sustainability statement - ribble valley...sustainability statement july 2014 | aon | man. 0139 page...
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JULY 2014 | MAN.0139
Pegasus Group
Pegasus House | Querns Business Centre| Whitworth Road | Cirencester | Gloucestershire | GL7 1RT
T 01285 641717 | F 01285 642348 | W www.pegasuspg.co.uk
Birmingham | Bracknell | Bristol | Cambridge | Cirencester | East Midlands | Leeds | Manchester Planning | Environmental | Retail | Urban Design | Renewables | Landscape Design | Graphic Design | Consultation | Sustainability ©Copyright Pegasus Planning Group Limited 2011. The contents of this document must not be copied or reproduced in whole or in part
without the written consent of Pegasus Planning Group Limited
HALLAM LAND MANAGEMENT LTD
SUSTAINABILITY STATEMENT LAND OFF LONGSIGHT ROAD, LANGHO
DR ALANA O’NEILL MEI
HALLAM LAND MANAGEMENT LTD LAND OFF LONGSIGHT ROAD, LANGHO
SUSTAINABILITY STATEMENT
JULY 2014 | AON | MAN.0139
CONTENTS:
Page No:
1. INTRODUCTION 1
2. PLANNING POLICY CONTEXT 3
3. ENERGY AND CO2 EMISSIONS 16
4. MINIMISING WATER USE AND FLOODING 23
5. CONSTRUCTION MATERIALS 26
6. POLLUTION MANAGEMENT 28
7. HEALTH AND WELL-BEING 34
8. ECOLOGY AND PROTECTION 36
9. TRANSPORT 37
10. CONCLUSIONS 38
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1. INTRODUCTION
1.1 This Sustainability Statement has been prepared by Pegasus Planning Group on
behalf of the applicant, Hallam Land Management Ltd (HML), in support of an
outline planning application for up to 132 dwellings with associated access
landscaping and other necessary works.
1.2 Langho is located 7 miles to the south west of Clitheroe and includes a primary
school, local shops, churches, community centre, medical centre, post office and
a railway station.
1.3 The application site is 5.3 Ha and currently comprises an agricultural field used
for livestock in an area of open countryside on the northern edge of Langho. The
site is bounded by a railway line to the south and the A59 Longsight road to the
north and forms part of a larger parcel (25.97 Ha) of land within the same
ownership extending westwards.
1.4 This residential development will deliver a wide range of dwellings to create a
sustainable, inclusive and mixed community, at a density of 34 dwellings per ha.
This will include a mix of two, three and four bedroom dwellings and a detailed
accommodation schedule will be confirmed at Reserved Matters Stage.
1.5 The purpose of this Statement is to demonstrate that the applicant’s development
will achieve sustainability and energy conservation requirements relevant to local
and national policies. The report is structured as follows:
Section 2 discusses the planning context and policies which are relevant to
sustainable development;
Section 3 explains the strategy to the predicted energy demand for the
proposed development and promote energy efficiency;
Section 4 discusses water efficiency and surface water management;
Section 5 describes the construction materials response to sustainability;
Section 6 discusses the applicants’ approach to manage pollution during
construction;
Section 7 shows measures within the development for enhanced health
and well-being;
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Section 8 discusses the ecology and biodiversity measures within the
development;
Section 9 discusses the transport assessment and mitigations measures
proposed; and
1.6 Section 10 concludes with the development’s sustainability response to
sustainable development.
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2. PLANNING POLICY CONTEXT
2.1 Sustainable development is defined within the terms of Resolution 24/187 of the
United Nations General Assembly, which states:
“Humanity has the ability to make development sustainable to ensure
that it meets the needs of the present without compromising the ability
of future generations to meet their own needs”.1.
2.2 The United Nations 2005 World Summit Outcome Document refers to the
“interdependence and mutually reinforcing pillars” of sustainable
development as economic development, social development and environmental
protection.
2.3 Sustainable development approaches are incorporated within policy at all levels
as set out below.
European
2.4 The 2009 Review of European Union (EU) Sustainable Development Strategy
underlines that the EU has mainstreamed sustainable development into a broad
range of its policies and includes:
Renewable Energy Directive (2009) - The Directive on the promotion
of the use of energy from renewable sources (2009/28/EC), Renewable
Energy Strategy (RES) Directive sets the objective of reaching 20% of the
EU’s energy consumption through renewable energy sources by 2020. The
UK Renewable Energy Strategy in 2009 indicates that delivering 15%
renewable energy by 2020 is feasible through domestic action and could
be achieved with the following proportion of energy consumption in each
sector coming from renewables: around 30% of electricity demand,
including 2% from small-scale sources, 12% of heat demand, and 10% of
transport demand.
Energy Performance Buildings Directive (adopted 2002 and recast
2010) - recast and adopted 19th May 2010 fixes 2020 as the deadline for
all new homes to be “nearly zero energy” (2010/31/EU). This target is
incorporated within the UK Building Regulations Part L: Conservation of
fuel and power. The measure to determine a reduction in energy demand,
the National Calculation Method (NCM), includes SBEM, thermodynamic
models and the Standard Assessment Procedure (SAP). These methods
provide a rating through the reduction of carbon dioxide (CO2) and are the
national standard.
Construction Products Regulation (2011) - The directive (305/2011
March 2011) lays down harmonised conditions for the marketing of
1 World Commission on Environment and Development. "Our Common Future, Chapter 2: Towards Sustainable
Development". Un-documents.net. Retrieved 2011-09-28..
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construction products and replaces Construction Products Directive
(89/106/EEC). The Regulation came into force on 1 July 2013. The
regulations harmonise the technical specifications across EU states and are
incorporated within UK Building Regulations. Within the regulations are
technical specifications which include point 7: sustainable use of natural
resources.
Water Framework Directive (2000) - The Directive (2000/60/EC)
firstly set out authorities for water management (2003) then the economic
and environmental characteristics of the areas (2004) and launched
monitoring networks (2006). The implementation is through six-year
recurring cycles, the first being 2009-2015. By 2010 the water pricing
policies are introduced and provide incentives for sustainable water use
through the “polluter pays” principle.
Revised Waste Framework Directive (2008) - The framework
Directive (2008/98/EC) entered into force on 12 December 2008. The
revised directive provides a range of measures by means of comitology
procedure (e.g. end-of-waste criteria for specified waste streams). This
directive is aimed at businesses and other organisations which take
decisions on a day-to-day basis about whether something is or is not
waste (e.g. where the substance or object has a value or a potential use
or where the decision is about whether waste has been fully recovered or
recycled and has therefore ceased to be waste).
Biodiversity Framework (2012) - This new strategy lays down the
framework for EU action over the next ten years in order to meet the 2020
biodiversity target. The target responds to habitat change,
overexploitation of natural resources, the introduction and spread of alien
species and climate change where the EU halts the loss of biodiversity and
the degradation of ecosystem services.
2020 Strategy for smart, sustainable and inclusive growth (2011) -
This strategy replaces the Lisbon strategy (2010) and is the growth
strategy for the next decade. It sets three main priorities: smart growth –
developing an economy based on knowledge and innovation; sustainable
growth – promoting a more resource-efficient, greener and more
competitive economy; and inclusive growth – fostering a high-employment
economy delivering social and territorial cohesion.
National
National Planning Policy Framework (NPPF)
2.5 As set out within Paragraph 14:
“At the heart of the National Planning Policy Framework (NPPF) is a
“presumption in favour of sustainable development”…. which should be
seen as a golden thread running through both plan making and decision
taking”.
2.6 The 12 core principles set out in paragraph 17 set out the means by which
sustainable development will be achieved through the planning system with
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further details set out within paragraphs 18 to 219. The NPPF requires the
system to perform a number of roles:
an economic role – contributing to building a strong, responsive and
competitive economy, by ensuring that sufficient land of the right type is
available in the right places and at the right time to support growth and
innovation; and by identifying and coordinating development
requirements, including the provision of infrastructure;
a social role – supporting strong, vibrant and healthy communities, by
providing an increased supply of housing to meet the needs of the present
and future generations; and by creating a good quality built environment,
with accessible local services that reflect the community’s needs and
supports its health and well-being; and
an environmental role – contributing to protect and enhance our
natural, built and historic environment, and, as part of this, helping to
improve biodiversity, use natural resources prudently, minimise waste and
pollution and mitigate and adapt to climate change, including moving to a
low carbon economy.
2.7 In addition to the NPPF other national legislation incorporating sustainability
includes:
Planning and Compulsory Purchase Act (2004) - requires under
paragraph 39 (2) “the person or body must exercise the function with the
objective on contributing to the achievement of sustainable development”
Climate Change Act (2008) – sets a legally binding target for reducing
UK carbon dioxide (CO2) emissions by at least 80% by 2050 (Part 1,
Section 1 The Target for 2050, paragraph 1).
Floods and Water Management Act (2010) – requires that in
exercising a flood or coastal erosion risk function, an authority must aim
to make a contribution towards the achievement of sustainable
development. This act sets out sustainable urban drainage systems
(SUDS).
The Localism Act (2011) – introduces greater powers for plan making at
a local level (section 116) but this must be achieved within a general
presumption in favour of sustainable development (as defined in section
14 of the NPPF).
Building Regulations Part L the conservation of fuel and power (2013)
and Part G sanitation, hot water safety and water efficiency (2010) set
compliance levels for new dwellings for energy and water consumption.
2.8 The introduction of the NPPF responded to a desire to simplify and streamline the
planning system and achieve sustainable development. The presumption in favour
of Sustainable Development, is placed at the heart of the NPPF and set out within
paragraph 14 and “should be seen as a golden thread running through
both plan-making and decision-taking”.
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2.9 Within paragraph 15 of the NPPF “Policies in Local Plans should follow the
approach of the presumption in favour of sustainable development so
that it is clear that development which is sustainable can be approved
without delay. All plans should be based upon and reflect the
presumption in favour of sustainable development, with clear policies
that will guide how the presumption should be applied locally”.
2.10 For sustainable development, these regulations are set out within the NPPF in
paragraph 95, bullet 4; “when setting any local requirement for a buildings
sustainability, do so in a way consistent with the government’s zero
carbon buildings policy and adopt nationally described standards”. This
paragraph has been key in determining Building Regulations as the nationally
described standards. Consequently, all other voluntary housing standards (Code
for Sustainable Homes, Lifetime Homes, Secured by Design, the London Housing
Guide and local space standards) are undergoing a rationalisation through the
Housing Standards Review (2013)2.
2.11 Following the publication of the Ministerial Statement on 13th March 2014
regarding the Housing Standards Review Consultation, states “the Government
has decided that the most sensible way forward is for any necessary
technical standards as far as possible to be consolidated into Building
Regulations. The note states clearly that the Code for Sustainable Homes will be
wound down and new standards introduced with specific reference as follows:
Water – a new tighter level of water efficiency into Building
Regulations, to be set at 110l/person/day. This would be an
optional higher level in addition to the current level of
125l/person/day which could only be applied in areas with specific
local needs (such as water stress). This would be chosen by the
local authority. Government is considering the best way to define
areas of water stress to ensure this works in practice.
Energy – we propose a “Building Regulations only” approach with
no optional additional local standards in excess of the provisions
set out in Part L of the Regulations. In Budget 2013 the
Government reaffirmed its commitment to implement the zero
carbon homes policy for new homes from 2016. This will be
achieved through a strengthening of energy performance
2 DCLG. Housing Standards Review. Consultation. August 2013.
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requirements in Part L of the Building Regulations (incorporating
carbon compliance, energy efficient fabric and services), and the
delivery of allowable solutions.
The statement sets out that ”the consultation made clear the Government’s
intention that planning authorities should only use standards emerging
from the review process. The Government will issue a statement later
this year when the new standards are published, which will explain how
this policy will be implemented”. The note continues:
“this means that many of the requirements of the Code for Sustainable
Homes will be consolidated into Building Regulations, which would
require substantial changes to the current Code, as well as a
reconsideration of its role. In the light of this, the Government thinks
that the current code will need to be wound down to coincide with the
changes incorporating the new standards coming into force”.
As set out within the Queen’s Speech 2014, the Government have confirmed:
“The Zero Carbon Home standard will be set at Level 5 of the Code for
Sustainable Homes, but the legislation will allow developers to build to
Level 4 as long as they offset through the allowable solutions scheme to
achieve Code 5”
2.12 These recent announcements impact at a local level as discussed below.
Local Context
Ribble Valley Districtwide Development Plan Adopted 1998
2.13 This document forms the current development plan and is significantly out of date
and so the policies can not be afforded full weight. Within the plan a number of
policies have some alignment to the cross-cutting theme of sustainable
development, as set out within the NPPF; as follows:
Policy GI – Development Control
All development proposals will be expected to provide a high standard of
building design and landscape quality. Development which does so will
be permitted, unless it adversely affects the amenities of the surrounding
area.
In determining planning applications the following criteria will be applied:
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(a) Development should be sympathetic to existing and proposed land
uses in terms of its size, intensity and nature.
(b) The likely scale and type of traffic generation will be assessed in
relationship to the highway infrastructure and the proposed and
existing public transport network. This will include safety,
operational efficiency, amenity and environmental considerations.
(c) Developments should make adequate arrangements for car
parking (see Policy T7).
(d) A safe access should be provided which is suitable to
accommodate the scale and type of traffic likely to be generated.
(e) The density, layout and relationship between buildings is of major
importance. Particular emphasis will be placed on visual appearance
and the relationship to surroundings as well as the effects of
development on existing amenities.
(f) Developments should provide adequate arrangements for servicing
and public utilities.
(g) Developments should provide adequate daylighting and privacy.
(h) Materials used should be sympathetic to the character of the area.
(i) Developments should not result in the loss of important open
space including public and private playing fields.
(j) Developments should not damage SSSI's, County Heritage Sites,
Local Nature Reserves or other sites of nature conservation importance.
(k) Development should not require culverting, artificial channelling or
destruction of a watercourse. Wherever possible watercourses
should be maintained within a reasonable corridor of native vegetation.
(l) Developments should be economic in the use of land, water and
aggregates and should not prejudice future development which
would provide significant environmental and amenity
improvements.
(m) Where it is the intention to rely upon a private water supply,
developments should provide an adequate means of water supply,
which will not derogate existing users.
POLICY G7 – Flood protection
All development proposals will be expected to:
i) Protect flood plains.
ii) Protect areas at risk from flooding as indicated on the proposals
map.
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iii) Allow necessary access to watercourses for maintenance.
iv) Prevent an unacceptable change to surface water run-off.
v) Protect the continuity and integrity of existing fluvial defences.
POLICY ENV3 – ANOB Countryside Character
In the open countryside outside the AONB and areas immediately adjacent
to it, development will be required to be in keeping with the character of
the landscape area and should reflect local vernacular, scale, style,
features and building materials. Proposals to conserve, renew and
enhance landscape features, will be permitted, providing regard has been
given for the characteristic landscape features of the area.
POLICY ENV7 – Protected Species
Development proposals which would have an adverse effect on wildlife
species protected by law will not be granted planning permission, unless
arrangements can be made through planning conditions or agreements to
secure the protection of the species.
POLICY ENV9 – Other Wildlife sites
Development proposals within or adjacent to a County Biological
Heritage Site or other site of local nature conservation importance
identified on the proposals map will be permitted, provided the
development would not significantly harm the features of interest which
led to the identification of the site or other material factors outweigh the
conservation interests of the site
POLICY ENVIO – Other Wildlife Sites
Where permission is granted for development affecting the nature
conservation value of sites, including those referred to in Policies ENV8
and ENV9, conditions may be imposed or agreements sought:
(a) to avoid damage to wildlife habitats or physical features of
the nature conservation interest;
(b) to secure the retention or enhancement of wildlife habitats;
and
(c) in appropriate cases, to require the re-creation of
habitats once the development has ceased.
POLICY ENV13 – Landscape Protection
The Borough Council will refuse development proposals which harm
important landscape features including traditional stone walls, ponds,
characteristic herb rich meadows and pastures, woodlands, copses,
hedgerows and individual trees other than in exceptional
circumstances where satisfactory works of mitigation or
enhancement would be achieved, including rebuilding, replanting
and landscape management.
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POLICY H19 - Housing
The Borough Council will promote the provision of affordable housing
throughout the Borough in areas where need is clearly identified. In
main settlements identified in Policy G2 and villages referred to in
Policy G3 and on allocated sites, this will be achieved by negotiating for
the inclusion of a proportion of affordable housing in all new planning
consents, including the renewal of lapsed consents, for suitable sites.
This includes sites allocated in Policy H1 of the Plan.
In assessing the suitability of sites, the following factors will be taken into
account:-
(a) in settlements with a population of 3,000 or fewer the policy
will only be applied to developments of 25 or more dwellings, or
to any residential site of I or more hectare irrespective of the
number of dwellings, and elsewhere to developments of 40 or
more dwellings or residential sites of 1.5 hectares or more;
(b) the proximity of local services and facilities and access to public
transport; and
(c) whether there will be particular costs associated with
development of the site and whether the provision of affordable
housing would prejudice the realisation of other planning
objectives that need to be given priority in development of the
site.
POLICY TI -Transport
In making decisions on development proposals the local planning
authority will attach considerable weight to:
the availability and adequacy of public transport to serve those
moving to and from the development;
the relationship of the site to the primary route network;
the provision made for access to the development by
pedestrian, cyclists and those with reduced mobility.
proposals which promote development within existing developed
areas at locations which are highly accessible by means other
than the private car;
proposals which locate major generators of travel demand in
existing centres which are highly accessible by means other than the
private car;
proposals which strengthen existing town and village centres which
offer a range of everyday community shopping and employment
opportunities by protecting and enhancing their viability and
vitality;
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proposals which locate developments in areas which maintain and
improve choice for people to walk, cycle or catch public transport
rather than drive between
homes and facilities which they need to visit regularly;
proposals which limit parking provision for developments and
other on or off street parking provision to discourage reliance on
the car for work and other
journeys where there are effective alternatives.
2.14 In addition to these saved policies, the emerging Core Strategy is replacing the
Local Plan (1998) document, once it is adopted. This current status means it has
limited weight and is setting out policy with key statements as discussed below.
Ribble Valley Core Strategy (under examination)
2.15 The core strategy sets out a number of key statements to address issues as
follows:
KEY STATEMENT DS2: PRESUMPTION IN FAVOUR OF SUSTAINABLE
DEVELOPMENT, where applicants jointly to find solutions which
mean that proposals can be approved wherever possible, and to
secure development that improves the economic, social and
environmental conditions in the area.
KEY STATEMENT EN3: SUSTAINABLE DEVELOPMENT AND CLIMATE
CHANGE, where the Council seeks to ensure that all development
meets an appropriate recognised sustainable design and
construction standard where viable to do so, in order to address
both the causes and consequences of climate change.
KEY STATEMENT EN4: BIODIVERSITY AND GEODIVERSITY, where
the Council will seek wherever possible to conserve and enhance
the area’s biodiversity and geodiversity and to avoid the
fragmentation and isolation of natural habitats and help develop
green corridors.
KEY STATEMENT H2: HOUSING BALANCE, where planning
permission will only be granted for residential development
providing it can be demonstrated that it delivers a suitable mix of
housing that accords with the projected future household
requirements and local need across the Ribble Valley as a whole as
evidenced by the Strategic Housing Market Assessment.
KEY STATEMENT H3: AFFORDABLE HOUSING, where affordable
housing is broadly defined as that which is accessible to people
whose income does not enable them to afford to buy or rent
property suitable for their needs in the open housing market.
Within the settlement boundaries of Clitheroe and Longridge, on
housing developments of 10 units or more dwellings (or sites of
0.5 hectares or more, irrespective of the number of dwellings) an
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element of affordable, local needs housing will be required on all
schemes. The Council will seek affordable housing provision at
30% of units on the site.
KEY STATEMENT DMI2: TRANSPORT CONSIDERATIONS, where new
development should be located to minimise the need to travel. Also
it should incorporate good access by foot and cycle and have
convenient links to public transport to reduce the need for travel
by private car.
2.16 In addition to these key statements, policies relevant to sustainable development
include:
GENERAL KEY STATEMENT POLICY DMG1: GENERAL
CONSIDERATIONS
IN DETERMINING PLANNING APPLICATIONS, ALL DEVELOPMENT MUST:
BE OF A HIGH STANDARD OF BUILDING DESIGN WHICH
CONSIDERS THE 8 BUILDING IN CONTEXT PRINCIPLES (FROM THE
CABE/ENGLISH HERITAGE BUILDING ON CONTEXT TOOLKIT.
BE SYMPATHETIC TO EXISTING AND PROPOSED LAND USES IN
TERMS OF ITS SIZE, INTENSITY AND NATURE AS WELL AS SCALE,
MASSING, STYLE, FEATURES AND BUILDING MATERIALS.
CONSIDER THE POTENTIAL TRAFFIC AND CAR PARKING
IMPLICATIONS.
ENSURE SAFE ACCESS CAN BE PROVIDED WHICH IS SUITABLE TO
ACCOMMODATE THE SCALE AND TYPE OF TRAFFIC LIKELY TO BE
GENERATED.
CONSIDER ADEQUATE DAY LIGHTING AND PRIVACY DISTANCES.
CONSIDER THE ENVIRONMENTAL IMPLICATIONS SUCH AS SSSIS,
COUNTY HERITAGE SITES, LOCAL NATURE RESERVES,
BIODIVERSITY ACTION PLAN (BAP) HABITATS AND SPECIES,
SPECIAL AREAS OF CONSERVATION AND SPECIAL PROTECTED
AREAS, PROTECTED SPECIES, GREEN CORRIDORS AND OTHER
SITES OF NATURE CONSERVATION.
CONSIDER THE PROTECTION AND ENHANCEMENT OF PUBLIC
RIGHTS OF WAY AND ACCESS.
ALL DEVELOPMENT MUST PROTECT AND ENHANCE HERITAGE
ASSETS AND THEIR SETTINGS.
WITH REGARDS TO POSSIBLE EFFECTS UPON THE NATURAL
ENVIRONMENT, THE COUNCIL PROPOSE THAT THE PRINCIPLES OF
THE MITIGATION HIERARCHY BE FOLLOWED. THIS GIVES
SEQUENTIAL PREFERENCE TO THE FOLLOWING: 1) ENHANCE THE
ENVIRONMENT 2) AVOID THE IMPACT 3) MINIMISETHE IMPACT 4)
RESTORE THE DAMAGE 5) COMPENSATE FOR THE DAMAGE 6)
OFFSET THE DAMAGE.
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ALL NEW DEVELOPMENT PROPOSALS WILL BE REQUIRED TO TAKE
INTO ACCOUNT THE RISKS ARISING FROM FORMER COAL MINING
AND, WHERE NECESSARY, INCORPORATE SUITABLE MITIGATION
MEASURES TO ADDRESS THEM.
ACHIEVE EFFICIENT LAND USE AND THE RE USE AND
REMEDIATION OF PREVIOUSLY DEVELOPED SITES WHERE
POSSIBLE.
HAVE REGARD TO PUBLIC SAFETY AND SECURED BY DESIGN
PRINCIPLES.
CONSIDER THE DENSITY, LAYOUT AND RELATIONSHIP BETWEEN
BUILDINGS, WHICH IS OF MAJOR IMPORTANCE. PARTICULAR
EMPHASIS WILL BE PLACED ON VISUAL APPEARANCE AND THE
RELATIONSHIP TO SURROUNDINGS, INCLUDING IMPACT ON
LANDSCAPE CHARACTER, AS WELL AS THE EFFECTS OF
DEVELOPMENT ON EXISTING AMENITIES.
NOT ADVERSELY AFFECT THE AMENITIES OF THE SURROUNDING
AREA.
NOT PREJUDICE FUTURE DEVELOPMENT WHICH WOULD PROVIDE
SIGNIFICANT ENVIRONMENTAL AND AMENITY IMPROVEMENTS.
NOT RESULT IN THE NET LOSS OF IMPORTANT OPEN SPACE,
INCLUDING PUBLIC AND PRIVATE PLAYING FIELDS WITHOUT A
ROBUST ASSESSMENT THAT THE SITES ARE SURPLUS TO NEED.
USE SUSTAINABLE CONSTRUCTION TECHNIQUES WHERE
POSSIBLE AND PROVIDE EVIDENCE THAT ENERGY EFFICIENCY
HAS BEEN INCORPORATED INTO SCHEMES WHERE POSSIBLE.
CONSIDER AIR QUALITY AND MITIGATE ADVERSE IMPACTS
WHERE POSSIBLE.
THE CODE FOR SUSTAINABLE HOMES AND LIFETIME HOMES
SHOULD BE INCORPORATED INTO SCHEMES.
HAVE REGARD TO THE AVAILABILITY TO KEY INFRASTRUCTURE
WITH CAPACITY. WHERE KEY INFRASTRUCTURE WITH CAPACITY
IS NOT AVAILABLE IT MAY BE NECESSARY TO PHASE
DEVELOPMENT TO ALLOW INFRASTRUCTURE ENHANCEMENTS TO
TAKE PLACE.
CONSIDER THE POTENTIAL IMPACT ON SOCIAL INFRASTRUCTURE
PROVISION.
IN ASSESSING THIS, REGARD MUST BE HAD TO THE LEVEL OF
PROVISION AND STANDARD OF PUBLIC OPENSPACE IN THE AREA, THE
IMPORTANCE OF PLAYING FIELDS AND THE NEED TO PROTECT SCHOOL
PLAYINGFIELDS TO MEET FUTURE NEEDS. REGARD WILL ALSO BE HAD
TO THE LANDSCAPE OR TOWNSCAPE OF AN AREA AND THE IMPORTANCE
THE OPEN SPACE HAS ON THIS.
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This policy helps deliver the vision for the area and gives an overarching
series of considerations that the Council will have regard to in achieving
quality development.
This key policy is supported by other policies relevant to sustainable development within
the document, as follows:
POLICY DMG2: STRATEGIC CONSIDERATIONS – seeks development
in accordance with policy DMG1 both inside and outside settlement areas.
POLICY DMG3: TRANSPORT AND MOBILITY – seeks adequate access
to public transport and its infrastructure, walking and cycling and car
parking spaces.
POLICY DME1: PROTECTING TREES AND WOODLANDS – seeks a
presumption to prevent the removal of broadleaf trees and protection
measures for trees (tree preservation orders), ancient woodlands, veteran
and ancient trees and hedgerows.
POLICY DME3: SITE AND SPECIES PROTECTION AND
CONSERVATION – seeks protection of protected species, SSSI sites,
priority habitats (within the Lancashire biodiversity action plan), nature
reserves, biological heritage sites, SAC’s, SPAS’s and conservation sites.
POLICY DME5: RENEWABLE ENERGY – NEW NON-RESIDENTIAL
DEVELOPMENTS OVER 1000M2 AND ALL RESIDENTIAL
DEVELOPMENTS OF 10 OR MORE UNITS THAT AT LEAST 10% OF
THEIR PREDICTED ENERGY REQUIREMENTS SHOULD COME FROM
DECENTRALISED AND RENEWABLE OR LOW CARBON SOURCES
UNLESS THE APPLICANT CAN DEMONSTRATE THAT THIS IS NOT
FEASIBLE OR VIABLE. THIS TARGET WILL BE UPRATED IN LINE
WITH NATIONAL TARGETS.
POLICY DME6: WATER MANAGEMENT – seeks prevention of flood risk,
pollution to ground water, reduced water consumption, and surface water
flooding through sustainable urban drainage systems (SUDs).
POLICY DMH1: AFFORDABLE HOUSING CRITERIA – provision of
housing for specific groups (first time buyers (within the parish), elderly,
those employed in the parish and carers.
POLICY DMB4: OPEN SPACE PROVISION – seeks the provision of
adequate and usable open space.
POLICY DMB5: FOOTPATHS AND BRIDLEWAYS – seeks the retention,
maintenance and improvement of foot paths and bridleways.
2.17 The emerging plan policies, though strongly accented towards the ambitions of
sustainable development, carry little weight. Therefore it is necessary to assess
the proposed development in the context of the presumption in favour of
sustainable development as required by the NPPF, the remainder of the report
discusses sustainability issues within the chapters, as follows:
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Energy and CO2 emissions;
Minimising water use and flood risk management;
Construction materials;
Pollution management;
Health and wellbeing;
Ecological Protection; and
Transport.
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3. ENERGY AND CO2 EMISSIONS
Residential Dwellings
3.1 In recent years the average energy use within homes has been falling in response
to both passive and active measures, namely:
Passive – design and layout of dwellings through southerly orientation,
location of open space, trees and landscape planting in response to solar
gains and shading.
Active - improvements within the thermal efficiency of dwellings and
changes in technology for electrical appliances. These changes are in
response the Building Regulations Part L.
3.2 Building Regulations Part L1A, Conservation of Fuel and Power in New Dwellings
(2013) require the design standards under schedule 1 – Part Conservation of Fuel
and Power; namely:
L1. Reasonable provision shall be made for the conservation of fuel
and power in buildings by:
a) Limiting heat gains and losses-
ii. Through thermal elements and other parts of the building fabric;
and
iii. from pipes, ducts and vessels used for space heating, space
cooling and hot water services;
b) providing fixed building services which-
i. are energy efficient;
ii. have effective controls; and
iii. are commissioned by testing and adjusting as necessary to ensure
they use no more fuel and power than is reasonable in the
circumstances.
3.3 These new regulations (23, 24, 25, 25A, 25B, 26 26A, 27, 27A, 28, 29, 29A, 40
43- pressure testing, 44 - Commissioning) align with the implementation of the
articles of the EU Energy Performance of Buildings Directive (EPBD) through the
calculation of energy performance ratings known as Standard Assessment
Procedure (SAP) for dwellings3.
3 Regulation 25B “Nearly zero-energy requirements for new buildings” will not come into force until 2019 at
the earliest.
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3.4 These new regulations retain the minimum energy performance requirements for
buildings, termed the Target Emission Rate (TER) and the Dwelling Emission Rate
(DER) which describe the estimated CO2 emissions per m2 for the building, as
designed, for energy in use for heating, hot water and lighting. Additionally the
regulations now include a Dwelling Fabric Energy Efficiency (DFEE) rate that must
not be greater than the Target Fabric Energy Efficiency (TFEE), both expressed as
kWh/m2/yr.
3.5 These regulations require the achievement of five criteria:
Criterion 1 – Achieving the TER and TFEE rate - states that in
accordance with regulations 26 and 26A, the dwelling CO2 Emissions Rate
(DER) and the Dwelling Fabric Energy Efficiency (DFEE) rate must be no
worse than the Target Emission Rate (TER) and Target Fabric Energy
efficiency (TFEE) rate calculated. The final DER and DFEE rate calculation
produced must be in accordance with Regulations 27 and 27A and must be
based on the building as constructed.
Criterion 2 – Limits on design flexibility – required under paragraph
L1 (a)(i) of Schedule 1 and states that reasonable provision should be
made to limit heat gains and losses through the fabric of the building and
paragraphs L1 (b)(i) and (ii) require that energy efficient fixed building
services with effective controls should be provided.
Criterion 3 – limiting the effects of heat gains in summer - required
by paragraph L1 (a)(i) and L1(a)(ii) of schedule 1 and requires the limiting
of the effects of solar gains in summer and heat losses and gains from
circulation pipes.
Criterion 4 – Building performance consistent with DER and DFEE
rate - requires that dwellings are constructed and equipped so that
performance is consistent with the calculated DER and DFEE rate. The final
calculation of the DER and DFEE is required to take account of any
changes in performance between design and construction, and to
demonstrate that the building, as constructed, meets the TER and TFEE
rate required under regulations 26 and 26A. Hot water systems should
operate for the purposes of fuel conservation as set out within regulation
44.
Criterion 5 – Provisions for energy-efficient operation of the
dwelling - requires an owner’s manual for the building, fixed building
services and their maintenance so that the building can be operated in
such a manner as to use no more fuel and power than is reasonable in the
circumstances.
3.6 SAP is the approved methodology required under EU EPBD for dwellings and
provides Energy Performance Certificates (EPC). The methodology is used to
evaluate the impacts of different dwelling types, their orientation and energy
efficiency measures for the proposed development.
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3.7 SAP methodology provides the CO2 emissions rates as a TER and TFEE forming a
notional building which has to be greater than the DER and DFEE to achieve
compliance and sets elemental reference U-values for England as shown in the
table below.
Element or System Value Climate data UK average
Size and shape Same as actual dwelling
Opening areas (windows, roof windows and doors)
Same as actual dwelling up to a maximum for total area of openings of 25% of total floor area. If the total area of openings in the actual dwelling
exceeds 25% of the total floor area, reduce to 25% as follows: 1) Include all opaque and semi-glazed doors with the same areas as the actual dwelling (excluding any doors not in exposed elements, e.g. entrance door to
a flat from a heated corridor). 2) Reduce area of all windows and roof windows by a
factor equal to [25% of total floor area less area of doors included in 1)] divided by [total area of windows and roof windows in actual dwelling].
External walls including semiexposed
walls
U = 0.18 W/m²K
Party walls U = 0
Floors U = 0.13 W/m²K
Roofs U = 0.13 W/m²K
Opaque door (<30% glazed area)
U = 1.0 W/m²K
Semi-glazed door (30%-60% glazed area)
U = 1.2 W/m²K
Windows and glazed doors with >60% glazed area
U = 1.4 W/m²K Frame factor = 0.7
Solar energy transmittance = 0.63 Light transmittance = 0.80 Orientation same as actual dwelling Overshading same as for DER calculation (average if
actual dwelling has very little or average overshading; same as actual dwelling if greater overshading)
Roof windows U = 1.4 W/m²K (Adjustment factor of +0.3 W/m²K applied to roof window as described below Table 6e; resultant U value = 1.7 W/m²K)
Overshading factor 1.0 Other parameters as for windows
Curtain wall Curtain walling to be treated as standard glazing and opaque wall with the same areas as the actual dwelling. When the total opening area exceeds 25% of floor area the glazed area to be reduced to 25% as
for opening areas above. U-value of opaque wall = 0.18 W/m²K
U-value of glazing = 1.5 W/m²K (which includes an allowance of 0.1 for thermal bridging within the curtain wall)
Thermal mass Medium (250 kJ/m²K)
Living area Same as actual dwelling
Number of sheltered sides Same as actual dwelling
Allowance for thermal bridging 1 If the thermal bridging in the actual dwelling has
been specified by using the default y-value of 0.15 W/m²K, the thermal bridging is defined by y = 0.05
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W/m²K.
2. Otherwise the thermal bridging allowance is calculated using the lengths of junctions in the actual dwelling and the psi values in Table R2. Note. Where the area of openings in the actual dwelling is > 25% of the total floor area the lengths of junctions in the notional dwelling remain the same as the lengths in the actual dwelling, even though
window area is reduced as described for ‘Opening areas’ above.
Ventilation system Natural ventilation with intermittent extract fans
Air permeability 5 m³/h·m² at 50 Pa
Chimneys None
Open flues None
Extract fans / passive vents 2 extract fans for total floor area up to 70 m², 3 for total floor area > 70 m² and up to 100 m², 4 for total
floor area > 100 m²
Main heating fuel (space and
water)
Mains gas
Heating system Boiler and radiators
Central heating pump 2013 or later, in heated space Design flow temperature > 45°C
Boiler If gas or oil combi boiler in actual dwelling, instantaneous combi boiler; otherwise regular boiler Efficiency, SEDBUK(2009) = 89.5% Room-sealed, fan-assisted flue
Modulating burner control No hot water test for combi boiler
Heating system controls 1. For a single storey dwelling in which the living area is greater than 70% of total floor area, programmer and room thermostat;
2. For any other dwelling, time and temperature zone control. And in all cases: Boiler interlock
Weather compensation providing +3% boiler efficiency adjustment
Hot water system Heated by boiler (regular or combi as above) Separate time control for space and water heating
Hot water cylinder If cylinder specified in actual dwelling: volume of cylinder in actual dwelling If combi boiler: no cylinder
Otherwise: 150 litres If cylinder, declared loss factor = 0.85 x (0.2 + 0.051 V2/3) kWh/day, where V is the volume of the cylinder in litres
Primary water heating losses Fully insulated primary pipework Cylinder temperature controlled by thermostat
Cylinder in heated space
Water use limited to 125 litres per person per day
Yes
Secondary space heating None
Low energy light fittings 100% of fixed outlets
Air conditioning None
Reducing energy demand in residential developments can be achieved by focussing on
the areas that deliver cost effective and resident friendly solutions. The buildings
are arranged within the site to capture free energy through passive design
measures:
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solar gains - the dwellings are orientated to capture the solar gains
during spring and autumn so preventing early use of space heating, whilst
also being designed to maximise solar shading during summer months to
prevent and reduce overheating. The window openings and eaves will
allow for individual household control and management of these gains.
thermal mass – the use of concrete floors and walls provide significant
thermal mass to help reduce fluctuation in temperature during the day and
also at night. This action enables the use of a stack effect to aid ventilation
and also distribute heat.
3.8 The active measures typically focus on the role of renewable power generation as
the solution for reducing consumption of fossil fuel generated power for dwellings.
This approach requires a technology solution through remote generation, near
site generation or on-site generation.
3.9 The driver for the technology approach originates in 2006 following the
publication of the Stern Review (Economics of Climate Change) and led to the
Government ambition for buildings to be zero carbon by 2016. The evidence from
the Review concluded that the benefits of strong, early action considerably
outweigh the costs of climate change. The key scientific findings identified are:
The stock of greenhouse gases in the atmosphere is rising as a result of
human activity.
The current stock in the atmosphere is equivalent to around 445 parts per
million (ppm) CO2e compared to 280ppmn before the industrial revolution
and have caused warming of 1 degree Celsius.
Even if emissions did not increase, the stock of gases in the atmosphere
would reach double by 2050 – that is 550ppm CO2e and would continue to
grow. As annual emissions are growing the 550ppm could be reached by
2035 and global temperature rise exceed 2oC.
3.10 By 2007, Stern had also stated: "Climate change is a result of the greatest
market failure the world has seen. The evidence on the seriousness of
the risks from inaction or delayed action is now overwhelming. We risk
damages on a scale larger than the two world wars of the last century.
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The problem is global and the response must be a collaboration on a
global scale."4
3.11 The role of the Climate Change Act (2008) is to address this issue and reduce
impacts of anthropogenic CO2 emissions by setting targets for the reduction of
CO2 emissions up to 2025.
3.12 Since Stern, the link between sustainable development and climate change has
become embedded and more recently the Copenhagen Accord (2009) included
policy to prevent dangerous anthropogenic interference with the climate system,
recognising "the scientific view that the increase in global temperature
should be below two degrees Celsius"5.
3.13 Reducing energy demand in residential developments can be achieved by
focussing on the areas that deliver cost effective and resident friendly solutions.
The proposed development intends to be undertaken through a fabric first
approach. This provides in-built measures for improving energy efficiency that
are guaranteed to reduce the buildings energy demand over its lifetime. Limiting
the dwellings in-built energy demand through high quality design and material
specifications provides long-term energy reduction at the site.
3.14 The type of construction and U-values (thermal conductivity of each building
element) describe the heat loss and gains for the dwellings and the subsequent
CO2 emissions. The elements used within the SAP calculations include external
walls, roof, floor, windows and doors.
3.15 The minimum dwelling specification set within the notional model for Building
Regulations Part L 2013 are as follows:
Opening areas (windows and doors) – same as actual dwelling up to a
maximum proportion of 25% of total floor area.
Walls – 0.18 W/m2
Floor – 0.13 W/m2
Roof – 0.13 W/m2
Openings – 1.4-1.0 W/m2
4 Stern, N. Royal Economic Society (RES) public lecture in Manchester, November 2007. 5 Copenhagen Accord (2009)
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Air Permeability - <5 m3/m2/hr
3.16 The energy efficiency of the building services is the next stage for energy demand
reduction and includes:
100% lighting through energy efficient light bulbs;
high energy efficient domestic appliances;
better heating controls for zoning and load compensation to reduce
unnecessary wastage of heat; and
A-rated gas fired condensing boiler with high efficiency.
3.17 The use of condensing boilers that are 89.6% efficient and heating controls (load
compensator, delay start stat, programmer, thermostatic radiator valves and
time/temperature zone controls) will be explored.
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4. MINIMISING WATER USE AND FLOODING
Potable Water Use
4.1 Building Regulations Part G sanitation, hot water safety and water efficiency
(2010) set compliance levels for new dwellings for energy and water
consumption. The requirements of G2 and Regulation 36 (1) are that reasonable
provision must be made by the installation of fittings and fixed appliances that
use water efficiently for the prevention of undue consumption. Regulation 36
requires:
The potential consumption of wholesome water by persons
occupying a dwelling to which this regulation applies must not
exceed 125 litres per person per day, calculated in accordance
with the methodology set out in the document “The Water
efficiency Calculator for New Dwellings”, published in September
2009 by DCLG.
This regulation (2) applies to a dwelling which is –
a) Erected; or
b) Formed by a material change of use of a building within the
meaning of regulation 5(a) or (b).
4.2 Household potable water consumption is split between hot water and cold water
use as follows:
Cold water (56%) – cold taps (22%), garden (1%), car (1%), toilet
(22%), washing machine (9%), dishwasher (1%); and
Hot water (44%) – hand washing (4%), bath (8%), shower (25%),
bathroom hot tap (7%)6.
4.3 The table below sets out how households can reduce potable water use from the
typical home to levels compliant with Building Regulations Part G.
Technique Typical home
(l/d)
Water savings
125 l/d/capita
Toilet flushing 28.8 6.4%
Taps 42.3 7%
Showers 30 30%
6 Energy Saving Trust Values
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Bath 28.8 2.1%
Washing
machine
16.7 0.9%
dishwasher 3.9 0.2%
Total per
capita
151 21%
Outdoor 11.5
Total per home 367 20%
4.4 The installation of water efficient devices will be assessed and incorporated within
each dwelling of the proposed scheme where viable, as follows:
Water efficient taps;
Water efficient toilets;
Low output showers;
Flow restrictors to manage water pressure to achieve optimum levels; and
Water meters to all premises with guidance on water consumption and
savings.
4.5 Within the proposed development, water meters will be installed, where
appropriate. The development will aim to promote recycling of rainwater and
reduce the amount of mains potable water used for external uses.
4.6 As with energy efficiency and domestic recycling, water waste reduction advice
can be provided to the residents within a comprehensive Home Users Guide which
details how to make optimum use of the devices installed around the home.
Flooding and Surface Water Drainage
4.7 The Flood Risk Assessment prepared by Resources & Environmental Consultants
Ltd (dated June 2014) identifies that the site lies within Flood Zone 1 and is not
considered likely to experience flooding from a main river or other water courses
within the significant catchment.
4.8 The report identifies a risk of ground water flooding due to a perched
groundwater table and that drift deposits may be in hydraulic continuity with
surface water courses adjacent to the site. The report recommends the dwellings
finished floor levels are set a minimum of 300mm above ground level.
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4.9 The preliminary Drainage Strategy prepared by Resources & Environmental
Consultants Ltd (dated June 2014) make recommendations for the surface water
as follows:
Prior to undertaking a detailed drainage design, infiltration testing in
accordance with BRE 365 should be undertaken to determine if soakaways
are suitable; and
Permeable paving should be used where possible;
4.10 These site conditions identified within the report are likely to prevent the use of
SUDS and as such land drainage consent is required from Lancashire County
Council Flood Risk Management prior to any discharge to watercourse.
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5. CONSTRUCTION MATERIALS
5.1 While a major planning consideration in construction, material selection is the
external appearance of the buildings and it is important from a sustainability
perspective that the developer seeks to minimise the environmental impact of the
materials used over the lifetime of the building – from manufacture, to eventual
demolition and disposal.
5.2 For building materials within the development, it is proposed to use, where viable
and practical, “A” or “A+” rated materials using the BRE Green Guide to Housing.
Such materials have lower environmental impacts compared with “B” and “C”
rated materials, and especially when sourced locally. It is intended that where
practical, external walls, internal walls (party walls and internal partitions),
windows and roofs for housing will meet the BRE Green Guide “A” rating, with
other building elements being “B” rated.
5.3 The use of recycled materials (e.g. crushed concrete from waste used for
hardstanding) has zero embodied energy impact, other than that expended in
their processing or transport. Their use will therefore be carefully considered and
incorporated where feasible.
5.4 Timber used in the development for both basic and finishing elements will be
sourced from sustainable sources (e.g. PEFC and FSC) wherever possible.
5.5 The design of the buildings will seek to avoid the use of CFCs or HCFCs in their
insulation, air-conditioning and fire fighting proposals.
5.6 In summary, the building materials within the development will seek to meet all
the following criteria:
Preference for the use of traditional and/or long-established materials that
do not emit pollutants and have low embodied energy;
Use materials that are stable, durable and appropriate;
Not use materials that contain heavy metals, biocides or known toxins
such as lead or asbestos;
Make sure that mineral and other fibres are encapsulated;
Use low or nil-formaldehyde-emitting materials;
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Minimise the use of paints, using organic water-based or mineral paints
wherever practicable;
Avoid harmful cleaning agents, solvents and smoke from open fire;
Implement a waste reduction strategy; and
Use local suppliers, where possible.
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6. POLLUTION MANAGEMENT
6.1 The reduction of adverse effects on land, water and air are addressed through the
design and operations of the construction and occupation of the development.
Examples of design measures considered include:
Site layout and spaces to provide acceptable noise climates to open land
and buildings;
Design of internal layout of buildings to take advantage of quiet facades;
Site layout designed to reduce exposure to air pollutants generated by
road traffic;
Source control features such as soakaways to attenuate and improve the
quality of run-off from paved areas;
Site control features including vegetative buffer zones to provide a
secondary level of treatment and attenuation before discharge at pre-
development rates;
Provision of spaces for waste recycling receptacles; and
Low level lighting, automatic switching, time controls and reduced lighting
times to reduce energy consumption and light pollution.
6.2 During construction, measures to reduce adverse impacts are discussed below.
Air Pollution and Quality
6.3 Locations sensitive to dust emitted during construction will be places where
members of the public are regularly present. Residential properties close to the
site will be most sensitive to construction dust.
6.4 The greatest potential for construction impacts is therefore likely to be from the
initial phase of site preparation, and from the passage of vehicles travelling
across unpaved ground during periods of dry weather. There is also the potential
for dust emissions during the handling of dusty materials and the cutting of
stone/concrete. Dust may also be tracked out of the site onto the adjoining road
network. Any impacts would be of a localised and temporary nature.
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6.5 The applicant will seek to minimise the negative impacts on air quality during
construction through the following initiatives:
Use of water-sprays to ensure that any unpaved routes across the site are
maintained in a damp condition when in use;
Use of consolidated surfaces close to residential areas;
Impositions and enforcement of a 5mph speed limit on unpaved ground;
Hard surfacing of the proposed new access road at an early stage of the
works;
Minimising any dust-generating activities on very dry or windy days;
Sheeting of all lorries carrying materials on and off site;
Locating and/or covering of stockpiles as far from sensitive locations as
possible, and provision of appropriate hoardings;
Wherever practicable, off-road plant to use Ultra-Low Sulphur Diesel and
be equipped with exhaust after-treatment;
Regular cleaning of all paved areas on-site;
Use of a jet-spray vehicle and wheel wash for all vehicles leaving the site;
Regular use of a water-assisted dust sweeper on the access and local
roads, as necessary, to remove any material tracked out of the site; and
Use of water suppression during any cutting of stone and concrete.
Noise Insulation and Abatement
6.6 Noise pollution can be a problem for residents during construction, should some
units become occupied before the whole scheme is completed. Given the scale of
the proposed development it is unlikely that this situation will arise.
6.7 The main phases identified as giving rise to the greatest potential for adverse
impacts upon the existing residents are as follows:
Construction of the main infrastructure and services;
General construction activities; and
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Vehicle movements.
6.8 Potential noise pollution of this type has been carefully considered by the
applicant for the development. The following will assist in managing noise to
acceptable levels:
Restrict working hours by the imposition of conditions attached to any
planning permission to ensure that noise which has to be made will be
during day/working hours;
Construction techniques will favour quieter methods where practicable.
6.9 In addition to insulation levels consideration will be given to specification items
which may limit noise transmission such as carpeting floors in flats and designing
units so that bedrooms are oriented away from noise sources.
Waste
6.10 Waste reduction is a key principle of sustainable development. The two main
waste issues for the developers to consider are:
Domestic Waste: to reduce waste arising from new homeowners and
incorporating various techniques for this.
Construction Waste: to reduce waste by the contractors and
incorporating various techniques for this.
6.11 Adequate storage for recycling will be provided within all dwellings in accordance
with the local authority contractors: typically waste will be segregated into two
streams – general and recyclable waste. Full details of waste and recycling
facilities will be agreed at Reserved Matters stage.
6.12 The roads within the development will be built to a standard capable of
accommodating recycling vehicles (RVCs) or where this is not possible waste
collection points will be provided so that the collection team does not have to
transport two-wheeled containers more than approximately 10m to the RCV.
6.13 Construction waste is a key element to be considered in achieving a reduction in
all waste. It is estimated that some 40% of all waste is construction-related. It
has also been shown on a number of housing sites that as soon as the issue of
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waste starts to be addressed, significant improvements follow quickly. There are
two key elements to be considered:
Appropriate construction methods and effective management; and
Re-use/recycling of materials on site.
6.14 The amount of waste materials arising from construction can be reduced by
introducing regular audits to monitor and control site activities more closely, for
example, reviewing materials ordering and site practices to prevent damage and
cross-contamination. Surveys have found that detailed attention to the quantity
of materials purchased and the way that these are offloaded, labelled and stored,
can significantly reduce the amount of materials wasted. Wherever possible, the
use of packaging and non-returnable pallets should be avoided, or they should be
recycled or reused.
6.15 Construction operations generate waste materials as a result of general handling
losses and surpluses. These wastes can be reduced through appropriate selection
of construction methods, good site waste management practices and spotting
opportunities to avoid creating unnecessary waste.
6.16 Recycling of materials from the construction waste stream can provide valuable
construction materials and relieves the existing pressure on landfill sites. By
maximising the value extracted from these materials, and extending their life in
this way, the demand for such materials from new sources is reduced and there is
likely to be a long-term beneficial impact on conservation of mineral resources
such as primary aggregate materials.
6.17 It is envisaged that a comprehensive audit of the materials will be carried out by
the developers in order to identify salvageable materials. Where materials can be
reused in the construction of the scheme, they will be stored on site in order to
reduce the transportation required and potential disturbances to local residents.
Site Waste Management Plan
6.18 During construction the applicant and its contractors will seek to reduce waste
and maximise recycling opportunities by implementation of a Site Waste
Management Plan (SWMP). A Site Waste Management Plan includes procedures
to sort, reuse and recycle construction waste. Implementing a SWMP will result
in various benefits for the development, which include:
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Better control of risks relating to the materials and waste on the site.
“Good housekeeping” of waste improves site safety;
Demonstrating compliance with the legislative framework;
A mechanism demonstrating to clients how waste is managed and
minimised and how associated costs are controlled;
A tool to aid compliance with various environmental management systems
e.g. ISO14001.
Compliance with contractual requirements from public and private sector
clients; and
A system to help make cost savings by better managing the supply chain
of materials, and their storage, handling, recovery and eventual disposal.
6.19 Anticipated waste streams to be included in the SWMP include:
Demolition material from the existing buildings;
Soils from site clearance works and levelling; and
Wastage of construction materials during build phases (aggregate, brick,
tiles, timber, metal, paint, various types of plastics, cardboard and organic
waste from site clearance).
6.20 The waste management strategy will seek to minimise waste production through
reuse, recycling and recovery, including:
Demolition materials such as concrete and bricks used as secondary
aggregate;
Soils and rubble reused for cut and fill materials;
Green waste and vegetation materials sent for composting;
Metals segregated and sent for recycling;
Building materials (brick, blocks and plasterboard) wastage reduced
through procurement; and
Packaging minimised by supplier.
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6.21 This SWMP process will be regularly monitored to identify progress and ways to
further improve diversion and to assist in the wider objective of diverting at least
50% of non-hazardous construction waste from landfill.
6.22 It is envisaged that the applicant will register the project with the Considerate
Constructors Scheme. This is designed to encourage environmentally and socially
considerate ways of working, so as to reduce any adverse impacts arising from
the construction process. Under the Considerate Constructors Scheme, the
Applicant will be assessed in terms of being:
i. Safe;
ii. Considerate;
iii. Clean;
iv. A good neighbour;
v. Respectful;
vi. Responsible; and
vii. Accountable.
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7. HEALTH AND WELL-BEING
7.1 The scheme proposed will create a vibrant and sustainable community which
respects the character of the surrounding area and is considerate to adjacent land
uses.
7.2 The proposed development is centred with a “green streets” that connects a
series of characters areas for the new dwellings and also a centrailsed area of
parkland and open space. The six different character areas, as follows:
Parkland Edge – Predominately semi-detached and detached properties
that create a rural character by facing directly towards the adjacent
countryside. This area abuts the green street at the north to provide
continuity into the site.
Woodland Lanes - Predominately semi-detached and detached properties
defined by their proximity to the woodland and also the retained mature
trees within the gardens and courtyards. This area abuts the green street
at the south to provide continuity into the site.
Brook Lanes – varied dwelling styles including terrace and semi-detached
defined by a green buffer that creates an interface with rear gardens of
properties along Northcote Road. This area abuts the green street at the
north to provide continuity into the site.
Green Lane - varied dwelling styles including terrace and semi-detached
centrally located and facing directly onto the “green street” and forms the
focus point.
Longsight Road - varied dwelling styles including terrace and semi-
detached abutting a defined green buffer that creates an interface with
Longsight Road. The area is edged by the “green street” at the east and
south.
Gateway – dwelling types reflect the characteristics of the local style to
aid legibility and are located at the main vehicular entrance to the
development.
7.3 The dwellings are positioned to define the streets and central open space. All
dwellings will be 2 storey detached, semi detached or terraced housing.
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7.4 The hard landscape materials and planting will contribute to defining the streets
and enabling a legible and orientated development. The dwellings are set within a
landscaped setting and retain existing trees where possible.
7.5 The proposed development will provide a Home User Guide for all the new
dwellings. The guide will provide specific information as follows:
Energy – Providing the EPC, manuals for the electrical fittings and
fixtures, labelling of white goods and the energy efficiency measures
within the dwellings.
Water-use – technical guides for the water savings fixtures and fittings
installed.
Waste – information on the Local Authority collections and the location of
the bin stores (apartments only).
Health and Safety – location of smoke detectors and technical manuals.
Public transport – maps and information for walking routes, cycle routes
and public transport connections.
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8. ECOLOGY AND PROTECTION
8.1 The Preliminary Ecology Appraisal (dated April 2014) prepared by Solum
Environmental included a desk top and also site survey.
8.2 The report describes the site as being dominated by short grazed grassland with
hedgerow and broadleaved woodland present to the north and stream valleys and
drainage ditches to the eastern and western boundaries.
8.3 The report identifies species rich environments within the woodland edges,
hedgerow and ditches due to their potential to support invertebrates and roosting
bats. The report recommends further surveys for bats particularly around the
roosting trees identified.
8.4 No evidence was identified for protected species; Great Crested Newts, Badgers,
otters, water voles or reptiles.
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9. TRANSPORT
9.1 The Transport Assessment undertaken by SCP (dated May 2014) assessed the
site for traffic impacts and concludes as follows:
the proposed development is sustainably located presents no increase to
highways and access impacts; and
sustainable transport is possible through public transport, cycling and
walking and potentially car sharing to reduce single occupancy journeys.
9.2 The internal layout for the site provides priority towards pedestrians and cyclists.
The construction of a pedestrian refuge to the west of the site provides a safe
crossing location along the A59 Longsight Road.
9.3 Public transport routes to bus services are in close proximity to the site and the
presence of the Railway station encourages uptake of this mode of transport.
9.4 The proximity and size of the development provide a permeable route for
sustainable forms of transport, whilst the vehicular traffic does not present a
significant issue for the local highway network.
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10. CONCLUSIONS
10.1 This Statement has set out an approach which would enable the applicant to
create a vibrant development and include specific measures to both reduce CO2
emissions and to provide adaptability which should allow the development to
respond to the predicted impacts of climate change. Buildings are designed to
perform adequately throughout the lifetime of the development.
10.2 As set out in section 3, the CO2 emissions savings will be achieved through fabric
energy efficiency measures enabling these savings to be achieved throughout the
life of the development.
10.3 As set out in section 4, the utilisation of sustainable water consumption
technologies are discussed for all dwelling types and the following devices will be
incorporated within each unit where viable to reduce potable water use, as
follows:
Water efficient taps;
Water efficient toilets;
Low output showers;
Flow restrictors to manage water pressure to achieve optimum levels; and
Water meters to all premises with guidance on water consumption.
10.4 A+ or A- rated materials from the recognised BRE “Green Guide to Housing
Specification” will be specified wherever practicable. As set out in section 5 the
building materials within the development will meet all the following criteria:
Preference for the use of traditional and/or long-established materials that
do not emit pollutants and have low embodied energy;
Use materials that are stable, durable and appropriate;
Not use materials that contain heavy metals, biocides or known toxins
such as lead or asbestos;
Make sure that mineral and other fibres are encapsulated;
Use low or nil-formaldehyde-emitting materials;
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Minimise the use of paints, using organic water-based or mineral paints
wherever practicable;
Avoid harmful cleaning agents, solvents and smoke from open fire;
Implement a waste reduction strategy; and
Use local suppliers, where possible
10.5 A waste management strategy for construction waste and recyclable waste for the
dwellings will be provided by the applicant. As set out in section 6 the
development will address the two key issues, namely:
Domestic Waste: to reduce waste arising from new homeowners and
incorporating various techniques for this.
Construction Waste: to reduce waste by the contractors and
incorporating various techniques for this.
10.6 Buildings will provide good day-lighting and minimise shading to provide
comfortable environments for occupiers. Additionally, all occupants of the
buildings will enjoy a high quality lifestyle. The buildings will be secure, well
designed, environmentally friendly and adaptable to changing needs over the
course of their life span.
10.7 A range of landscaped spaces including formal and informal open spaces will be
included in the development and ecological features created through planting and
enhancement.
10.8 The overall development provides an inclusive community where sustainable
development is at the forefront of the applicant’s proposals. The development
responds to the three pillars of sustainable development as follows:
Economic role – the scheme provides employment through its
construction and maintenance of the community.
Social role – the buildings are high quality and mixed tenure to provide
dwellings appropriate to social mix within Langho and also new residents
to the community. The clustered design and distinctive character areas are
linked enabling a cohesive community and increasing health and well-
being.
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Environmental role – the green infrastructure captures the existing
ecology and biodiversity within the masterplan, the buildings respond to
climate change through reduced CO2 emissions from energy consumption,
resource sensitive materials, water efficiency measures, waste recycling
and pollution mitigation during construction.
10.9 The proposed development demonstrates that the development is “meeting the
needs of the present without compromising the ability of future generations to
meet their own needs”.