Macclesfield Old Road, Buxton

Prepared for:

Severn Trent Water Ltd

Severn Trent Water Ltd

Macclesfield Old Road, Buxton

Planning, Design and Access Statement

December 2009

Severn Trent Water


D122851/21B1

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Erection of two control kiosks, a lifting gantry, pole mounted task lamp, vent stack, stone wall and alterations to an existing field access and vehicle turning area at land south of Bishops Lane, Buxton Macclesfield Old Road, Buxton December 2009

Rev Date Details Prepared by Reviewed by Approved by

01 Dec 2009 Final David Stephenson Graduate Planner

Matthew Smedley Principal Planner

Alex Smith Associate

Severn Trent Water


D122851/21B1

Table of Contents

1 Introduction ....................................................................................... 1

Need for Development.................................................................................................... 1

2 Site Description and Setting .............................................................. 2

3 The Development Proposals ............................................................. 3

Location.......................................................................................................................... 3

Layout............................................................................................................................. 3

Scale and Massing and Appearance............................................................................... 3

Access............................................................................................................................ 4

Construction ................................................................................................................... 4

Post Construction ........................................................................................................... 4

Environmental Considerations ........................................................................................ 4

4 Planning Policy Context..................................................................... 6

National Planning Policy ................................................................................................. 6

Regional Planning Policy ................................................................................................ 6

Local Planning Policy...................................................................................................... 6

Appraisal ........................................................................................................................ 7

5 Summary........................................................................................... 9

Appendix 1: Site Photographs.................................................................... 10

Planning, Design and Access Statement December 2009 1

1 Introduction

1.1 Severn Trent Water Ltd (STWL) is a regulated business with statutory responsibilities for the

provision of water and sewerage services to over 8 million people in an area stretching from the

Severn Estuary to the mouth of the Humber.

1.2 Severn Trent Water is currently implementing its Asset Management Plan for April 2005 to

March 2010 (known as AMP4), which is the mechanism by which the regulator OFWAT defines

a 5-year capital expenditure program for water companies. Investment during the AMP4 period

is in response to a number of key drivers. These drivers include new environmental and quality

obligations, and investment to ensure our existing water distribution and sewerage networks,

and other assets both above and below ground, operate efficiently and effectively.

1.3 This Planning, Design and Access Statement has been prepared for STWL to accompany a full

planning application for the erection of two kiosks, a lifting gantry, pole mounted task lamp, vent

stack, stone wall and alterations to an existing field access and vehicle turning area at land

south of Bishops Lane, Buxton.

1.4 The above is required in association with an underground flow meter chamber, valve chamber

and DIA storage tank and underground pipework.

1.5 Article 6 of the Town and Country Planning (General Development Procedure) (Amendment)

(England) GPDO 2006 now requires that planning applications be accompanied by a Design

and Access Statement. The appropriate criteria are addressed within the context of this

document. The following aspects are the main underlying principles; location, layout, scale and

massing, appearance, landscaping and access.

1.6 This document clearly sets out these topics and discusses and appraises how they relate to

this application.

Need for Development

1.7 The proposed development is required to alleviate internal property flooding at various

locations on Macclesfield Old Road. As such, a localised solution is required and comprises of

new below ground shaft storage tank and pumping station with above ground kiosks, lighting

and vent facilities. The proposed works shall prevent internal and external flooding to local

private properties up to a 40 year storm event.

1.8 The following drawings are submitted in support of the planning application:

• S388771-PA-002 Rev E – Planning Application Drawing

• Phase 1 Ecology Survey (Grontmij, November 2007)

• Phase 2 Ecology Survey (Grontmij 2008)

1.9 This document will continue by providing a site description in Section 2 and detailing the

proposed development in Section 3. Section 4 will appraise this application against national,

regional and local planning policy.


2 Site Description and Setting

2.1 The site is located on an area of undulating, undeveloped land to the south of Bishops Lane,

Buxton.

2.2 Bishops Lane is situated in Burbage on the western edge of Buxton.

2.3 Macclesfield is approximately 8 miles to the west, Chapel-en-le-Frith is 6 miles to the north and

Bakewell is approximately 10 miles to the south east.

2.4 The immediate area is rural in character, mainly consisting of open fields to the south and west

and the residential area of Buxton to the north and east.

2.5 There is a golf course within 500m to the north and Stanley Moor Reservoir approximately 1km

to the south. The Peak District National Park border is west of the site.

2.6 Please refer to drawing no. S388771-PA-002 Rev E for a Location Plan.

2.7 Access to the site will be taken from the adjacent highway (Bishops Lane). Existing access

arrangements to the field are to be improved as part of the proposals.

2.8 The site is located within Flood Zone 1 of the Environment Agencies Flood Risk Map. There is

a small stream which runs north to south adjacent to the site’s western boundary and is located

in Flood Zone 2.

2.9 The site is outside of Buxton’s development boundary and therefore designated as countryside

within the High Peak Local Plan (Adopted March 2005). The site is also adjacent to a Special

Landscape Area (to the west) and Conservation Area (to the north east).


3 The Development Proposals

3.1 The erection of two kiosks, a lifting gantry, pole mounted task lamp, vent stack, stone wall and

alterations to an existing field access and vehicle turning area at land south of Bishops Lane,

Buxton.

3.2 One kiosk will be a telemetry control kiosk and the other will be for the storage of safety

equipment when not in use by STWL operatives. The lighting column is required to illuminate

the pumping station area to allow for safe maintenance (particularly in winter months).

3.3 The above is required in association with underground flow meter chamber, valve chamber and

DIA storage tank and underground pipework. These will not require planning permission as

they constitute permitted development under Part 16, Class A (a) of the Town and Country

Planning (GPDO) Order 1995:

‘Development by or on behalf of a sewerage undertaker consisting of (a) development not

above ground level required in connection with the provision, improvement, maintenance

or repair of a sewer, outfall pipe, sludge main or associated apparatus.’

Location

3.4 The site is located on an area of undeveloped land to the south of Bishops Lane, on the

western edge of Buxton.

Layout

3.5 The site will comprise of an improved access from the north of the site and an internal access

track with turning area running along the western boundary. Two kiosks and a lighting column

will be erected to the east of the site and a vent stack will sit on the site’s northern boundary.

The underground chambers will run in a line down the centre of the site. Existing hedgerows

will provide screening along the north and east boundary.

Scale and Massing and Appearance

3.6 One kiosk will be a telemetry control kiosk and the other will be for the storage of safety

equipment when not in use by STWL operatives. The kiosks will be 2m x 0.6m x 1.5m high,

constructed from Glass Reinforced Plastic and coloured holly green to BS 4800 shade 14-C-

39.

3.7 The vent stack will be ‘swan necked’ and 0.6m high.

3.8 A task lamp will be mounted on a 100mm diameter galvanised pole, 3m high, to provide

background task lighting to the compound during operational and maintenance visits. It is

activated by a manually operated switch located inside a control kiosk and anticipated that the

light will only be used in response to operational emergencies (i.e. pump failure during periods

of low natural light).


3.9 The lifting gantry will comprise a horizontal lifting beam and mounted on two vertical columns. It

will be 2.5m high and used to aid safe lifting and removal of pumps from the storage tank

during routine maintenance visits and emergency situations. Elements of the mechanical lifting

aid will be required for the operation of the storage tank.

3.10 The colour of the vent stack, lifting gantry and pole mounted task lamp will be agreed with the

Local Planning Authority during the planning application.

3.11 The stone wall will be the same height, appearance and materials as the existing.

3.12 The access track will be constructed from grasscrete with a concrete entrance off the highway.

The use of small sections of concrete hardstanding will be required for operational safety (i.e.

outside the kiosk and around access covers).

Access



Construction

3.14 Construction is anticipated to commence on receipt of planning permission and due to be

completed within six months.

3.15 A full construction timetable is unavailable at this time, however anticipated vehicle movements

during this period are expected to include an excavator, 18 tonne lorry and delivery vehicles.

Post Construction

3.16 The proposed works will not result in a significant increase in traffic movements. Occasional

visits by STWL maintenance vans will be required for inspection of the Sewage Pumping

Station.

Environmental Considerations

3.17 Baker Shepherd Gillespie produced a Phase 1 Habitat Survey in November 2007. Due to

seasonal constraints a further Phase 2 botanical survey was recommended at an appropriate

time of year, this was subsequently undertaken in August 2008.

3.18 The recommendations of the Phase 1 survey are listed below:

• If the proposed works requires disturbance of the brook and its associated features, then it

is recommended that further survey work is carried out, in order to determine the presence

of water voles and crayfish.


• If the pipeline is likely to involve the clearance, during the bird breeding season, of the

woodland or scrub habitat then there is potential for an adverse impact. Recommendations

are therefore made regarding the timing of the works working practices.

• Given the potential for roosting bats, the removal of tress should be avoided.

3.19 The Phase 1 survey states ‘whilst it is noted the site does not contain suitable breeding habitat

for Great Crested Newts, further detailed survey work is required to determine the presence of

GCN due to the connect and proximity of the pond to the site’. However, following further

discussions between Grontmij engineers and BSG ecologists the need for a newt survey was

discounted as the pond in question is an artificial ornamental pond which contains fish and is

not believed to be connected to the watercourse. Therefore, only further surveys with regards

crayfish and vegetation were considered necessary and are addressed in the context of the

Phase 2 Survey.

3.20 The Phase 2 Survey makes the following recommendations:

• With regards to the semi-improved grassland, it is recommended that the relining technique

is used in order to prevent any loss to the neutral grassland habitat. Further

recommendations are also regarding the methodology during the construction period.

• If the works are to affect the watercourse directly, it is recommended that further survey

work involving a manual daytime search for crayfish is carried out to determine the presence

of crayfish in the stream, prior to the start of works.

3.21 Severn Trent Water will adhere to all recommendations outlined in the Phase 1 and Phase 2

Habitat surveys.


4 Planning Policy Context

National Planning Policy

• PPS1: Delivering Sustainable Development;

• PPS10 Planning for Sustainable Waste Management; and

• PPS25: Flood Risk and Development.

Regional Planning Policy

The Derby and Derbyshire Joint Structure Plan (2001 – Saved September 2007)

4.1 The Derby and Derbyshire Joint Structure Plan (January 2001) sets out strategic policies for

the scale and general location of development to 2011. The following policies are relevant:

• Environment Policy 1: Landscape Character.

Local Planning Policy

Adopted Derbyshire Waste Local Plan (March 2005)

• Policy W1b Need for the development;

• Policy W6 Pollution and related nuisances; and

• Policy W7 Landscape and other visual impacts.

High Peak Borough Council Local Plan

4.2 The site is not allocated or designated within the High Peak Local Plan (adopted March 2005).

However, the following policies apply:

4.3 Policy OC1 - Countryside development states the countryside will cover all land beyond the

built-up area boundaries defined on the proposals map, including the green belt and special

landscape area. Within the countryside, planning permission will be granted for development

which is an integral part of the rural economy and which can only be carried out in the

countryside provided that individually or cumulatively:

• the development will not detract from an area where the open character of the countryside is

particularly vulnerable because of its prominence or the existence of a narrow gap between

settlements; and


• the development will not generate significant numbers of people or traffic to the detriment of

residential amenity, highway safety, landscape or air quality or otherwise have an

unacceptable urbanising influence; and

• The development will not have a significant adverse impact on the character and

distinctiveness of the countryside policies relating to specific categories of development

acceptable in the countryside can be found under individual topic headings elsewhere in the

plan.

4.4 Policy BC5 - within Conservation Areas and Their Settings planning permission will be

granted for development, including extensions, alterations and changes of use, provided that

the listed criteria are met.

4.5 Policy OC3 - Special Landscape Area Development states within the special landscape area

defined on the Proposals Map, development in accordance with policies OC1 and OC2 will be

permitted, provided that it will not detract from the special qualities and character of the special

landscape area. Where development is permitted in the special landscape area the developer

will be required to have special regard to the landscape quality of the area in relation to siting,

design and landscaping.

4.6 Policy GD4 – Character, Form and Design states planning permission will be granted for

development, provided that its scale, siting, layout, density, form, height, proportions, design,

colour and materials of construction will be sympathetic to the character of the area and there

will not be undue detrimental effect on the visual qualities of the locality or the wider landscape.

4.7 Policy BC1 – External Materials notes planning permission will be granted for development,

provided that the type, colour and specification of all external materials and the way they are

applied will be sympathetic to the character and appearance of the immediate surroundings

and the wider area.

4.8 Policy TR5 – Access, Parking and Design notes planning permission will be granted for

development, provided that it includes a high standard of design and layout having regard to

the parking, access, manoeuvring, servicing and highway guidelines and relevant government

guidance and good practice, where appropriate.

4.9 Paragraphs 10.24 – 10.28 also seek to ensure adequate utility provision to the local plan area.

Appraisal

4.10 PPS10 and Policies W1b and W6 of the Derbyshire Waste Plan all provide for the development

of appropriate waste management facilities.







4.12 The above ground structures have been reduced to a minimum necessary to meet operational

requirements. On completion, the scheme will offer significant benefits to the local community

by alleviating known flood issues and provide improved infrastructure at Old Macclesfield Road.

4.13 PPS1, Policy W7 of the Derbyshire Waste Plan and Policies GD4 and BC1 of the Local Plan all

promote sustainable development and a high quality of design which protects the local

environment. Policies OC1 and OC3 seek to protect the countryside and adjacent special

landscape area.

4.14 The design of the development has been carefully considered to respect the developments

setting within the residential area of Buxton and adjacent to a Special Landscape Area. The

operational structures have been reduced to a minimum necessary for operational

requirements.

4.15 The kiosks will be 1.5m high and have been positioned to ensure they benefit from natural

screening provided by hedgerows to the north and east of the site. They have also been

coloured holly green to blend with their surrounds. The access track will be constructed in

grasscrete thus significantly reducing the amount of hardstanding areas at the site. The lifting

gantry, pole mounted task lamp and vent stack have been redesigned to ensure they are not

visually obtrusive on the surrounding landscape whilst still maintaining their operational

function.

4.16 Owing to the site’s location, distances involved and scale of the above ground structures, the

proposed development will have no adverse impact on the Conservation Area to the north east.

4.17 In light of the above it is considered that this application adheres to national, regional and local

planning policy.


5 Summary

5.1 This Planning, Design and Access Statement has been prepared for STWL to accompany a full

planning application for the erection of two kiosks, a lifting gantry, lighting column, vent stack

and alterations to an existing field access and vehicle turning area at land south of Bishops

Lane, Buxton.






5.3 The site is located on an area of undeveloped land to the south of Bishops Lane, Buxton.



5.5 The site is outside of Buxton’s development boundary and therefore designated as countryside

within the High Peak Local Plan (Adopted March 2005). The site is also adjacent to a Special

Landscape Area (to the west) and Conservation Area (to the north east).

5.6 The above ground structures have been reduced to a minimum necessary to meet operational

requirements. On completion, the scheme will offer significant benefits to the local community

by alleviating known flood issues and provide improved infrastructure at Old Macclesfield Road.

5.7 The design of the development has been carefully considered to respect the developments

setting within the residential area of Buxton and adjacent to a Special Landscape Area. The

operational structures have been reduced to a minimum necessary for operational

requirements. The kiosks will be 1.5m high and have been positioned to ensure they benefit

from natural screening provided by hedgerows to the north and east of the site. They have also

been coloured holly green to blend with their surrounds. The access track will be constructed in

grasscrete thus significantly reducing the amount of hardstanding areas at the site. The lifting

gantry, pole mounted task lamp and vent stack have been redesigned to ensure they are not

visually obtrusive on the surrounding landscape whilst still maintaining their operational

function.

5.8 Owing to the site’s location, distances involved and scale of the above ground structures, the

proposed development will have no adverse impact on the Conservation Area to the north east.

5.9 The proposals comply with national, regional and local policy.

5.10 In light of the above it is respectfully requested that planning permission is granted for the

proposal outlined within this statement.


Appendix 1: Site Photographs

Photograph 1: View of site from the North West

Photograph 2: View of the site and access to be improved from Bishops Lane

Documents

Macclesfield Old Road, Buxton