In line with national planning policy and Lancaster City Council’s (LCC) adopted policies, Russell Armer Homes are proposing to submit a planning application for the following:
- Around 72 new 2 – 4 bedroom homes.
- Up to 40% (around 29) of the dwellings will be affordable for people with local needs (as determined and at prices and rents set by LCC).
- Use of contextually sensitive forms and local materials.
- As part of the development, contributions will be made for infrastructure improvements as determined by the planning authority.
- LCC and Lancashire County Council will also receive funding from central government via the New Homes Bonus for affordable homes and community projects.
In developing the site, careful attention will be paid to the built form and character of the Halton and the wider area. House types, materials, landscaping and boundary treatment strategies will each be carefully designed to assimilate development with the surrounding area and achieve a quality design. There are clear opportunities to afford attractive views looking out as well as into the development. Care will be taken to mitigate as far as possible against potential impacts on adjacent existing residential amenity.
The development shall seek to incorporate Sustainable Drainage Systems (SuDS) and provide enhancements to biodiversity through the incorporation of new ponds and swales set within an attractive network of landscape planting. These areas and the northern woodland area will also accommodate new leisure paths for new and existing residents to enjoy. Drainage will be sensitively designed in consultation with statutory bodies to ensure flood risk and water quality is appropriately addressed.
Proposed drainage approach
- The site has a known history of issues with surface water flooding due to the poor state of repair of the existing culverted watercourse that traverses the site. This is shown on the Environment Agency surface water flooding maps and ongoing discussions are being held with Lancashire County Council to address these flooding issues as part of the site development. A detailed Flood Risk Assessment and drainage strategy will be submitted as part of the Planning Application that will specifically address these issues.
- Ground investigations have been undertaken at the site and show that the subsoils do not have adequate permeability characteristics to dispose of surface water run-off via infiltration Sustainable Drainage Systems (SuDS).
- The proposed surface water drainage strategy will be to de-culvert the existing watercourse to create a permanent “blue / green corridor” through the centre of the site. This will provide an area of public open space with a section of open water channel, enhancing the amenity and biodiversity potential of the site.
- A series of shallow basins will be provided within the blue/green corridor which will act as temporary storage areas for surface water run-off during heavy rainfall events. These detention basins will help to mitigate both on and off-site flooding. Surface water run-off will be attenuated and discharged into the existing surface water sewer in Kirkby Lonsdale Road at a controlled rate.
- All plot roof drainage will be attenuated at source via geocellular (eggcrate) tanks located within the driveways and attenuated using flow control chambers into the detention basins. This will help to reduce the flow into the de-culverted watercourse and mitigate downstream flooding.
- All driveways to dwellings will be constructed using permeable block paving with partial infiltration to help intercept run-off at source and pre-treat surface water entering the system.
- Foul water drainage will discharge into the existing public foul water sewer in Kirkby Lonsdale Road.
- The proposed main site access includes 6m radii and 5.5m road width.
- 1.8m footways are provided at main access junctions and along main accesses.
- Automated speed surveys will check actual vehicle speeds and confirm requirements for 2.4m x 43m visibility splays, based on Manual for Streets for 30mph vehicle speeds.
- Vegetation will be kept at low levels within visibility splays and any hedging located behind the splays.
- A transport study will be scoped with Lancashire County Council Highways and will determine traffic generation and distribution to indicate the likely increase in traffic on the local highway network.
- The study will investigate local highway injury accident data for the latest 5 year period in order to identify any road safety issues.
- The sustainability of the site to non-car modes of travel will be made using County Highways’ sustainability tool. The study will also;
– Consider access to local bus services
– Consider bicycle provision
– Consider pedestrian accessibility
– Consider impact of M6 Jct34 modifications to site accessibility to M6
- A Transport Statement will then be prepared to accompany the Planning Application. This will include;
– Site access drawing showing visibility splay requirements
– Potential gateway features at 30/60mph speed limit change to encourage lower vehicle speeds if required
– Car parking requirements to conform with LCC’s parking standards
– Internal highway design to conform to LCC’s and Manual for Streets guidance
– Road layout to naturally encourage 20mph speeds