St Helens tipped to refuse 109 homes
The Jones family wants to build the houses on a nine-acre site off Elton Head Road in Lea Green, but looks set to be stymied by Green Belt protection.
The site is around two miles south-west of St Helens town centre and is currently agricultural, with housing and a primary school surrounding it. Cassidy + Ashton is advising the applicant.
As it stands, the outline application is struggling on several grounds. The council’s environmental health department is an objector until a satisfactory contamination assessment has been completed: although undeveloped itself, the land is close to both the former Sutton Herath and Lea Green collieries.
However, as referenced by fellow consultee the Coal Authority, the indicative plans do factor in the recorded mine entry within the plot, and have also submitted up-to-date mining information.
Although the highways team has withdrawn its objection, 21 submissions from members of the public have been recorded, several referring to traffic impact.
More information is also requested though in terms of impact on animal habitats, and how the scheme will impact biodiversity, open space, landscape and tree protection.
Part of the report prepared for committee also raises concerns over the density of development, suggesting the site’s desired capacity to be 84 homes.
It might be that all this could be overcome at the reserved matters stage, especially with St Helens being currently able to demonstrate only a 4-6-year housing supply
However, planning officers conclude that the impact on the Green Belt should be the guiding principle, concluding in the report that the proposal is inappropriate.
Officers state: “Although the Green Belt Review assessed that the contribution of the parcel to Green Belt objectives is low, the assessment of this scheme has shown the impact on openness of the Green Belt and these objectives to be harmful” and that “the applicant has failed to demonstrate very special circumstances” that would support development.
Although the site is due to be removed from the Green Belt on adoption of the new local plan, which is described as being “at a highly advance stage and therefore material,” it will become safeguarded land for the plan period, with officers concluding that the early release of the site would be contrary to national and local plan policy.
