LOCAL SURVEY

Contents

:- Introduction 2

.1:- Background 2

.2:- The Council 3

.3:- Aims 3

2:- Site details 4

2.1:- Proposed site 4

2.2:- Access 4

2.3:- Topography 4

3:- Policies 5

3.1:- Site specific 5

3.2:- Local 5

3.3:- National 8

3.4:- International 8

4:- Good practice guidance 9

5:- Design 9

5.1:- Objectives 9

5.2:- Guidance 10

6:- Observations 11

7:- Preliminary environmental impact assessment 12

7.1:- Mitigating measures 14

8:-Appendix 14

8.1:- Health and safety 14

8.2:- Fire protection 15

8.3:- Further guidance 15

8.4:- Site photographs 17

9:- Local proposals map

:- INTRODUCTION

Briggs & Mortar have commissioned Spencer Property to carry out a local survey for land in Withernsea, which could be used for their latest project. The inspection was carried out on 9th February 2004, by Mr Whiteley.

Brief

a. Identify a suitable site for mixed-use development, including appropriate supporting local plan policies, whether they are site specific or general.

b. Give appropriate design guidance, including policy guidance, good practice guidance, and on-the-ground observations.

c. Assess the likely environmental impact of the development in preparation for the expected request for an Environmental Impact Assessment.

1.1:- Background

Withernsea is an urban centre serving the southeast of the borough, situated approximately 22 miles east of Hull and lying at the junction of the A1033 trunk road and the B1242 distributor road. Regular bus services between Hull and Withernsea provide public transport along the A1033. The A1033 and the B1445 are important commuter roads, which access major developments such as Saltend chemical works and the gas terminals at Easington.

The main north axis of the town is Queen Street, with a well-defined retail area, along which most of the shops and services are located. To the south and west of the town centre, newer suburban development has taken place at lower densities. The high-density development in the central area emphasises the lack of open spaces and trees. Future developments of large sites in the town will need to incorporate proposals for landscaping and open space provision.

In the older part of the town, the street pattern forms a grid network with long terraces of early 20th century housing. To the south and west of the town centre, newer suburban development has taken place at lower densities. Withernsea has a wide range of services and facilities associated with a town of this size.

The industrial area of the town on Hull Road consists of a small estate of workshop units of various sizes.

The surrounding countryside is generally of an open nature and classified by the Ministry of Agriculture, Fisheries and Food (MAFF) as being of Grades 2/3 agricultural quality. There are few topographical features constraining development other than the eroding coastline along its eastern boundary.

.2:- The Council

East Riding County Council (ERCC) as a representative body exists to maximise the well-being of the people of the borough. A healthy and sustainable environment is fundamental to the well-being of the borough both now and for the long-term future. The Council has given an undertaking to work to improve and protect the environment. It will improve the appearance and cleanliness of the borough for the benefit of the local people, visitors and potential investors. Local guidance, in the form of the Local Plan, Economic Development Plan and the Joint Structural Plan stress the importance of good design in the development of an attractive built environment.

ERCC is helping to protect and encourage investment and to create a better living environment by adopting better design practice as detailed in Planning Policy Guide (PPG12), Regional Planning Guide (RPG 12) and taking on board the recommendations of the Urban Task Force findings.

.3:- Aims

To give practical effect to the principles of PPG1, the local plan & economic strategy, thereby achieving high quality development in the built environment by delivering the following specific aims:

* To achieve & maintain sustainable developments involving the prudent use of natural resources.

* To achieve & maintain innovative developments which benefit from contemporary solutions whilst respecting and responding to the character of the borough.

* To achieve & maintain attractive integration of development thereby minimizing the impact of development on the local and wider communities.

* To achieve & maintain attractive places which minimizes the opportunity for crime and the fear of crime thereby encouraging social and community activity.(1)

2:- Site details

2.1 Proposed site

A suitable site for mixed-use development in Withernsea has been identified; the land is situated at Carrs Meadow, west of Kirkfield Road / Ryecroft Drive, 7.41 Ha (18.31 acres). There is potential to build up to 160 dwellings on the site.(2)

View north

2.2:- Access

The site is neighboured by good quality farmland, which may cause concerns to local farmers. Measures to mitigate potential adverse impacts of the proposed project will be expedited once planning consent is approved.

2.3:- Topography

The site slopes gently upward towards the northeast to a low ridge. The total elevation difference from northeast to southwest is about 100 feet. The site is near or alongside good quality (grade 2) agricultural land. To the south of the proposed site runs the former east coast railway-line, which would support good access to the site, with minimum disruption to farmland.

View south

3:- Policies

3.1 Site specific

A comprehensive scheme is required, which can allow phased development. Proposals should incorporate mixed housing styles and servicing provision for the prospective new school site, and can include local shopping and community facilities. A landscape scheme designed to enhance nature conservation interests is required to the site's western and southern boundaries adjoining the recreational cycle/footpath on the former railway line/cycleway and to the golf course extension. A pedestrian footpath should link the development to the former railway line.
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4.2:- Local policy

ERCC has adopted the principles of Agenda 21, central to this is a commitment to work towards sustainable development. Anyone planning to develop or use land in the borough, from household extensions to major building schemes, has a responsibility to ensure the change will protect the environment. As regards planning and building control applications, ERCC takes into account, wherever possible, the potential contribution of a new development, or change of use, to both environment and neighbourhood.

An analysis of ERCC local development plan has identified key areas in which new development proposals ...

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