Garston

GARSTON H32 – Land North of Bucknalls Lane H32 – Land north of Bucknalls Lane, Garston SHELAA Reference: CFS65 Size: 5.8ha (whole site) Proposed use(s): Residential and employment Indicative Dwelling Capacity: 144 Phasing: 0 - 10 years Greenfield/Brownfield: Greenfield Green Belt / Grey Belt: The site is considered to be grey belt. During the Local Plan process the Green Belt boundaries were altered, and the site was entirely removed from the Green Belt Main Development Requirements: • Indicative dwelling capacity of 144 • The northern section of the site should be used for employment use • A minimum 100m buffer distance between the nearest dwellings and the boundary of the Waterdale Waste Transfer Station & Household Waste Recycling Centre (located to the north) would be required as part of any development • Access to the site must be via the A405 and not Bucknalls Lane, with only pedestrian access considered acceptable from Bucknalls Lane. • Provision of play space / open space is required Site Constraints and Other Requirements and Considerations: Access, Highways and Sustainable Transport • Access to the site must be via the A405 and not Bucknalls Lane, with only pedestrian access considered acceptable from Bucknalls Lane • Any planning application (and preferably pre-application) will require the submission of a Transport Assessment Historic Environment • HCC Historic Environment advised that the site includes/has potential to include heritage assets of archaeological interest. Any development proposals on the site should be accompanied by a pre-application or pre-determination archaeological assessment Flooding • There are small, localised areas of surface water ponding within the site which should be mitigated by any proposed drainage designs. As a large greenfield site, below ground SuDS will not be accepted. All surface water attenuation is to be delivered above -ground, with above- ground conveyance prioritised • Groundwater levels are between 0.0.25 and 5m below the ground surface across the Site. Ground investigations should be undertaken at the earliest stage . A suitable Flood Risk Assessment and drainage strategy would be required at the planning application (and preferably pre-application) stage • The site is wholly within GSPZ1, which may limit the use of SuDS, deep foundations and below ground development. A preliminary risk assessment is required at the planning application (and preferably pre-application) stage to determine whether there is contamination of the site, and whether remediation works would be needed Green Infrastructure, Biodiversity and TPOs • There are protected trees concentrated within the north and north-eastern corner of the site (TPO162A). Future development will need to take account of the protected trees and an Arboricultural Impact Assessment will be required at a planning application (and preferably pre- application) stage • Natural England state that the site triggers the SSSI Impact Risk Zones for residential development. Natural England should be consulted at the planning application stage Landscape • The council’s Landscape Sensitivity Assessment classifies the Site as having a medium - high sensitivity to built development. A Landscape and Visu al Impact Assessment should be submitted at a planning application (and preferably pre-application) stage Environmental Health and Pollution • Potential noise and air quality issues arising from the site’s proximity to the A405 and M1 and Waterdale Waste Transfer Station & Household Waste Recycling Centre would need to be addressed as part of any development. Relevant Assessments and reports (such as Noise and Air Quality) may be required at the planning application (and preferably pre-application) stage • The site adjoins an existing operational waste site and Allocated Strategic Site for Future Waste Use in the HCC Waste Site Allocations document 2014. HCC Waste seek to prevent incompatible development taking place within the vicinity of the operational waste s ite which could compromise their continued operation in accordance with Policy 5 (Safeguarding of Sites) • As part of any planning application, there would be a requirement for a buffer distance (of a minimum 100m) between the nearest dwellings and the boundary of the waste site to ensure that the waste site can operate in association with any housing on the ad jacent site. The future developers is required to provide a 100m buffer distance to the HWRC. Employment uses, open space and SuDS can be proposed in the buffer zone area Mineral and Waste • HCC Mineral and Waste stated that consideration must be given to the use of material on site through opportunistic extraction, in order to reduce the need for material to be imported • HCC Mineral and Waste state that a Site Waste Management Plan (SWMP) will be required to support any proposal at the planning application stage Utilities/ Infrastructure The HWE Integr