NJL Consulting was instructed by Strategic Land Group (SLG) to co-ordinate the preparation and submission of an outline planning application for a greenfield site on the edge of a settlement in Cumbria to provide a residential development of up to 64 new homes.
SLG tasked us with the management of the co-consultant team, the preparation of the supporting documents for the outline planning application and the carrying out of a public consultation exercise with surrounding properties in advance of the application being submitted.
Prior to the submission of the planning application, Allerdale Borough Council announced new housing land supply figures and claimed to be able to demonstrate the requisite five-year housing land supply. However, discussions with the Council, including a pre-application meeting confirmed that it would still be keen to permit further residential developments and would look at each application on its own merits.
The site is located on the edge of a settlement, Broughton Moor, identified within the recently adopted Core Strategy as a sustainable settlement able to accommodate additional development.
No brownfield sites are available within the settlement boundaries and therefore sites adjacent to and outside the settlement boundary needed to be identified to ensure the housing requirement for the settlement is met. The Council also acknowledged that because the Site Allocations document had yet to be adopted, the current settlement boundaries were to be considered as guidelines only. With these expected to change to accommodate new development required throughout the Borough.
Due to former mining activity in the surrounding area it was necessary to conduct a coal mining risk assessment prior to the submission of the planning application. This report identified the possibility of a coal mining shaft being located within the site boundary and therefore further investigation work will be required prior to the development of the site.
However, for the purposes of the outline application, submitted on behalf of SLG, an amended layout was provided. The amended layout allowed for a suitable stand-off distance from the shaft. This therefore demonstrates that a residential scheme for the proposed number of units is achievable at the site.
In addition to the need to allow for a coal mine shaft within the site boundary, further layout constraints were created by the existence of a high pressure gas main beneath the site and overhead power cables crossing the site in a similar location. A Utilities Consultant was instructed to assist with the preparation of the application to ensure the proposed scheme did not include a layout that would be unachievable due to required stand-off distances which must be adhered to for such infrastructure.
The application is due to be determined by Allerdale Borough Council in the spring, therefore NJL Consulting is currently maintaining dialogue with the case officer to ensure no issues arise that will delay the determination of the application.
Images used courtesy of LMP Architectural Consultants