110,000 sq. m of employment uses) is negligible at junctions within the town centre, compared to the 2024 baseline scenario. The Gainsborough Corner junction operates at a similar level to the 2016 baseline scenario (with GSRR).

11.31 The impact of the worst case (baseline mode splits) full build-out of the proposed

development in 2031 is negligible at junctions within the town centre, compared to the 2031 baseline scenario.

11.32 An assessment of the likely impact during the construction phase of the proposed

development has also been undertaken, which concludes that there may be a minor impact in Grantham town centre if construction vehicles use this route prior to the GSRR opening. However, given that this will be for a maximum of 150 dwellings, JMP suggests this impact would be negligible and only for a short period. Any impacts during the construction phase will be mitigated through the implementation of a Construction Traffic Management Plan (CTMP).

Noise Assessment 11.33 JMP have carried out a Noise Assessment of the project based on the guidance set out

in former PPG24. In summary, whilst noise from the railway is not a problem due to the separation distance of any new development, properties close to the roads on the edges of the scheme will be subject to noise levels that will require relatively minor mitigation measures.

11.34 Based on these findings, in order to ensure that reasonable living and working

environments are created, it is recommended that any dwellings and units constructed close to the site boundaries, where increased noise exposure occurs, should be fitted with the necessary glazing solutions capable of achieving suitable internal noise levels. The exact glazing and number of dwellings to which it should be applied will need to be considered at the detailed design stage once the location, orientation and building dimensions of the proposed development content has been decided.

Air Quality Assessment 11.35 The Air Quality Assessment reports on the likely environmental effects of the project

in respect of traffic related air quality impacts. The proposed development is not located within a designated AQMA area.

11.36 The reports concludes that: In determining the air quality impact, there is no

significant change in concentration as a result of development for both NO2 and PM10 at all receptor points, and as there are no objective concentration exceedences as a result of the development, specific mitigation measures are not required and the impact of construction activities associated with the proposed development is considered negligible. A Construction Management Plan should be prepared by the


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Contractor outlining mitigation measures for dust to limit the impact on existing, adjacent properties at the time of construction.

Planning Performance Agreement 11.37 A planning performance Agreement (PPA) has been agreed with SKDC and it

accompanies this application. See sections 5 and 10 above.

CONCLUSIONS

12.1 This Planning Statement includes an assessment of the SHSUE against national and local planning policy. The Grantham area has long been earmarked for sustainable growth and the Southern Quadrant has been allocated in SKDC’s planning documents such as the Core Strategy and the Southern Quadrant SPD as one of the principal options for delivering the required growth. The SHSUE, which is located within the Southern Quadrant, has accordingly emerged as a major contributor to fulfilling the growth point requirements.

12.2 The SHSUE Parameters Plan and Illustrative Masterplan closely follow the adopted Southern Quadrant SPD in scale and form. The evolution of the proposals has focused on ensuring the development is sustainable thus according with the key thrust of national policy under the NPPF and local planning policies that protect the countryside, natural and built heritage assets, and the River Witham valley environment in particular. The SUE has been designed to minimise any negative impacts and indeed deliver positive enhancements in these areas.

12.3 The likely impacts of the proposed scheme have been assessed through the EIA

process, and where significant impacts have been identified, mitigation measures are proposed. The Environmental Statement considered the impacts of the proposed scheme on air quality, cultural heritage, ecology and nature conservation, landscape and visual amenity, noise, and the cumulative impacts.

12.4 The proposed development will benefit Grantham, contributing to economic growth

and the delivery of up to 3,700 new homes and employment space creating over 3,000 jobs. It will also help deliver the relief road [GSRR] between the A1 and the A52 which is a strategic priority to reduce congestion and improve the environment of Grantham town centre.

12.5 This statement concludes that having regard to the Development Plan and all material

considerations, outline planning permission should be granted for the proposed development, subject to conditions and the completion of a Section 106 agreement of the Town and Country Planning Act 1990 (as amended) to secure planning obligations that are CIL Regulation compliant.

ANCER SPA LTD July 2014

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APPENDIX 1: SITE LOCATION PLAN

APPENDIX 2: DEVELOPMENT PARAMETERS PLAN

APPENDIX 3: PHASING PLAN

SPITALGATE HEATH SOUTH GRANTHAM ... - southkesteven.gov.uk

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