pope croft, ribchester partner construction limited april 2014 · 12.95 dwellings. this site is not...

Site Sequential Test

Pope Croft, Ribchester Partner Construction Limited

April 2014

Prepared by: Andrew Jalali

Version: Submitted Version

Date: 23 April 2014

Mosaic Town Planning

Lowry House

17 Marble Street

Manchester

M2 3AW

0161 638 5654

[email protected]

Pope Croft, Ribchester 1 Partner Construction Limited

CONTENTS

1 INTRODUCTION........................................................................................................................ 2

2 MAP OF POTENTIAL SITES IN RIBCHESTER ................................................................................. 3

3 POTENTIAL SITES IN RELATION TO FLOOD RISK ......................................................................... 4

4 ANALYSIS OF SITES ................................................................................................................... 5

Site 1 – Land behind Pope Croft, Ribchester (Application Site) ...................................................... 5

Site 2 – Land to the rear of Bee Mill Industrial Estate, Ribchester.................................................. 6

Site 3 – Land south of Preston Road, Ribchester (Includes SHLAA Sites 197, 198, 199) ................. 8

Site 4 – Land north of Preston Road, Ribchester .......................................................................... 10

Site 5 – Land adjacent to Preston Road (north west of Sarmation Fold) ...................................... 12

Site 6 – Land west of Chesterbrook and Stonygate Lane, Stydd ................................................... 14

Site 7 – Land north of Chesterbrook, Stydd .................................................................................. 16

Site 8 – Land south of Eastgate and west of Ribbledale Road, Stydd ........................................... 18

Site 9 – Land east of Stonygate Lane, Stydd .................................................................................. 19

Site 10 – Black Bull Pub, Church Street ......................................................................................... 20

Site 11 – Greenfield adjacent to Anchor Holme, Riverside ........................................................... 22

Site 12 – Land centre of block- Blackburn Rd/ Greenside/Water ................................................. 23

Site 13 – Land opposite 15 Greenside/ 23 Blackburn Road .......................................................... 25

5 CONCLUSIONS........................................................................................................................ 26


1 INTRODUCTION

1.1 This Sequential Test accompanies the resubmission of an application by Partner Construction

Limited for 15 affordable dwellings on land off Pope Croft, Ribchester.

1.2 This document shows that a sequential approach has been followed in order to locate the

most suitable site for the development of affordable homes in Ribchester. All potential sites

were visited as part of this process, to ensure they could be properly assessed.

1.3 The National Planning Policy Framework (‘The Framework’) states "the aim of the Sequential

Test is to steer development to areas with the lowest probability of flooding. Development

should not be allocated or permitted if there are reasonably available sites appropriate for

the proposed development in areas with a lower probability of flooding." (parag. 101)

1.4 Should no alternative and suitable sites be found in flood zone 1, residential development is

appropriate within flood zone 2. A Flood Risk Assessment undertaken by iD Civils Design Ltd.

will accompany this Sequential Test as part of the planning application.

1.5 Locating sites suitable for 10 to 20 dwellings in Ribchester has been a challenge given that

the majority of the village is classified by the Environmental Agency as being in flood zone 2

or 3.

1.6 Ribchester sites in the Strategic Housing Land Availability Assessment (SHLAA) 2013 Update

have also been included in this assessment. Some of these sites were excluded from this

assessment due to their size or location within flood zone 3.

1.7 Following the initial selection process, thirteen potential sites were identified. These were

subsequently tested based on a number of site specific criteria, including their location

within the flood zone, distance to the village and its services, vehicle and pedestrian

accessibility, and connection with the settlement boundary. Further planning matters and

technical constraints were also considered.

1.8 Contact was made with landowners of sites with potential sequential preference. However,

there were no responses to these enquiries, and no opportunity to take any of these sites

forward.


2 MAP OF POTENTIAL SITES IN RIBCHESTER


3 POTENTIAL SITES IN RELATION TO FLOOD RISK


4 ANALYSIS OF SITES

Site 1 – Land behind Pope Croft, Ribchester (Application Site)

SHLAA Site? No

Flood Zone Status Located in flood zone 2.

Availability of Land / Ownership

Land under same ownership as sites 2 and 3- available due to the landowner’s preference to develop this site.

Site Size Site size suitable for 15 dwellings

Vehicular / Pedestrian Access

Site access via Pope Croft, off Church Street. Currently a narrow access and will require widening with construction of footways.

Accessibility to services and facilities

Site 180 metres from pubs, cafes and shops along Church Street. Recreational facilities, tennis courts and playing field adjacent to site.

Planning Suitability

Site is adjacent to the settlement boundary of Ribchester and the Ribchester Conservation area. Land is designated Open Countryside in the Ribble Valley Local Plan (1998).

The car park to the east provides a physical buffer between the site and neighbouring properties.

Ecological Suitability Limited ecological value- site is currently used as grazing land. Field boundaries include trees and hedgerow which may offer some ecological value.

Technical Constraints Existing access road currently narrow and will require widening to 5.5 metres and construction of footways to ensure sufficient vehicular and pedestrian access.


Site 2 – Land to the rear of Bee Mill Industrial Estate, Ribchester

SHLAA Site? No

Flood Zone Status Adjacent to and partially located in flood zones 2 and 3.


Land under same ownership as sites 1 and 3- unavailable due to the owner’s preference to develop site 1.



The site access would be via Church Street. Access using the existing entrance to the industrial estate would be unsuitable for use due to concerns surrounding safety for residents and disruption to the operation of existing businesses.

An alternative access adjacent to the north west suffers from a ‘pinch point’ of approximately 3 metres between the north west facing wall and nearby property. The potential access is therefore too narrow and would not allow for adequate and safe vehicle or pedestrian access.


Site 280 metres from pubs, cafes and shops along Church Street.


Site is adjacent to the settlement boundary of Ribchester. Land is designated Open Countryside in the Ribble Valley Local Plan (1998).

Any development on this site would be open on three sides and at a level significantly higher than surrounding development, encouraging overlooking of existing properties on Sunnyside and Parsonage Avenue.


Ecological Suitability Limited ecological value- site is currently used as grazing land. Field boundaries include trees and hedgerow which may offer some ecological value.

Technical Constraints

Overland telegraph line/poles run across the site. Relocation of this line will incur further costs. Noise and disruption from the existing employment uses would be detrimental to the amenity of future residents.


Site 3 – Land south of Preston Road, Ribchester (Includes SHLAA Sites 197, 198, 199)

SHLAA Site?

Yes - site includes three SHLAA sites: Ref: 197, 198, 199.

Site 197

(0.04 Ha)

Consists of four derelict garages and is currently overgrown wasteland. A potential capacity of 1.4 dwellings is suggested, however the site was excluded from the land supply as planning permission was obtained in August 2011.

Site 198

(0.37 Ha)

Currently open garden space with a potential capacity for 12.95 dwellings. This site is not suitable due to the current private garden use. It has therefore been excluded from the assessment on availability and achievability grounds.

Site 199

(0.18 Ha)

Vacant grassland with a potential capacity for 6.3 dwellings. The site is considered suitable, available and achievable for development and has been included in the deliverable 5-year supply.

Flood Zone Status Site located in flood zone 1


Land under same ownership as sites 1 and 2- unavailable due to the owner’s preference to develop site 1.

Site Size Site size suitable for 15 dwellings.


Access via Preston Road possible.





Site is adjacent to the settlement boundary of Ribchester. Land is designated Open Countryside in the Ribble Valley Local Plan (1998).

Any development on this open, elevated land will cause overlooking of properties on Manor Avenue and be intrusive to the open landscape.

Development here would be disjointed from the rest of the village due to the length of Preston Road and the lack of development along this route.

Ecological Suitability

Site is currently used as grazing land. Field boundaries include trees and overgrown hedgerows which may offer some ecological value.


Development of this site for affordable housing is unviable due to its restrictive shape and size. Varied and elevated levels from the access road and throughout site will result in abnormal costs associated with significant re-grading of land.

In the case of SHLAA site 199, a relatively long access road and footway would incur significant expense, potentially making development unviable.


Site 4 – Land north of Preston Road, Ribchester

SHLAA Site? No

Flood Zone Status Majority of site located in flood zone 1, east of site partially within flood zones 2 and 3. Site close to sources of flooding from Boyce's Brook.


Letter sent to landowner on 21st November 2012 with offer. No response received. Site is considered to be unavailable for development.



Access via Preston Road possible. No continuous footway along site frontage currently restricting safe pedestrian access to and from Ribchester.




The site is adjacent to the settlement boundary of Ribchester at the southernmost point. Land is designated Open Countryside in the Ribble Valley Local Plan (1998).

The majority of the site is separate from the settlement boundary which would produce a gap between any development and existing properties on Sarmatian Fold. Development on this site would be disjointed from the rest of the village due to the length of Preston Road and the lack of development along this route.

Ecological Suitability Site is currently used as grazing land. Field boundaries include hedgerow and trees located in centre of field may offer limited ecological value.



Developable site area potentially constrained by flood zone 3. Construction of new footway fronting the site will incur further costs.


Site 5 – Land adjacent to Preston Road (north west of Sarmation Fold)

SHLAA Site? Yes – SHLAA site Ref: 399. The site is included in the 11-15 year housing land supply. Site is not deliverable in the short term and is considered unsuitable.

Flood Zone Status Majority of site located in flood zone 3. Site within 50 metres of Boyce's Brook.


SHLAA 2013 considered the site available in less than 5 years and achievable for housing development.

Site Size 0.5 hectares. Suitable for up to 17 dwellings.


Direct access off Preston Road possible. No continuous footway along site frontage currently restricting safe pedestrian access to and from Ribchester.




The site is adjacent to the settlement boundary of Ribchester. Land is designated Open Countryside in the Ribble Valley Local Plan (1998).

The site adjoins the western settlement boundary that would produce a well-integrated development. Development here would round off the settlement form to the north west and integrate with the rest of the village.

Ecological Suitability Site is currently open agricultural land. Hedgerow at the southern boundary and trees to the north of the field may offer limited ecological value.


Technical Constraints Developable site area potentially constrained by flood zone 3. Construction of new footway fronting the site will be required for pedestrian safety.


Site 6 – Land west of Chesterbrook and Stonygate Lane, Stydd

SHLAA Site? No






No available or suitable access to this site. The spacing and orientation of existing dwellings along Chesterbrook and Eastgate do not permit the development of an extended access road.

To construct a new access road via Stonygate Lane along the perimeter of the existing build line at Chesterbrook would incur significant financial costs and potential land ownership issues.




Site is adjacent to the settlement boundary of Stydd. Land is designated Open Countryside in the Ribble Valley Local Plan (1998).

Development would not be integrated with properties on Chesterbrook due to the lack of access and would therefore be an inappropriate extension to the settlement.

The form of access required to serve the site would result in an inefficient use of land and would disrupt the radial form of residential development.


Ecological Suitability No known ecological concerns. Trees located to west of site may offer ecological value.

Technical Constraints Abnormal costs due to construction of road access, potentially making development unviable. Disjointed and inaccessible location.


Site 7 – Land north of Chesterbrook, Stydd

SHLAA Site? No






Access off Stonygate Lane possible. May require integration with the existing access leading to the farm north of the site.

No continuous footway along Stonygate Lane and cars parked either side of the road, currently restricting safe pedestrian access to and from Ribchester.





The site appears to be in agricultural use, raising concerns regarding the loss of occupied agricultural land.

Development here would only exacerbate the disjointed nature of Stydd and properties on Chesterbrook. The site is the furthest distance from Ribchester and its services.

Ecological Suitability No known ecological concerns. Trees and hedgerows bordering site may offer ecological value.


Technical Constraints Abnormal costs due to construction of footways and access road, due to the disjointed and inaccessible location.


Site 8 – Land south of Eastgate and west of Ribbledale Road, Stydd

SHLAA Site? No

Flood Zone Status Majority of site located in flood zone 1, south of site partially within flood zone 2. Close to sources of flooding from Boyce's Brook.



Site Size Site size not suitable for 15 dwellings.


Access via Stonygate Lane possible. No continuous footway along Stonygate Lane, currently restricting safe pedestrian access to and from Ribchester.





Development here would cause the unwarranted removal of existing allotments.

Ecological Suitability Site currently used for allotments, therefore likely to be no ecological concerns. Trees and hedgerows bordering site may offer ecological value.

Technical Constraints Potential land stability concerns due to proximity to Boyce’s Brook and Boyce’s Bridge. Abnormal costs due to construction of footways.


Site 9 – Land east of Stonygate Lane, Stydd

SHLAA Site? No

Flood Zone Status Majority of site located in flood zone 1, south of site partially within flood zone 2. Site close to sources of flooding from Boyce's Brook.


Letter sent to landowner on 21st November 2012 with offer. No response received. Site is therefore considered to be unavailable for development.



Access via Stonygate Lane possible. No continuous footway along Stonygate Lane, currently restricting safe pedestrian access to and from Ribchester.





The land gently slopes, is widely accessible and appears to be fallow. The site is less integrated with the village than the proposal site.

Ecological Suitability Site is currently fallow land. Trees located in field may offer limited ecological value.

Technical Constraints Abnormal costs due to construction of footways along Stonygate Lane.


Site 10 – Black Bull Pub, Church Street

SHLAA Site? Yes – SHLAA site Ref: 143. The site is included in the 11-15 year housing land supply.

Flood Zone Status Site is wholly located in flood zone 2, and is adjacent to Preston Road and Blackburn Road, both susceptible to flooding.


Unavailable – planning permission granted on site in December 2011 for 7 dwellings (3/2010/0934, expiring in December 2014. A revision to this scheme was submitted in March 2014 (3/2014/0240).

Site Size 0.26 hectares. SHLAA suggests a suitable capacity of 9.1 dwellings.


Access via Blackburn Road. Pedestrian access is possible via Blackburn Road and Church Street.


Site is located in the centre of Ribchester, with immediate access to shops and services. Bus stops located immediately adjacent to the site, providing services between Longridge, Blackburn and Clitheroe.


Site is located within the settlement boundary of Ribchester and the Ribchester Conservation Area (Policy ENV16 of the Ribble Valley Local Plan 1998).

The brownfield land is split in its use between car parking and employment.

Ecological Suitability Limited ecological value to site due to lack of natural habitat.

Technical Constraints Site size and shape severely restricts the potential number of dwellings, and increases build costs reducing viability for affordable housing.


Location within the conservation area requires a high standard of design. Site is brownfield land within the settlement boundary, and is therefore attractive to market housing developers. This increases the value of the land, reducing viable affordable housing prospects.


Site 11 – Greenfield adjacent to Anchor Holme, Riverside

SHLAA Site? Yes – SHLAA site Ref: 192. The greenfield site is excluded from the housing land supply.

Flood Zone Status Site is wholly located in flood zone 2 and is adjacent to flood zone 3, with potential sources of flooding from the River Ribble to the east.


Availability unknown

Site Size 0.09 hectares, suitable for 3 dwellings


One-way vehicular access possible via Church Street. No safe access to the site for pedestrians from the centre of Ribchester as there is no footway.


Site is within 40 metres of St. Wilfrid’s Church of England and 130 metres from pubs, cafes and shops along Church Street.


Site is currently grassland and is adjacent to garden and allotment uses.

Land is located within the settlement boundary of Ribchester, in a Scheduled Ancient Monument area, and the Ribchester Conservation Area (Policies ENV14 and G4 of the Ribble Valley Local Plan 1998).

Ecological Suitability Hedgerow along boundary with Church Street. May offer limited ecological value as site is bound by housing to the north and south.

Technical Constraints Site elevation, size and shape severely restricts the potential number of dwellings, making it unviable for affordable housing.


Site 12 – Land centre of block- Blackburn Rd/ Greenside/Water


Flood Zone Status Site is wholly located in flood zone 2 and is adjacent to flood zone 3, with potential sources of flooding from Stydd Brook to the east.


The 2013 SHLAA confirms that the site is either unregistered land or has one registered owner.

Site Size 0.27 hectares, suitable for 9 dwellings.


Access via Greenside possible. Potential one-way accesses via Blackburn Road.


Site is located in the centre of Ribchester, with immediate access to shops and services. Bus stops located immediately adjacent to the site on Blackburn Road, providing services between Longridge, Blackburn and Clitheroe.


Site is located within the settlement boundary of Ribchester and the Ribchester Conservation Area (Policy ENV16 of the Ribble Valley Local Plan 1998).

The site is surrounded by residential development on all boundaries. It is unsuitable for development as it is designated as ancient monument land in a conservation area.

Ecological Suitability Limited ecological merit – site is grassland and enclosed by residential development on all sides.



Opportunities for sufficient pedestrian and vehicular access are limited, requiring extensive ground works, realignment and widening.

Archaeological surveys and digs will be required due to the site’s designation as a scheduled monument, incurring high site preparation costs.

Location within the conservation area requires a high standard of design. This will incur higher costs and reduce viability for affordable housing.


Site 13 – Land opposite 15 Greenside/ 23 Blackburn Road


Flood Zone Status Site is wholly located in flood zone 3 and is immediately adjacent to Stydd Brook.


The brownfield gravel/grass land is currently used as a car park. Land ownership unknown.

Site Size 0.07 hectares, suitable for 2 dwellings.


Access via Greenside and


Site is located in the centre of Ribchester, with access to shops and services within 100 metres. Bus stops located immediately adjacent to the site on Blackburn Road, providing services between Chipping, Blackburn and Longridge.

Planning Suitability Site is located within the settlement boundary of Ribchester and the Ribchester Conservation Area (Policy ENV16 of the Ribble Valley Local Plan 1998).

Ecological Suitability Limited ecological merit – site is currently used as a gravelled car park


Site size and shape severely restricts the potential number of dwellings, making it unviable for affordable housing.

Potential remediation required due to current use as a car park.

Location within the conservation area requires a high standard of design. This will incur higher costs and reduce viability for affordable housing.


5 CONCLUSIONS

5.1 In considering potential sites for affordable housing in Ribchester, this assessment concludes that site 1 is the most suitable location for the proposed development. It is developable, of a suitable size and location and is available for immediate purchase.

5.2 This Sequential Test demonstrates that sites 2 to 13 can be discounted due to flood concerns, overlooking, lack of access, ground levels and viability. Furthermore, we consider these sites to be unavailable for development due to the lack of response from landowners.

5.3 For these reasons we believe site 1 is a suitable location for limited affordable housing to meet the local needs of Ribchester.

Summary Conclusion

Site 1 – Land behind Pope Croft (Application Site)

SUITABLE FOR DEVELOPMENT: site is available for purchase from the landowner. The location is integrated with the rest of the village and access is possible via Church Street. The close proximity to services ensures integration of the site with the village.

Site 2 – Land to the rear of Bee Mill Industrial Estate

UNSUITABLE FOR DEVELOPMENT: Land owner unwilling to sell site, close proximity to employment uses could potentially impact future resident amenity. No suitable access.

Site 3 – Land south of Preston Road

UNSUITABLE FOR DEVELOPMENT: Land owner unwilling to sell site, elevated site would cause significant overlooking on properties to the south. High financial costs associated with levelling and re-grading of the land, as well as the requirement for a relatively long access road and footway, potentially making site development unviable.

Site 4 – Land north of Preston Road

UNSUITABLE FOR DEVELOPMENT: No response from land owner following offer for land. Isolated location from Ribchester and potential for overlooking of properties on Preston Road. Potential development constrained by shape of site. Construction of new footway will incur further costs.

Site 5 – Land adjacent to Preston Road (north west of Sarmation Fold)

UNSUITABLE FOR DEVELOPMENT: Site is located in flood zone 3 and is within 50 metres of a brook. Construction of new footway will incur further costs.


Summary Conclusion

Site 6 – Land west of Chesterbrook and Stonygate Lane, Stydd

UNSUITABLE FOR DEVELOPMENT: No response from land owner following offer for land. No available access due to enclosed nature of existing properties on Chesterbrook and Eastgate. Construction of alternative access from Stonygate Lane disruptive and costly. Disjointed and inaccessible location.

Site 7 – Land north of Chesterbrook

UNSUITABLE FOR DEVELOPMENT: No response from land owner following offer for land. Potential issues regarding existing access for farm to the north. Site is isolated from the services in Ribchester and is an exposed location. Poor access at present due to lack of footways and parking along Stonygate Lane.

Site 8 – Land south of Eastgate and west of Ribblesdale Road, Stydd

UNSUITABLE FOR DEVELOPMENT: No response from land owner following offer for land and site is currently used as allotments. Poor access at present due to lack of footways and parking along Stonygate Lane. Site is isolated from the main shops and services in Ribchester. High risk of flooding due to close proximity of Boyce’s Brook.

Site 9 – Land east of Stonygate Lane, Stydd

UNSUITABLE FOR DEVELOPMENT: No response from land owner following offer for land. Poor access at present due to lack of footways and parking along Stonygate Lane. Site is isolated from the main shops and services in Ribchester. High risk of flooding due to close proximity of Boyce’s Brook.

Site 10 – Black Bull Pub, Church Street

UNSUITABLE FOR DEVELOPMENT: Land unavailable as planning permission for a 7 dwelling development was already granted permission in 2011. Amendments to this application were submitted in March 2014.

Location within the conservation area requires a high standard of design and therefore higher costs. Landowner expects a higher land value that is unviable for affordable housing as the site is attractive to market housing developers.

Site 11 – Greenfield adjacent to Anchor Holme, Riverside

UNSUITABLE FOR DEVELOPMENT: Site is too small for an affordable housing development, as it is only suitable for a maximum of 3 dwellings. Development restricted due to ancient monument and conservation area designations.


Summary Conclusion

Site 12 – Land centre of block- Blackburn Rd/Greenside/Water

UNSUITABLE FOR DEVELOPMENT: Development for affordable housing on site would be unviable, due to the requirement for extensive archaeological, ground and highways works. The requirement for an extraordinary design as required by the conservation area designation would incur yet further costs.

Site 13 – Land opposite 15 Greenside/23 Blackburn Road

UNSUITABLE FOR DEVELOPMENT: Development for affordable housing is unviable, as the site is only suitable for a maximum of 2 dwellings.

pope croft, ribchester partner construction limited april 2014 · 12.95 dwellings. this site is not...

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