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DEVELOPMENT CONTROL AND REGULATION COMMITTEE30 March 2016

A report by the Assistant Director of Environment & Regulatory Services_____________________________________________________________________

Application No: 5/15/9008 District: South Lakeland

Parish: UlverstonApplicant: Cumbria County CouncilKingmoor Business ParkCarlise CarlisleReceived: 25 November 2015

PROPOSAL: Construction of new combined emergency services building incorporating community facilities and office space, with associated accommodation block, fire tower and car parking.

LOCATION: Land to the South-west of the junction of Daltongate and the A590, Ulverston, LA12 7NJ

_____________________________________________________________________

1.0 RECOMMENDATION

1.1 That planning permission is granted subject to the conditions in Appendix 1.

2.0 THE PROPOSAL

2.1 This application seeks planning permission for the erection of a new combined emergency services building, referred to as a “Blue Light Hub”, along with two ancillary buildings. The ancillary buildings proposed are an accommodation block for on-call fire service staff and a fire house and tower training facility. The proposed main Blue Light Hub building would also incorporate community facilities and office space. The scheme would also involve associated car parking and landscaping.

The Blue Light Hub Building

2.2 The main Blue Light Hub building would provide three bays for two fire appliances and an ambulance as well as a covered canopy area for additional North-West Ambulance Service (NWAS) vehicles including their rapid response units. The building would provide a service-facing reception area, office space, meeting rooms, equipment and kit storage, a Police ICT room and welfare facilities (dining/kitchen spaces, change/shower areas, laundry/drying facilities).

2.3 The proposed building would be sited on the north-eastern side of the site. Its proposed footprint is structured around a loose “L/J” shape, measuring approximately 30m and 45m in length on its longest north and east facing elevations and being approximately 14m in width on these arms. An angular chamfered edge would be provided on the north-eastern corner to provide the main public entrance point. The building footprint covers an area of approximately 825m2 and would be set-back at least 7m from the A590.

2.4 The building would effectively be flat-roofed (with nominal 1-2 degree pitches) and predominantly two storey, with the exception of a single storey fire equipment store adjacent to the southern end of the appliance bay that would be 3.5m in height. The main two storey bulk of the building would range from 7-8m in height. A feature wall element would stand 9.1m in height. Solar panels, roof-lights and an antenna mast would be mounted on top of the parts of the roof. Only the antennae mast would extend above the height of the feature wall. The proposed antenna would be 3.5m in height – extending 2m above the feature wall element (being 11m to tip as measured from the proposed ground-level).

2.5 The proposed buildings’ external walls would be predominantly finished in a combination of brick, semi-rough-dash rendered blockwork, laminate panels, and metal cladding. The main public entrance area would be predominantly curtain wall glazing whilst some natural limestone masonry features would also be incorporated. It is proposed that a narrow low-lying dark grey-blue engineering brick course would give way to a limestone white semi-rough dash render to the ground-floor level and some upper sections above this, while the majority of the first-floor level would be clad in high pressure laminate panels in a combination of grey, light grey, and dark grey tones. A black metal cladding is proposed to be used on the appliance bay and to the feature wall elements. A light grey coloured single ply membrane is proposed for the majority of the flat roof (which would have nominal falls to aid drainage). There would be a thin band of dark black metal coping to the top edges of the first storey level of the building, while grey metal flashing would be provided to the eaves of the roofs of the ground floor

elements. Dark grey aluminium rainwater goods are proposed.

2.6 Mid and dark grey coloured aluminium frames are proposed to the double-glazed windows and curtain walling. The majority of windows would have vertical proportions, with the exception of landscape set glazed areas set at height to the one storey store area to the south of the appliance bays, and to the ground floor kitchen and the first floor changing rooms on the northern elevation. The majority of the glazing would be clear, however obscure glazing is proposed for some of the vertically proportioned windows. Doors would be a mixture of glazed, solid and louvered aluminium in mid and dark grey colours. There would also be a partially glazed element to the up-and-over roller doors to the appliance bay which would be light grey.

2.7 The design incorporates a number of canopies projecting from the building. There would be a canopy over the main entrance/reception area at the north-eastern side of the building that would project up to 2m from the tapered building walls and tie into the building line of the main elevations. It would stand at approximately 7.2m above ground level and be supported by the feature wall. Just south of this main entrance/reception area on the eastern side of the building another canopy would project outward by 7m and along by 14m, effectively bisecting the ground and first floor levels, to provide a sheltered area over the North West Ambulance Service vehicles. This canopy would be cable suspended from the main building so that no columns inhibit quick/safe vehicle egress. Both of these canopies would be 0.2m thick/deep metal canopies with white soffits/colour-finishes (patterning) and would be set at a 90 degree angle to the building. On the western rear elevation there would be two further canopies. A metal canopy with dark grey/black soffits would project outward 10m from the rear of the appliance bays for a 20m length to provide a covered appliance wash-down area. This would be supported by three steel circular hollow section columns painted a light grey. The canopy would be slightly angled so as to fall back toward the building. A small canopy would be provided just north of this, projecting 1.5m outward from the main building for a 9.5m length to provide shelter over externally accessed stores and workshops. This canopy would be set just above door height and be cable suspended.

2.8 A combination of wall and soffit mounted external lighting utilising LEDs is proposed. The applicant proposes to submit a full and detailed lighting scheme for approval via a planning condition.

2.9 It is proposed to provide a meeting room and a conference room for community-use within the building. The latter is designed to accommodate groups of around 25-32 people. It is intended that it will be used as a base to continue and enhance the promotion of fire safety messages and would also be available for use by community groups for meetings, seminars and training sessions.

The Accommodation Block

2.10 The proposed accommodation block would house operational fire-service crews who will undertake standby duties during the evening/night-time so as to ensure that they are immediately available to respond to the fire station for emergency calls at these times. This is in line with the Fire and Rescue Service’s plan to implement a revised duty rota system that reduces the number of firefighters required without reducing emergency cover. The proposed accommodation block is separate to the main building but is proposed to be sited in close proximity to it (i.e. within 20m) in order to ensure quick emergency response. The proposed

building would provide accommodation for five fire service personnel and their families over two storeys in the form of five self-contained flats, with communal kitchen and common room. Four en-suite bedrooms would be located on the first floor, while on the ground floor there would be one en-suite bedroom suitable for a disabled person, a communal kitchen, a communal living room, a locker room, a storage room and secure lobby area.

2.11 The proposed building has a rectangular footprint measuring 17.3m in length and 8.3m in width. It would have a pitched natural slate roof and measure 5.4m in height to the eaves with the ridgeline being 8m above ground-level. The external wall finishes would comprise of: a thin course of grey/blue coloured engineering bricks at ground-level; and a mixture of limestone white semi-rough-dash rendered blockwork, high pressure compact laminate panels grouped into a slim profile off-white/light grey section and a section of larger span black panels. Dark grey aluminium framed windows and doors are proposed. A steel canopy is proposed over the entrance door which would have an accessible ramp and metal handrails. In terms of other detailing of the building, it is proposed that external lights would be satin stainless steel whilst eave fascias, gutters and down-piping would be UPVC finished in a mid-dark grey.

2.12 A communal garden area with a mixture of green landscaping and decking would be contained by a 1.8m high grey brick wall. A 2m high paladin weld-mesh fence with hedgerow would be provided to the southern (public facing) side of the building.

2.13 A 400 litre rainwater harvester and a bin-store would also be provided adjacent to the building. 4 no. parking spaces with permeable paving would be marked out adjacent to the building and dedicated for its users. An anti-slip surfaced walkway would be provided between the accommodation block and main-building.

Fire House/Tower Training Facility

2.14 As part of the facility it is also proposed to erect a Fire House with linked Tower for training purposes. No fire or combustion is involved in any of the drills within this facility.

2.15 The training house element would be two and a half storeys with a part pitched roof with smooth grey concrete roofing tiles on one side and profiled metal cladding to the other. The house element would measure 6.25m in height to the flat roof element while the eaves heights would vary on each side, being at 5.4m on one and 7.3m on the other. The ridgeline would stand at 8.8m above ground level. A heavy duty guard rail would be mounted to the gable ends of the pitch roof and a metal framed viewing platform provided to the flat roof. The tower element would be four storey and flat roofed, measuring 11.8m in height to the top of the wall coping. A 0.3m guard rail would be provided above this. The entire building would be finished in grey/blue facing brick. The building would be punctuated with unglazed window openings with grey coloured aluminium frames and internal shutters with a galvanised finish. Metal doors and frames coloured grey. An external metal walkway platform would be set at first floor level to provide access between the house and tower and would cover a 1m diameter inclined sewer-pipe. The building would have black UPVC eaves boards, downpipes and gutters. The house element would cover a footprint of 48m2 - measuring 6.3m by 7.6m. The tower would have a square footprint measuring 3.6m in width.

Other Miscellaneous Structures

2.16 A fuel tank containing diesel for vehicles is proposed to be located in proximity to the fire house and proposed Road Traffic Collision (RTC) training area. This would measure 12m in length and 6m in width. This would be used to store fuel for use by the Fire Appliances and also occasional County Council highway vehicles. A back-up generator will also be provided to the rear of the Main Blue Light Hub building.

Boundary Treatments and External Spaces

2.17 The existing 1.5m high traditional limestone boundary wall to the south-side of the A590 would be demolished. The stone from this would be retained and used to form a new stone boundary wall built on a new line for a slightly reduced length. The height of the wall would match the existing for the most part, but it is proposed to create section breaks where the stone wall stands at only 0.5m in height and to infill the gap area with vertical black metal railings/panels. The height of the stone wall would drop to a lower level in proximity to the north-eastern main public-facing entrance area. This main entrance area would be distinguished with feature paving. Three discrete landscaped areas with ground shrubs would be set-out to help frame this entrance area. Feature paving would continue along the northern elevation of the building, where it is proposed that light-weight screening trees and further ground shrubs would be provided to the south side of the boundary wall. In the top north-western corner further trees and planting would be provided in proximity to the existing 10m plus high Lawson Cypress tree in the grounds of the adjacent West Lodge. The main building would be set-back approximately 7m from the existing pavement running along the south side of the A590.

2.18 The eastern elevation of the building is set back 7-9m from the proposed new development site spine road - which would connect directly onto the A590 Trunk Road at Daltongate and is subject to a separate planning application (Ref. 5/15/9007). A concrete surfaced apron will be constructed to the front of the appliance bays. Part of this area will be allocated to the North-West Ambulance Service (NWAS) for front-line parking (along with charging points). Gabion baskets filled with stone reclaimed from the site would demarcate a boundary between the main public entrance and the NWAS area. A linear drainage channel would demarcate the edge of this apron and the transition to the footway.

2.19 Along the southern side of the site, adjacent to the new proposed spine road, there would be two main road access points to the main site and a series of permeable paved parking forecourts providing 18 visitor car-parking bays, with 2 further visitor blue-badge spaces located within the main site compound. It is proposed that the visitor parking bays would be arranged in banks of six spaces, with differing paving materials differentiating the parking spaces and access/manoeuvring spaces. Each bank would have its own access onto the spine road. Hedgerow and tree planting would surround each bank of spaces. Beyond these parking-courts and their landscape planting, 2m high dark green paladin fencing would be provided to securely prevent access to the rear operational/back-office end of the facility. The first site access road would provide vehicular access to 5 parking bays reserved for Fire and Rescue vehicles and provide the ambulance route back to the appliance bay apron. The second vehicular access point is towards the far western end of the spine road between

the proposed fire house and accommodation block and would have a 2m high metal sliding gate. This would be the main operational/back-office entrance to the site and route taken by returning fire appliances. 35 parking spaces would be provided in this secure area for operational and station staff. As with the visitor spaces, these car parking bays will be distinguishable by the use of permeable paving. A total of 54 standard motor-vehicle parking spaces would be provided. 20 Cycle spaces would also be provided – with a covered storage unit for 10 bikes sited in the main compound (adjacent to the main operational/back-office building entrance) and open bicycle parking stands adjacent to northern side of the building.

2.20 To the rear of the western elevation of the main building’s appliance bays would be a canopied wash-down area with concrete surface and beyond this an approximately 20m2 area to be used as a drill yard. The drill yard area, the internal access roads and surrounds of the fire house would be tarmac surfaced. The Road Traffic Collision (RTC) training area in the far northern corner would also be concrete surfaced. The wash down and RTC areas would be drained via full retention separators. It is proposed that an underground geo-cellular surface water storage system would be provided between the accommodation block and firehouse.

2.21 Along the western and lower northern boundary, embankments would be formed which would be planted with hedgerow trees and other structure planting. The majority of the car parking bays would be provided around the north-eastern edge of the site. A 2m high close boarded timber fence would form the boundary to West Lodge and its adjacent barn, while the far south-western would be a continuation of the 2m high paladin fencing.

3.0 CONSULTATIONS AND REPRESENTATIONS

3.1 South Lakeland District Council’s Planning Department has no objections subject to the use of appropriate conditions to control the details and technical aspects of the development, including the provision of a sustainable drainage scheme.

3.2 They highlight that the application site comprises part of a larger area of land allocated in the South Lakeland Local Plan Land Allocations Development Plan Document as a Business/Science Park site for Class B1 employment use under Policy LA1.7. Whilst they note the proposed use of the site does not fall strictly within the category of the allocated uses, they consider that the development of a Blue Light Hub in this location would not be inappropriate and that it would provide an essential piece of community infrastructure for Ulverston and the wider area. They consider it is a sustainable location with good access and sufficiently distant from residential properties (with the exception of the landowner) to allow for the incorporation of appropriate mitigation measures.

3.3 They consider that one of the key planning issues will be to ensure that the proposal does not prejudice the development of the remaining part of the allocated employment site; and stress that the access and road layout provided by the blue light hub proposal must still allow for the delivery of the remainder of the allocation site. They comment that the proposed layout appears to provide for this.

3.4 They observe that the proposed development is located in a visually prominent position and close to the conservation area boundary. As such they consider the scale and design of the proposed development and the quality and type of

materials used both in the built development and in the associated hard and soft landscaping to be particularly important on this sensitive site. They consider that the amended scheme design represents a much improved development in terms of scale, layout and design. They comment that it provides for a more appropriate palette of external materials and finishes, and setting the building further back form the roadside frontage enables a more effective landscaping scheme to be installed to soften and enhance the setting of the development. They consider the retention of the stone boundary wall along the frontage of the site to be a key feature in this respect.

3.5 Ulverston Town Council (UTC) initially objected to the application. Whilst welcoming the investment in the project and understanding that this is a modern building, UTC expressed serious concerns about the building design as originally submitted in light of its location at an important gateway to the town. UTC considered that the original design submitted paid no regard to the surrounding vernacular and was concerned about its impact on the nearby conservation area and listed buildings. UTC expressed its view that the design of the nearby (and relatively new) Daltongate Business Centre was a better fit with Ulverston’s urban grain and related that this site “was subject to considerable scrutiny and redesign before planning was finally passed which included significant landscaping”.

3.6 Following discussions between the County Council, UTC, Ulverston Civic Society and the applicant in January 2016, an amended design and layout was submitted. Ulverston Town Council considered the revised proposals at their meeting of 15 February 2016 at which they withdrew their objection and expressed their support for the scheme as amended and thanked the applicant for addressing its concerns.

3.7 Ulverston and District Civic Society objected to the originally proposed design and finish but had no objection to the principle of using this site for the proposed facility. The Civic Society observe that the land proposed to be developed is mainly of a rural character surrounded by large Georgian and Victorian villas/mansions; is right on the edge of the town’s Conservation area; and is an important gateway to this historic market town. They consider that the positioning of the main building right against the A590 gave little scope for screening and that the scale of the building and its proposed brickwork and grey/black claddings are too brutal for this setting. Subsequently they are of the view that it will harm the character of Ulverston and will actually harm the setting of a number of Grade II Listed Buildings and views to and from. They state that there “does not seem to be any attempt to design a building whose finishes reflect and work with the local palette of materials typical of this area of Ulverston”. They continue that “While we appreciate most of the main hub building cannot be seen unless on site we feel the treatment of the main entrance façade and elevation running against the A590 should use more traditional local materials - limestone rubble instead of brick cladding and local slate and lead instead of the proposed grey and black cladding/detailing”. Consequently they requested that further design work be undertaken to soften the effect of the proposed building and emphasis that the use of local materials will help the building fit more comfortably into the local landscape.

3.8 Following re-consultation on the revised design, the Civic Society reported that they considered that some of their concerns had been addressed and expressed that they were particularly pleased to see the use of stone instead of buff brick for

the detailing of the main entrance/facade. The society expressed some disappointment that a blue/grey slate stone appears to be proposed over a limestone which they consider would sit more comfortably within the setting of the site and would harmonise with the render more. They state that all surrounding walls are limestone rubble and they feel this would help the new building sit more happily in its setting. They comment that although hard blue slate has been used in Ulverston in the past it is not local to the district and always looks a little uncomfortable.

3.9 Highways England has no objection. Highways England considers that any finer engineering details can be agreed between itself and the County Council through a Section 6 Agreement under the Highways Act 1980. Such an agreement is required prior to the County Council undertaking any work of improvement of, or other dealing with, any trunk road.

3.10 The Highway Authority has no objection.

3.11 South Lakeland District Council’s Environmental Health Department has no objection. They request that conditions be imposed to require updated versions of the Air Quality Impact Assessment and Noise Impact Assessment be submitted so that it can be ensured that appropriate mitigation is brought forward if needed in relation to any potential increase in nitrous dioxide emissions (stemming from increased traffic levels / changes to traffic speed associated with the development) and that any fixed plant on site is assessed in accordance with British Standard 4142:2014 and does not exceed average day or night-time background noise levels at the boundary of the site.

3.12 In order to ensure that risks from soil contamination are minimised they also request that a condition be imposed to require the submission of an appropriate land contamination scheme including a desktop study, site investigation, conceptual model and risk assessment identify the extent of any contamination and the measures to be taken so as to ensure any potential risks to the public/buildings/environment are addressed when the site is developed.

3.13 A lighting scheme is also requested via condition in order to ensure site lighting does not have an adverse impact on neighbouring properties. They also request conditions to require the submission of details of the measures to control noise, vibration, dust and lighting during construction.

3.14 Cumbria Fire & Rescue Service considers the plans to appear satisfactory and has no comment.

3.15 The County Council Local Flood Risk Management (LFRM) Team: consider the principle of discharge to Levy Beck and the proposed discharge rate and on-site attenuation storage method to be acceptable. However they objected to the originally proposed plan to convey surface water to Levy Beck via a pumping station expressing severe reservations about the resilience and economic viability of such a solution. Instead the LFRM Team directed the applicant to seek a gravity outfall to Levy Beck via the undeveloped allocated land and under the railway through an existing culvert utilised by Highway England’s surface water drain from the A590. Consequently, the applicant revised their drainage approach to establish that a gravity outfall solution would be pursued as first preference and that a pumped solution would be retained as a back-up option.

3.16 United Utilities has no objection subject to the imposition of planning conditions

to ensure that foul and surface waters are drained on separate systems and that a detailed surface water drainage scheme is submitted prior to the commencement of development. Their response draws attention to the hierarchy to be investigated by the developer when considering a surface water drainage strategy – highlighting that a developer should consider the following drainage options in the following order of priority:

1. into the ground (infiltration); 2. to a surface water body; 3. to a surface water sewer, highway drain, or another drainage system; 4. to a combined sewer.

3.17 The Environment Agency has no comment as regards the application as it falls outside the criteria which require them to be consulted / respond to a consultation.

3.18 Natural England has no comment to make as regards the application.

3.19 The County Council Historic Environment Officer has no objection. The officer is satisfied with the archaeological evaluation work undertaken and subsequent report submitted and relates that the results indicate that it is very unlikely archaeological remains will be disturbed by the construction of the proposed development. The Officer therefore considers no additional archaeological work is necessary.

3.20 Cumbria Constabulary’s Crime Prevention Design Adviser notes that it is apparent that security measures have been considered as part of the design of this development. In light of his previous involvement with the delivery of new fire stations in North Cumbria, the officer provides a number of practical observations and advice as regards exterior materials, layout, lighting and cctv as well as internal measures from a crime prevention perspective.

3.21 Network Rail provided a number of comments as regards the application in relation to the protection of their land and the operational railway to the south of the site. Network Rail stated that all overland surface water flows must be directed away from the nearby railway line. Network Rail also state that lighting associated with the development (including vehicle lights) must not interfere with the sighting of signalling apparatus and/or train drivers vision on approaching trains.

3.22 British Telecom Network Radio Protection has no objection.

3.23 Electricity North West considers the application to have no impact on their existing Electricity Distribution System infrastructure or any other related assets.

3.24 Sustrans have been consulted but no reply had been received when this report was prepared.

3.25 The application site falls within the County Council Electoral Division of Ulverston West. The local member representing that division, Mr James Airey, has been notified.

3.26 The application site is in close proximity to the neighbouring County Council Electoral Division of Ulverston East. The local member representing that division, Mr Mark Wilson, has also been notified.

3.27 The application site is also in relatively close proximity to the neighbouring County Council Electoral Division of Dalton North. The local member representing that division, Mr Barry Dougherty, who is also the Cabinet Member for Fire, Public Safety and Central Support Services, has also been notified.

3.28 The application has been advertised via press notice published on 26 November 2015, site notices placed on 25 November 2015 and neighbour notification letters also issued on 25 November 2015. The formal publicity period expired on 17 December 2015.

3.29 One representation had been received when this report was prepared. This was from a nearby business and raised concerns that the Transport Assessment submitted in support of the application had not taken into account additional volumes of traffic that could be generated by the proposed residential development at the Stone Cross Manor site (which would be accessed off Daltongate and for which a planning application was live at the time of writing). They consider the existing A590-Daltongate junction to be hazardous, and support alterations to the junction in light of the proposed plans, “but only those changes which result in a net improvement in safety at this junction”.

4.0 PLANNING ASSESSMENT

Background - Strategic Context / Proposal Objective

4.1 This proposal has arisen out of the applicant’s aspiration to provide an improved fire and rescue service to the communities of the Furness Peninsula and a modern fit-for-purpose facility for its workforce in Ulverston. Working collaboratively, this evolved into proposals for the creation of a multi-service integrated facility for emergency response which won 4.68m funding from central government’s Transformation Fund. Consequently it is proposed to provide a new combined facility for Cumbria Fire & Rescue Service, North-West Ambulance Service, Cumbria Constabulary and Cumbria County Council staff.

4.2 The applicant reports that some of the core requirements in the site search for a location for this proposed facility included:

i) quick access to the strategic highway network for emergency response;

ii) sufficient developable / operational space;

iii) the need to minimise vulnerability to flood risk;

iv) to minimise impact on residential amenity;

v) to provide a prominent presence.

4.3 It is intended that the new Blue Light Hub would replace Ulverston’s existing fire station at The Ellers, which would then be vacated. This existing fire station site is small and constrained with limited space. It is located in Flood Risk Zone 3 and is in close proximity to a large number of residential dwellings. Furthermore the busy, narrow and heavily parked-up residential streets can make quick egress difficult. The existing fire station was built in the 1970s and is now nearing the end of its serviceable life. It comprises of two fire appliance bays with office, welfare and training facilities. However its welfare facilities are limited and are not sufficient to house a regular fixed 24/7 watch. Consequently planning permission

http://councilportal.cumbria.gov.uk/mgExecPostDetails.aspx?ID=977

http://councilportal.cumbria.gov.uk/mgExecPostDetails.aspx?ID=977

(Ref. 5/14/9004) was granted in June 2014 for the installation of a portacabin for a temporary period to act as a welfare facility for regular retained crew deployed at the existing site. This temporary planning permission expires 30 June 2017.

4.4 The Blue Light Hub would also replace Ulverston’s existing Ambulance Station on Victoria Road, which would also close. The existing Police Station in Ulverston has already closed following the opening of the new Police Station in Barrow-in-Furness. However a small police presence currently remains in Ulverston in rented accommodation in the town centre. This presence would transfer to the Blue Light Hub.

4.5 The A590 is a nationally important road as it provides the highway connection between Barrow-in-Furness (and its port/dock facilities) and the M6 Motorway. The A590 is managed by Highways England.

Site Location

4.6 The proposed development site is located at the western edge of Ulverston on undeveloped greenfield land to the south side of the A590 trunk road opposite its junction with Daltongate. The A590 at this point is subject to a 40mph speed limit and is dual carriageway in both directions (though it narrows to single carriageway some 30-40m to the west of the Daltongate junction). A right turn pocket is present within the median of the A590 to provide access to Daltongate for traffic on the west bound carriageway.

Site Context

4.7 The proposed land to be developed is Grade 3 agricultural land (i.e. of good to moderate quality) and is used principally for grazing. The land has a nominal fall in a south-west-ward direction, with the highest point being the north-eastern corner of the proposed site which stands at 41.7m AOD. The lowest point sits at 36.7m AOD.

4.8 The proposed development site is bounded by the A590 at its northern-most side, while it is bounded by agricultural land to its east clockwise through to its south-western side. To its north-western side is a bungalow (West Lodge) which fronts onto the A590. Behind this property is a two storey barn set down at a lower ground-level. Beyond West Lodge the nearest properties to the site are:

1-6 Beehive Cottages – approx. 70m to the west;

Hillfoot Garden Centre - 100m to the north-west (over the A590);

Hill Foot Hotel - 140m to the north-west (over the A590);

South Lodge – 60m to the north (over the A590);

Daltongate Business Centre – approx. 100m to the north-east (over the A590);

Hill Top House (Grade II Listed) & The Coach House - approx. 165m to the east.

4.9 To the south of the agricultural fields is the Cumbria Coastal railway line which at this point sits on a raised embankment. To the south side of the railway line is the residential suburban street of Woodland Road. The nearest property to the site on Woodlands Road would be at least 95m from the site boundary.

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4.10 The western limb of Ulverston’s Conservation Area follows the south-side of Daltongate from Fallowfield Avenue, terminating just outside the gates of South Lodge. The south side of the A590 is categorised by the Cumbria Landscape Character Guidance Toolkit (CLCGT, Published March 2011) as “2d: Coastal Margins - Coastal Urban Fringe”. This type is characterised as low lying flat land influenced by nearby towns and villages. The agricultural land here is undulating and distinguished by the presence of a number of blocks and belts of trees.

Planning History

4.11 The land to which this application relates and its surrounding land was subject to a planning application (Ref. SL/2012/0832) for the development of a supermarket, petrol station and B1/B2 business units which was submitted to South Lakeland District Council (SLDC) by Sainsburys Supermarkets Ltd and Rawden Properties in September 2012. This application was refused by SLDC on 30 April 2013 (prior to the adoption of SLDC’s Land Allocations Development Plan Document). The decision was not appealed by the applicants.

4.12 Three grounds/reasons were cited for the refusal of the above planning application. The proposal was primarily refused on the grounds that a sequentially preferable site for retail development existed and that the proposal would result in the loss of a site that SLDC’s Proposed Land Allocations DPD sought to allocate for employment development. The third ground focused on landscape and visual impact issues alongside concerns about the impact on residential amenity. SLDC also stated that the proposal would result in the loss of part of an area designated within saved policy C2 as a ‘Green Gap' between Ulverston and Swarthmoor and that the proposed landscaping scheme would fail to mitigate the impact that the scale of the proposed building and the layout of the car park would have upon the character and appearance of the site and surroundings. SLDC were also of the view that the proposal would have an overbearing impact upon the residential amenity of the adjacent dwellings. Saved Policy C2 has now been superseded by SLDC’s Land Allocations Development Plan Document.

4.13 Planning application Ref. 5/15/9007 proposes to construct a new access to the A590 (County Road / Lightburn Road) opposite the existing Daltongate Junction and provide a spine road to open up this allocated employment site.

4.14 South Lakeland District Council are currently considering applications (Refs. SL/2015/0433 and SL/2015/0442) for planning permission and listed building consent relating to Stone Cross Mansion and its grounds which are accessed off Daltongate. These applications propose the renovation and conversion of Mansion House and Gate Lodge to form 19 apartments and 1 self-contained residential unit, with enabling development within the grounds, comprising 45 dwelling units and associated garages, access, hard and soft landscaping. It is understood that these applications are currently provisionally scheduled to be determined by South Lakeland District Council at their 30 April 2016 committee meeting. Applications relating to the conversion of Stone Cross Mansion into apartments and erection of dwelling houses at this site were previously lodged in 2005 and 2013. Both sets of applications were withdrawn. The 2005 applications (Refs. SL/2005/0828 and SL/2005/0829) proposed 27 apartments and the erection of 27 dwelling houses. The 2013 applications (Refs SL/2013/0818 and SL/2013/0819) proposed 20 apartments and the erection of 52 dwelling houses.

http://applications.southlakeland.gov.uk/planningapplications/detail.asp?AltRef=SL/2012/0832

https://cloud2.atriumsoft.com/ePlanningCMB/loadFullDetails.do?aplId=43352

http://applications.southlakeland.gov.uk/planningapplications/detail.asp?AltRef=SL/2015/0433&ApplicationNumber=2015%2F0433&AddressPrefix=&Postcode=&Submit=Search


http://applications.southlakeland.gov.uk/planningapplications/detail.asp?AltRef=SL/2005/0828&ApplicationNumber=&AddressPrefix=Stone+Cross+Mansion&Postcode=&CaseOfficer=&ParishName=&AreaTeam=&WardMember=&DateReceivedStart=&DateReceivedEnd=&DateDecidedStart=&DateDecidedEnd=&Locality=&AgentName=&ApplicantName=&ShowDecided=&DecisionLevel=&Sort1=FullAddressPrefix&Sort2=DateReceived+DESC



The Planning Application

4.15 The proposal is classed as a ‘Major’ scale planning application as it will create a floor-space of more than 1,000m2.

4.16 The planning application was received in a valid form on 25 November 2015. The application was subsequently issued for consultation and publicity, with the formal publicity period expired on 17 December 2015. Following the receipt of responses raising concerns as regards the visual impact of the proposed design, a revised design was submitted in February 2016 and a targeted re-consultation undertaken with the bodies/organisations that had initially raised concerns.

The design as originally submitted and subsequently Revised Design

4.17 The design as originally submitted proposed the use of buff coloured brick over a large percentage of the building facades and was in close proximity to the A590. Following a value engineering exercise and discussions between the County Council, Ulverston Town Council and Ulverston Civic Society in January 2016; amended plans were submitted. These amendments included a reduction in the footprint of the main Blue Light Hub building, which in-turn allowed the building to be set back further from the A590 and the provision of an increased soft green-landscape zone with additional tree planting in-between. The external materials treatments to the buildings were also amended with the introduction of a natural stone finish to the base of the main building’s public facing north-eastern areas and the vertical edge of the entrance feature wall; a matching dark-grey engineering brick base to the rest of the building; and a white rough-dash render finish to replace the previous buff brick.

Planning Policy Context

4.18 Local Planning Authorities are required to determine planning applications in accordance with the development plan (i.e. planning policy) unless material considerations indicate otherwise (Section 38(6) of the Planning & Compulsory Purchase Act 2004 . The relevant development plan for this proposal consists of:

South Lakeland Core Strategy - adopted 20 October 2010

South Lakeland Local Plan Land Allocation Development Plan Document Policies - Adopted 17 December 2013.

The saved policies of the South Lakeland Local Plan - adopted September 1997 and altered 2006.

4.19 Within these local development plan documents the key policies relevant to the determination of this planning application are considered to be:

Policy CS1.1 – Sustainable Development Principles; Policy CS3.1 – Ulverston and Furness Area (Spatial Strategy); Policy CS6.2 – Dwelling mix and type; Policy CS7.1 – Meeting the employment requirement; Policy CS7.2 – Type of employment land required and sectoral split; Policy CS7.3 - Education and Skills; Policy CS8.1 - Green Infrastructure; Policy CS8.2 - Protection and enhancement of landscape and settlement

character;

http://www.southlakeland.gov.uk/building-and-planning/south-lakeland-local-plan/core-strategy/

http://www.southlakeland.gov.uk/building-and-planning/south-lakeland-local-plan/land-allocations-dpd/


http://applications.southlakeland.gov.uk/documentbrowser/dirlist.asp?subfolder=%2flocal+plan%2f%27saved%27+local+plan+%27

Policy CS8.4 - Biodiversity and Geodiversity; Policy CS8.6 - Historic Environment; Policy CS8.7 - Sustainable construction, energy efficiency and renewable

energy; Policy CS8.8 - Development and Flood Risk; Policy CS8.10 – Design; Policy CS9.1 - Social and Community Infrastructure; Policy CS10.1 - Accessing Services; Policy CS10.2 - Transport Impact of new development;

Policy LA1.7 - Business and Science Park Sites;

Saved Policy S2 - South Lakeland Design Code; Saved Policy S3 – Landscaping; Saved Policy S10 - Parking Provision in New Development; Saved Policy S12 - Crime and Design; Saved Policy S28 – Telecommunication Masts and Equipment

4.20 The National Planning Policy Framework [NPPF] which was published on 27 March 2012 and the national online Planning Practice Guidance (PPG) suite, which was launched in March 2014, are material considerations in the determination of planning applications. The following sections and paragraphs of the NPPF are considered to be relevant to the determination of this application:

Paragraphs 6-10 - Achieving sustainable development Paragraphs 11-14 - The presumption in favour of sustainable development Delivering Sustainable Development

Section 1 - Building a strong, competitive economy Section 2 - Ensuring the vitality of town centres Section 4 - Promoting sustainable transport Section 5. Supporting high quality communications infrastructure Section 7 - Requiring good design Section 8 - Promoting healthy communities Section 10 - Meeting the challenge of climate change, flooding and

coastal change; Section 11 - Conserving and enhancing the natural environment; Section 12 - Conserving and enhancing the historic environment

Main Planning Issues

4.21 The key planning issues relevant to the proposed schemes are considered to be:

a) Is the proposed land-use acceptable in principle in land use terms and in Planning policy terms?

b) Would the proposals be acceptable in terms of transport and movement issues?

c) Would the proposed development be acceptable in design terms?

d) Would the proposed development result in any harm to the character or appearance of the nearby Ulverston Conservation Area and/or to the setting of any nearby Listed Buildings?

e) Would the proposed development adequately safeguard amenity?

http://planningguidance.planningportal.gov.uk/blog/policy/

http://planningguidance.planningportal.gov.uk/blog/guidance/

f) Are there any unacceptable flood risks associated with the proposed development?

a) Is the proposed land-use acceptable in principle in land use terms and in Planning policy terms?

4.22 The application site falls within land identified for employment use by The South Lakeland Local Plan Land Allocations Development Plan Document (SL-LPLA-DPD). This document references the land as “LA1.7 – Land at Lightburn Road” and allocates it as part of a 3.1ha site in Policy LA1.7 as a “Business / Science Park Site” with use class B1 (offices and light industry) being specified as an acceptable use. It is clear within this policy that the site is principally aimed at providing high-quality offices and facilities for high-tech industries. This allocation is in line with Core Strategy Policies CS3.1 (Ulverston and Furness Area Strategy) and CS7.1 (Meeting the employment requirement). Policy CS3.1 seeks to expand Ulverston to accommodate in the region of 12ha of employment development between 2010 and 2025. There is a clear continuing importance to protect the limited number of suitable sites that can be used for employment purposes in the town in order to support future economic growth.

4.23 Paragraph 5.39 of the SL-LPLA-DPD addresses the allocated land at Lightburn Road and surmises that this site provides “a natural extension of the existing employment areas at Lightburn and Daltongate and is in a sustainable location relatively close to the town centre”. The following paragraph (5.40) sets out the key issues relating to the site. These are: access onto the A590(T); sewerage connection; need for landscaping and new Green Infrastructure due to its sensitive position within the townscape; the need to protect important trees and hedges; the need to safeguard the amenity of nearby residential properties and access to the aqueduct north of the A590; and need for care in the siting of any Sustainable Drainage System (SuDS).

4.24 In terms of planning use classes, the proposed Blue Light Hub development is Sui Generis (i.e. in a use class of its own due to its unique characteristics). Yet the Blue Light Hub does contain a number of B1 elements, as it will provide office space and the storage/use of specialist tools and equipment which has parallels with light industry. Furthermore, in terms of its built form and potential traffic and amenity impacts there are a number of shared characteristics and similarities with a B1 use class development. Irrespective of these similarities; given the very specific needs and requirements of the proposed development (in terms of the need for quick unobstructed access to the strategic highway network for emergency response; operational space; a resilient location, and a reasonable distance from high concentrations of residential dwellings on amenity grounds); and the lack of available sites in Ulverston that meet these requirements; it is considered that the importance and value of the proposed facility to community safety is sufficient to over-ride the land-use allocation. Moreover the proposal’s development area would only use approximately a sixth (0.6ha) of the allocated land and would provide a high-quality build at a key gateway that can help attract further investment into the allocated land facilitating new employment opportunities and encouraging the development of further high quality premises.

4.25 Policy CS7.1 sets out that South Lakeland District Council will work with owners and developers of sites to make them attractive for commercial use and that “proposals will be encouraged to improve the quality of the environment, signage, security and accessibility of the sites”. It is considered that the proposed building




and its landscaping scheme would help provide environmental improvements that would set a high standard and a clear legible scheme of green infrastructure for the proposed Business / Science Park site to follow.

4.26 In summary, whilst the proposed land-use technically represents a departure from the recent land allocation, it is considered that the proposed use presents a unique set of special circumstances that justify overriding this allocation, and that the proposed site provides an eminently suitable location for such a facility. Furthermore the proposed development of the land in question for this use is considered to meet the sustainable development principles set out across Core Strategy Policies 1.1, 3.1 and 8.8, as it is well related to public transport routes and the town-centre and is outwith flood risk zones 2 and 3. South Lakeland District Council’s Planning Department has no objections to the proposal. Consequently the proposed land-use is considered acceptable in principle in this location.

b) Would the proposals be acceptable in terms of transport and movement issues?

4.27 Policy CS10.2 sets out criteria against which the transport impact of new development will be considered. This requires that proposals:-

• provide for safe and convenient access on foot, cycle, public and private transport, addressing the needs of all, including those with a disability;

• are capable of being served by safe access to the highway network without detriment to the amenity or character of the locality, local air quality or highway safety; …

• to accommodate the expected nature and volume of traffic generated without detriment to the amenity or character of the surrounding area, local air quality or highway safety; …

4.28 Paragraph 34 of the NPPF states that decisions should ensure developments that generate significant movement are located where the need to travel will be minimised and the use of sustainable transport modes can be maximised.

4.29 In the region of 40-52 staff are anticipated to work from the Blue Light Hub. Approximately 25% of staff would be Cumbria Fire & Rescue Service employees, whilst approximately 50% would be North-West Ambulance Service workers. The majority of daytime use of the facility will be by staff who will be on site between the hours of 9am and 9pm. It is noted that the site will be operational 24 hours a day. It is anticipated that the majority of community use activities would be in the afternoon or evening. Overall, the frequency of vehicle movements onto/off site will be low.

Vehicular Traffic

4.30 The main vehicular entrance for staff and fire appliances is located at least 120m back along the spine road from the A590 junction and includes a 12m long bell-mouth to ensure that this does not result in any queuing back onto the junction.

4.31 The submitted application is supported and underpinned by a Transport Assessment (TA). The TA takes into account the type and pattern of traffic that could be generated by the proposed Blue Light Hub as designed and also the

potential impacts of the development of B1 Use-Class plots (i.e. business uses such as Offices, Research & Development and Light Industry) on the allocated Lightburn Road Business / Science Park Site to calculate the potential traffic generated by the development of the full allocated site. In this the remaining 2.5ha of business park land has been assumed to be offices as these are the greatest potential trip-generators in the allocated B1 Use-Class. The TA undertakes highway modelling with this projected trip generation data in light of existing base traffic flows from the Daltongate / A590 junction (obtained in September 2015) and with traffic growth forecasts applied, focusing on the peak Am and Pm movements. The modelling also takes into account the potential development of the Stone Cross Mansion site as per the current planning applications (Refs. SL/2015/0433 and SL/2015/0442). The modelling establishes that the proposed new junction (Planning Application Ref.5/15/9007) is expected to operate safely for vehicles and pedestrians with significant reserves of capacity for all scenarios and that vehicle queues should not exceed the available storage length. A swept path analysis of the proposed junction has also been undertaken to demonstrate that a large articulated vehicle can navigate the junction without infringing on neighbouring lanes. Highways England and Cumbria Highways have no objection to the proposed junction arrangements.

4.32 In terms of air quality, the proposed development will not significantly alter traffic volumes on the main vehicular access route of the A590, with the Blue Light Hub anticipated to contribute substantially less than 1% of annual average daily traffic movements (AADT). Nor will it lead to an increase in heavy goods vehicle movements outside the construction period. Whilst the proposed new junction arrangement will slow vehicle speeds on this section on the A590, given its presence within an existing 40mph limit and the fact that there are few dwelling-houses in proximity to the junction, it is not considered likely to increase exposure to vehicle emissions. The setting back of the buildings from the A590 and their respective heights will also ensure the development will not create a “street canyon” (whereby the building heights on both sides of the road are greater than a road’s width) which can contain and hinder the diffusion of emissions. It is also proposed that the windows on the north-facing elevation of the main Blue Light Hub building would be non-opening so that vehicle emission fumes from the A590 would be largely excluded from the office spaces.

4.33 Due to its position adjacent to the busy A590 Trunk Road it is also considered that the proposed Blue Light Hub would not result in any detriment to the amenity or character of the surrounding area.

4.34 Given the number of staff and likely pattern of motor-vehicle journeys to the site by commuting workers; the sporadic nature of emergency service call-outs; the likely largely off-peak usage of the community facilities; and the sites accessibility by sustainable modes of travel (see paragraphs 4.35-4.38 below) it is considered that the proposed development would have minimal impact in terms of additional traffic generation. In light of the above, the transport impact of the development is considered acceptable and that the proposal complies with Policy CS10.2.

Sustainable Transport Modes

4.35 The site is located on the western edge of Ulverston and is readily walkable from many places in town being 700m from the Town Centre and approximately 900m (10mins) from the railway station. Walking to work is generally accepted as being best suited for journeys of up to 2 miles. Consequently the development is within



walkable reach of the majority of Ulverston. The two main pedestrian and cycle routes to the site are the A590 and Daltongate both of which have footways and lighting (though the footways are narrow in places along the eastern sections of Daltongate). The site is also in close proximity to bus-routes/stops on the A590, along which inter-urban services provide a timetable that would be convenient for morning and evening commuter peak periods. As such the site is considered to benefit from good accessibility and a sustainable location.

4.36 The positioning of the Blue Light Hub’s main public and staff entrances to the north-side of the site and provision of cycle parking facilities in close proximity to these prioritises quick, direct and convenient pedestrian and cyclist access first and foremost. It is also noted that the signalisation of the proposed new junction will make crossing of the A590 to access the site safer for pedestrians and cyclists.

4.37 A Travel Plan (TP) has also been submitted in support of the application. This plan seeks to reduce single occupancy car journeys to the site and to actively promote and incentivise the use of healthy and public transport options to all occupiers and users. A fifteen point “Action Plan” of measures is set-out in the TP. These measures include the provision of information to staff and visitors concerning safe cycle and pedestrian routes to the site; up-to-date public transport information and access to a database providing opportunities for car-sharing. The TP commits to the undertaking of Occupant Travel Surveys on a regular basis so that progress in meeting the TP’s objectives can be monitored. In order to ensure the TPs’ Action Plan is implemented and Travel Surveys undertaken, a planning condition is proposed requiring submission of the initial travel survey results and update as regards the action plan measures within 4 months of occupation of the building, and for updates of these to be submitted on an annual basis thereafter.

4.38 The location, design and management mechanisms proposed thus provide a high level of accessibility that provide favourable conditions for a modal shift away from single occupancy private car journeys. As such the proposal is assessed to comply with Polices CS10.1 and CS10.2.

Parking Provision

4.39 All parking associated with the development would be accommodated within the site and thus the proposal complies with Saved Policy S10 which requires off-street parking provision to be provided in all new development. Approximately 46-52 employees are expected to work on site (80-90% being Full-time, 10-20% being Part-time). The current rough breakdown is understood to be 12 – Fire & Rescue Service; 21 – North-west Ambulance Service, 3 – Police, 10 – County Council (as 10 hot desk spaces will be provided). The community conference room has capacity for 25-32 people. The number of parking-spaces proposed (36 secure parking spaces for operational staff and 18 no. visitor spaces) is considered to strike the required balance between meeting the proposed Blue Light Hubs’ operational needs and providing a constraint which could encourage more sustainable modes of transport to the site. The proposal meets local car-parking standards in terms of provision, size and layout.

4.40 The visual impact of the parking provision is mitigated by the provision of hedgerow, tree and shrub planting to all parking areas, and in particular those visitor spaces fronting the new spine road serving the wider site which have soft landscaping to all four sides.

Construction Traffic

4.41 Given the nature and capacity of the highway network connecting to the site, it is considered construction traffic would have a negligible impact upon the highway subject to appropriate traffic control measures being put in place to facilitate safe access/egress from the site. It is proposed that this can be ensured by requiring a Construction Method Statement to be submitted via condition prior to the commencement of development.

4.42 In summation, it is considered that the proposed development would not adversely impact the highway network, promotes sustainable modes of travel and that safe access to and from the site for all has been provided. As such the application conforms to policies CS10.1 and CS10.2.

c) Would the proposed development be acceptable in design terms?

4.43 Policy CS8.10 requires the siting, design, scale and materials of development to maintain or enhances the quality of the landscape and/or townscape and, where appropriate, to be in keeping with local vernacular tradition. It continues to state that designs and layouts that reinforce local distinctiveness will be encouraged. Saved Policies S2 requires development to take proper account of site setting and context, proportion, local character, detailing, building materials and craftsmanship. Section 7 of the NPPF establishes that the government attaches great importance to the design of the built environment; that good design is a key aspect of sustainable development; and that the government seeks the achievement of high quality and inclusive design for all development.

4.44 The proposed development site is undoubtedly a key gateway site to the town for people accessing it from the west and to the proposed new business park site allocation. It is therefore crucial that development of this gateway site is of a high quality that reflects the character and distinctive materials palette of Ulverston and sets the tone for the future development of the allocated land around it.

4.45 Whilst duly noting the above imperatives, it is also recognised that it is essential that the proposed Blue Light Hub meets the operational parameters of a modern 21st century emergency service response facility first and foremost in the interest of public safety/safeguarding. As such it is accepted that the scale and massing of the proposed buildings are functionally driven; as they need to allow enough height for the unhindered access of all firefighting equipment, drill procedures and vehicles; and that the site layout needs to prioritise quick egress of emergency vehicles onto the strategic road network.

4.46 The Design and Access Statement submitted with the application emphasises that the proposed development is a bespoke facility designed to meet modern day service requirements and the practical needs of its users. Indeed, it is noted that the proposal has been designed in close consultation and collaboration with Cumbria Fire & Rescue Service, North West Ambulance Service and Cumbria Constabulary to test the plans against the requirements of users and current legislation. This is particularly evident in the zoning of the internal layout of the main building around operational, support and community requirements/ functions.

4.47 The proposed design cleverly employs geometric forms and differing materials to break down the apparent scale of the main Blue Light Hub building. The selection of a flat roof for this two storey building also helps reduce its apparent scale

visually. This combined with the setting back of the building from the A590 and new spine road, along with the proposed boundary planting to its northern, western and southern sides and the retention of local stone-walling to its northern boundary help soften its presence and integrate it into it surrounds. Consequently it is considered that the building would not have an overbearing façade.

4.48 The stepping-in of the north-eastern corner of the building and use of glazed curtain walling and a feature-wall with natural limestone masonry edging to form the main entrance to the Blue Light Hub building provides a strong modern public face and informed architectural presence at this gateway position that is warm, welcoming and locally distinct. The heavily glazed element in particular imbues the building with a contemporary, transparent and open feel that encourages interaction. Focusing the use of the highest-quality and locally specific materials to the elevational treatment of this main public entrance and the large entrance plaza space in front of it (with low-level natural stone boundary walls, feature block-paving interspersed with defined green spaces) maximises the presence, impact and sense of quality of this building. It also serves to help create a clear landmark and set a clear standard for future development of the allocated land in terms of the quality of development and use of materials that are respectful to local context.

4.49 The combination of curtain walling and vertically oriented slim profile rainscreen cladding creates a modern, vibrant and crisp aesthetic. The mixture of silver grey, bluish grey and winter grey colours to the rainscreen panels tones in well with the predominantly grey colour palette of the town. The random pattern application of these panels also provides a subtle mottled look that helps break-up the building’s massing. The use of mid-grey aluminium framed windows reinforces the modern/contemporary look of the building and is considered to work well against the lighter colour tones of the main bulk of the external materials.

4.50 The revision of the external finishes of the main building to include elements of limestone masonry to the public areas near the entrance in lieu of the brick; use a limestone white render with semi-rough texture finish, and use of a darker grey tone/colour to the remaining brick elements is considered to provide a much more locally appropriate fit with the existing materials palette and predominant tonal colour range of Ulverston’s built environment whilst not detracting from the modern thrust of this building. The use of natural slate to the proposed accommodation building also helps integrate the site into the wider roofscape and serves to reinforce the residential character/purpose of this building. The design and materials of the accommodation building and firehouse are considered acceptable.

4.51 The use of wide-profile vertically arranged black metal cladding to the fire appliance bay is consistent with the style of the appliance bays of the new Fire & Rescue Service buildings built in Carlisle, Penrith and Workington over the last decade. As such it is intended that this material is recognisable as a visual shorthand for the Fire & Rescue Service within the County. It is also considered that the material has an affinity with the types of dark cladding used on modern agricultural buildings and as such works well in the urban-fringe environment of the site.

4.52 Overall the proposed development is considered to provide a good original design that artfully combines traditional and modern materials. The proposed

materials (and their colour palette) are deemed to be sympathetic to the form and design of Ulverston’s townscape. These materials, in conjunction with the proposed landscaping, help neatly integrate the proposed development into the local built environment. As such the scheme is considered to strongly comply with South Lakeland Core Strategy Policy CS8.10 and Saved Local Plan Policy S2 by providing a high quality and attractive design that responds positively to the local vernacular and materials and introduces an appropriate degree of innovation and detailing which helps establish a strong sense of place and identity for this civic building.

d) Would the proposed development result in any harm to the character or appearance of the nearby Ulverston Conservation Area and/or to the setting of any nearby Listed Buildings?

4.53 Conservation Areas are defined by statute as areas ‘of special architectural or historic interest the character or appearance of which it is desirable to preserve or enhance’. The western-most limb of Ulverston’s Conservation Area follows the south-side of Daltongate from Fallowfield Avenue, terminating just outside the gates of South Lodge. The proposed development site lies at least 40m outwith (to the south side) of this westernmost limb of Ulverston’s Conservation Area. A busy dual carriageway segment of the A590 provides a clear separation/break between the site and South Lodge whilst the two-three storey Daltongate Business Park lies between the site and “The Knoll”. Given this alongside the proposed setting-back of the main building; proposed boundary planting and retention of limestone walling to its northern edge; and use of materials that are sympathetic to those prevalent in the conservation area; it is considered that the proposed development would not harm the character or appearance of this part of conservation area.

4.54 The proposed development site is approximately 400m from the “centre-west” boundary of the Conservation Area which extends just beyond Queens Street and Princess Street. By virtue of the distance of the site from this edge and the intervening topography, mature tree belts (protected by Tree Preservation Orders) and business park developments, it is also considered that the proposed development would bear no harm to the character or appearance of this part of conservation area.

4.55 In light of the above it is considered that the proposed development would not detrimentally affect the character, appearance or important views into and from Ulverston’s Conservation Area and thus complies with Policy CS 8.6.

4.56 Only one Listed Building lies within a 250m radius of the proposed development. This is the Grade II Listed Hill Top House, an early to mid 19th Century building. This building is located just off Lightburn Road and, as its name suggests, is situated at an elevated position. The building lies at least 170m from the site, whilst its grounds lie 140m away. Seven trees subject to Tree Preservation Orders lie between the site and this listed building. The proposed development would not impact the immediate greenfield setting of this building and would not interrupt any existing public viewpoints of this heritage asset. Similarly, because of the existing mature trees lining the field boundaries between Hill Top and the development site, it is considered that the proposed development would not negatively impact upon views from this heritage asset.

4.57 A number of other large Grade II listed buildings lie in the wider area (such as Dykelands, Fair View, Stone Cross Mansion and Swarthmoor Hall) however

these are very much contained within their heavily treed grounds. As such it is considered that neither they, nor views from or to them, would be affected by this development.

4.58 Archaeological investigations of the site were undertaken in late February 2016. No finds of archaeological interest were identified in any of the trenches. The County Council Historic Environment Officer considers that no further archaeological work will be required.

4.59 The proposed development would not result in any direct physical harm to any designated or archaeological heritage assets. Nor would it adversely affect the appearance, setting or character of any heritage assets. As such it is considered that the proposed development complies with policy CS8.6 and the NPPF.

e) Would the proposed development adequately safeguard amenity?

Noise

4.60 Paragraph 123 of the NPPF recognises that development will often create some noise. It also stipulates that planning decisions should aim to avoid noise from giving rise to significant adverse impacts on health and quality of life as a result of new development; and to mitigate and reduce to a minimum adverse impacts on health and quality of life arising from noise, including through the use of conditions.

4.61 A Noise Assessment (including baseline monitoring) and Noise Impact Assessment (NIA) have been submitted in support of the application. The baseline noise monitoring undertaken around the proposed site revealed that ambient daytime (07:00 to 23:00) background noise levels varied significantly with levels ranging between 34 and 60 dB LA90,15mins. Noise sources contributing to the ambient noise were noted as being dominated by road traffic noise from the A590. Background noise levels at the nearest residential property – West Lodge - ranged between 40 and 51 dB LA90,15mins during the daytime and between 25 and 46 dB LA90,15mins during the night-time (23:00 to 07:00). The NIA establishes that the main sources of noise are likely to be: a) training activities; b) call-out sirens/bells within the building; c) emergency vehicle sirens.

4.62 Training activities at the site would include the breaking and cutting of vehicles; use of water pumps and hoses; placement and use of ladders against the Fire House and Training Tower; and shouting of commands during drills. The Fire House and Training Tower and Road Traffic Collision (RTC) Training Area are proposed to be located in the south-western corner of the Blue Light Hub site. Consequently the RTC training area would be at least 30m from West Lodge House, while the fire house and tower would be at least 40m from the dwelling. The old two storey stone barn adjacent to West Lodge would be in a direct line between the dwelling house and the RTC Training Area and Fire House (where the noisiest activities are likely to take place). In addition to this, the applicant proposes to erect a 2m high close-boarded timber fence and provide hedgerow trees and structure planting around the boundary with West Lodge to provide additional acoustic screen to activities taking place at ground-level. As such it is considered unlikely that noise levels from training activities will exceed the existing background noise level at the nearest noise sensitive receptor.

4.63 Cumbria and Fire Rescue Service have indicated that the Fire House and Training Areas will be in use by permanent staff 7 days a week for a 2 hour

daytime period. They have also highlighted that there is the need to carry out a 2 hour training session one evening per-week between 19:30 and 21:30 for on-call Firefighters. The limitation of such activities to these short time-periods/durations is considered to keep any potential noise disturbance within acceptable limits that would not prejudice the living conditions of any nearby properties. In order to ensure these activities do not intensify in occurrence and thus potentially lead to undue disturbance, it is proposed to impose conditions to limit training activities within the drill yard, RTC Training Area and the Fire House/Tower to only take place between the hours of 9.30 and 16.30; and require that they shall not exceed a 3 hour period of duration during any day. The sole exception being the allowance of one evening session per week that must take place on a weekday and not take place outside the hours of 19:30 and 21:30.

4.64 A combination of tannoys and lighting will be used within the building and yard to alert staff of the need to muster for a call-out during the daytime. Cumbria Fire & Rescue Service report that pagers will be exclusively used to alert/muster staff at night-time.

4.65 Audible sirens will be used by emergency vehicles when egressing the site to respond to an appropriate grade/priority of incident. This is necessary as they will be approaching a busy trunk road which narrows at the point of entry for the vehicle joining the highway. The use of blue lights is regulated by the Road Vehicles Lighting Regulations 1989, and sirens by the Road Vehicles Construction and Use Regulations 1986, both as amended by various other pieces of legislation. As emergency vehicles are stationed / will be exiting the site from the eastern side of the proposed building, this building will provide some shielding from sound and light emitted by such vehicles in emergency response conditions at the nearest residential property of West Lodge (which is at least 60m away from the emergency vehicle bay apron). Said apron would be 80m from South Lodge, 185m from Hill Top and approximately 150m from Woodlands Road. A 2m-plus high stone wall contains the grounds of South Lodge, while the proposed embankment to the southern side of the spine road, combined with the existing site contours, intervening tree belts and relative distance (and railway embankment in the case of Woodlands Road) will help contain the emission of noise and light from sirens/blue-lights at these next nearest residential receptors. Whilst the call out of emergency vehicles cannot be predicted, historic records from the existing ambulance and fire stations in Ulverston indicate the following daily average call outs: Ambulance - 15.5 vehicle call outs per day; Fire and Rescue - 0.6 vehicle call outs per day. In light of the above it is considered that siren noise / blue flashing lights would not cause an unreasonable level of noise or disturbance at the nearest residential dwellings.

4.66 A condition is proposed to require the submission of details of the noise levels generated by all fixed plant on site (mechanical ventilation, pumps, electricity kiosks, kitchen extraction system, any air conditioning / chiller units, etc.) and measures to ensure that they will not exceed average day or night-time background noise levels at the boundary of the site.

4.67 To reduce the impact of road traffic noise and emissions from the A590 on occupants of the Blue Light Hub, it is proposed to make the windows to its northern elevation non-opening.

4.68 Given the above considerations it is judged that noise resulting from the proposed facility is adequately mitigated by virtue of siting/design, geographic

constraints and the conditions proposed so that a good standard of amenity can be achieved. As such it is considered that the proposed development is acceptable in terms of its potential noise impact and compliant with the NPPF.

Air Quality

4.69 There is no designated Air Quality Management Area or Smoke Control Area in Ulverston. It is plain that the A590 is a nitrogen dioxide hotspot due to its traffic levels. In light of this; and as the proposed development includes more than 50 parking spaces and will be introducing new traffic into this area and indirectly lead to a change in average vehicle speed on the A590; South Lakeland District Council’s Environmental Health Department require an air quality assessment to be submitted in support of the application. The Air Quality Impact Assessment subsequently submitted by the applicant is considered to provide insufficient information (with no up-to-date local air quality data or worst case scenario assessment). Given that the number of parking spaces associated with the development is just over the threshold and the anticipated number of employees present at the site it is considered that the proposed development would contribute a low-level of average annual daily traffic (AADT) to the highway network. It is also noted this would largely be a re-distribution of traffic from existing facilities in the town and would not result in any increase in high emission vehicles (HGVs) beyond the construction phase. In light of this and the small number of residential receptors immediately adjacent to the A590 and in proximity to the proposed new junction to the site, it is considered highly likely that that the proposed development would have negligible impact on the air quality at nearby receptors. However to ensure this is the case, it is proposed to require the submission of an updated/revised Air Quality Impact Assessment via condition so that this can be fully assessed and appropriate mitigation be brought forward if required.

4.70 A machine (typically a Jem ZR35 or similar) is used to produce a synthetic fog to simulate a smoke filled environment for drills within the Fire House and Training Tower. No combustion is involved in the production of the fog. The biggest single component of the liquid used to produce the fog is de-mineralised water. To produce the fog this water is combined with two food glycol additives, which are similar in smell to a very weak car anti-freeze. This odour is barely noticeable in the 'fog' created. When in use for training purposes, (which will occur in line with the hours set out in the Noise section above) the Fire House and Training Tower will be sealed by shutters over the windows and the ‘smoke’ will be pumped in through a vent in the external door. If it becomes necessary to rapidly vent the ‘smoke’ from the building, a floor hatch leading to the training tower will open and the tower will disperse the ‘fog’ at height. As the fog consists primarily of de-mineralised water it will evaporate rapidly once out in the open air and will therefore have no impact on air quality.

4.71 In light of the above matters, it is considered that the proposed development will have negligible impact outside the site and will not have an adverse impact on air quality at the nearest sensitive receptors.

Other Miscellaneous Amenity Matters

4.72 It is considered that the only residential dwelling with a risk of being directly impacted by the physical presence of the proposed development is West Lodge. Due to the single storey nature of West Lodge, the setting-back of the main blue light hub building (22m) and accommodation block (32m) from this property and

the type and height of the proposed boundary treatments it is considered that the proposal does not create any overlooking or adversely impact on the privacy. The distance of the buildings on the Blue Light Hub site from West Lodge, and their spacing apart will not result in any overshadowing, loss of sunlight or loss of outlook that would be to the detriment of residential amenity. Given the above it is also considered that the proposed built development will not be overbearing.

4.73 In light of the above and proposed conditions to require further assessment and mitigation and place controls on the construction phase, it is considered that the amenity of nearby properties can be adequately safeguarded.

f) Are there any unacceptable flood risks associated with the proposed development?

4.74 As the proposal is a ‘Major’ scale planning application a Flood Risk Assessment (FRA) is required. The FRA and Drainage Strategy submitted by the applicant are considered to be suitably robust (taking into account the impact of climate change) and acceptable.

4.75 Neither the application site nor its immediate surrounds are in an area at risk of flooding – that is to say they are not within the Environment Agency’s fluvial and coastal Flood Risk Zones 2 or 3 and not within a critical drainage area. The FRA anticipates that the risk of groundwater flooding is low. The FRA considers that the primary source of flood risk to, and resulting from, the proposed development, is considered to be surface water runoff from impermeable areas created on this greenfield site.

4.76 The wider allocated site is calculated as having a Q-bar (average annual flood event greenfield run-off rate) of 10.58l/s and a 1in100 year rainfall greenfield run-off rate of 22l/s. Based on the existing site contours the majority of unabsorbed rainfall is understood to drain in a south-westward direction towards the culvert underneath the railway. It is proposed to limit surface water flow from the development site to a maximum of 5l/s in a 1in100 year rainfall event.

4.77 The proposed Blue Light Hub site covers an area of 0.6ha (i.e. 6,000m2). The proposed development would create an impermeable area (building roofs and hard-surfaced internal roads and yard space) of approximately 3,700m2 – thereby covering approximately 62% of the site. The remainder of the site would be a mixture of permeable paving (approximately 770m2) and green landscaped areas (approximately 920m2).

4.78 Initial ground investigations suggested that the surface soils may support a level of infiltration across parts of the site but that these are likely to be underlain by impermeable boulder clay. Additional percolation tests were therefore undertaken however the outcome of these specific investigations remains inconclusive. The available evidence to date suggests that the ground has moderate to low permeability as such some, but little, infiltration will be possible. As such a total infiltration solution in line with sustainable drainage principles is not possible in this location. Hence there is need for storm water attenuation storage on site. Given the above, the small size of site and the large land take required for an effective green/natural SUDs attenuation feature (e.g. pond or swale) in these conditions; it is accepted that a hard-engineered attenuation feature is acceptable in these circumstances.

4.79 An underground geo-cellular “storm cell” storage tank with 200m3 capacity is

proposed to be installed to drain the impermeable areas on site and restrict surface water discharge from the site to a maximum rate of 5 litres/second. The capacity of this storage tank and its associated drainage system (including drainage channels and pipework) has been designed to control surface water run-off for the required design storm events plus climate change. The proposed storage tank on the site has been sized on the basis of zero infiltration into the ground below, however a permeable system has been specified in the knowledge that some water will permeate into the ground below.

4.80 It is proposed to discharge surface water from the site to Levy Beck (an ordinary watercourse). The principle of this is acceptable to the Lead Local Flood Authority (who is responsible for ordinary watercourses). The preferred strategy is to convey surface water from the site via a gravity system connecting to the existing Highways England (A590) surface water drain some 75m south of Beehive Cottages. This drain crosses the agricultural field between the application site and Beehive Cottages and runs below the railway embankment (via a culvert understood to be owned by Network Rail) where it there flows south-eastward to Levy Beck. It is understood Highways England have no objection in principle to the discharge of water to their pipeline. Discussions with Highway England, Network Rail and the relevant landowner regarding this routing are ongoing and a survey of the condition of the railway culvert pending. Should this route not prove feasible, then surface water will need to be pumped via a rising main route following the A590 westward, crossing the railway bridge, before being discharged to Levy Beck south of Three Bridges. It is considered that both options are technically feasible and as such I am satisfied that a scheme can be implemented/delivered that will discharge surface water to Levy Beck. Planning conditions are proposed requiring the submission of the details of the surface water conveyance route taken forward and the arrangements for the management and maintenance of the drainage system for the lifetime of the development.

4.81 Recent localised flooding issues at the nearby Beehive Cottages are understood to have stemmed from issues relating to the (damaged/blocked) condition of the Highways England surface water drain from the A590 which runs across the field in proximity to these properties. It is understood that Highways England are actively working to resolve this issue. By virtue of its relative location and the proposed conveyance route(s) of surface water for discharge, the proposed Blue Light Hub development would not have any impact as regards this issue.

4.82 Residual flood risks to the site have been assessed and are considered to be within acceptable limits. Whilst it is disappointing that a “green” non hard engineered SUDs cannot be deployed as regards this specific development, I am satisfied that such a system is not practicable in these circumstances and that the necessary drainage standards can still be achieved with surface water discharge from hard surfaced areas being restricted to an appropriate level by the proposed attenuation feature. As such it is considered that the proposed development would not increase flood risk offsite (on neighbouring or nearby land or downstream). Accordingly it is considered that the application complies with Policy CS8.8 Development and Flood Risk.

g) Other miscellaneous planning considerations

Biodiversity: Ecological impact on habitats and species

4.83 There are no European or national nature conservation sites within 2km of the proposed development site. The Phase 1 Habitat Survey (Preliminary Ecological Appraisal) submitted with the application establishes that the habitats within and adjacent to the application site have potential to support protected species such as bats, breeding birds and reptiles and that badgers may also forage the site.

Bats

4.84 No suitable roosting sites for bats were identified within the development site, however the barn adjacent to West Lodge has high potential to support roosting bats, while the hedgerow (and trees within this) that run south of the barn to the railway track (and to the western side of the Blue Light Hub site) have the potential to be a commuting route for bats which would link them to good quality feeding ground along the railway corridor. This development would not physically affect/impact the barn or the western hedgerow. In fact the western hedgerow will be reinforced with the provision of a further line of native species rich hedgerow planting alongside this. The distance and orientation of the main building and accommodation block from this hedgerow will ensure little light from these facilities reaches this hedgerow area. To ensure this hedgerow remains a dark corridor fit for commuting bats, the Ecological Design Strategy submitted with the application highlights that lighting within its vicinity will be low intensity, cowled and directed away from the hedgerow. It is proposed to specify this requirement within a planning condition requiring the submission of details of the lighting scheme for the proposed development.

Birds

4.85 The bolstering of this western hedgerow and provision of new hedgerow and structure planting along the southern boundary of the secure site and around the public car parking areas will also compensate for the loss of a small amount of existing fragmented hedgerow that diagonally bisects part of the site. This, in combination with the provision of a minimum of 4 No open fronted bird boxes within the shrub planting, will mitigate for the potential loss of nesting sites within the hedges to be lost. To prevent any potential destruction of nests or eggs, or death/injury to birds during construction, a condition is proposed to require any clearance of tall grass, tall herb and ruderal vegetation, scrub, trees and hedgerow must be carried out outside the bird nesting season (unless any hedgerow has already been netted outside of this period and the absence of birds/nests confirmed by a qualified ecologist prior to any removal).

Reptiles

4.86 The Phase 1 Habitat Survey observes that within the site and across the surrounding area and the overgrown garden of South Lodge (TN9) may provide limited suitable foraging and refugia/hibernation sites for reptiles and that the adjacent railway corridor provides connectivity to habitats in the wider area. Indeed the remnants of stone-wall within the hedgerow that diagonally bisects the site have potential to be used as refugia. The re-use of stone on site to the northern and public entrance area boundary will effectively recreate this hibernation feature and ensure only a short-term temporary disturbance of this potential habitat. To ensure no reptiles are endangered a condition is proposed to prohibit the removal of any remains of dry stone walls in the hedgerows during the hibernation period for reptiles (October to February) and for stone present in these areas to be removed by hand only.

Badgers

4.87 The Phase 1 Habitat Survey recorded no evidence of badgers on site and considered that suitable habitat for sett construction within the site is limited to the hedgerows. However the surrounding area includes woodland and pastures which are highly suitable for badgers, especially to the north of the A590, and it is likely that the fields within the site are used for foraging by badgers. A condition is proposed to require any excavations left open overnight are covered or constructed with 45-degree access ramps to allow badgers which may be passing through the site to escape.

4.88 It is considered that the above proposed avoidance, mitigation and enhancement measures will ensure these protected species are not adversely impacted by the proposed development. In light of these conditions it is considered that the proposal complies with Policy CS8.4 (Biodiversity and Geodiversity).

Green Infrastructure and Landscaping

4.89 The arboricultural report submitted with the application establishes that to facilitate construction one young Grade C sycamore tree (T17); a small group of young to semi-mature Goat willow trees and one partial section of hedgerow will require removal. The report considers these trees to be of limited landscape and arboricultural value. To ensure the existing trees to be retained are adequately protected during construction a condition is proposed requiring the appointed contractor to submit details of the tree and hedgerow protection measures to be installed prior to the commencement of development.

4.90 As specified in the above paragraphs regarding biodiversity; the protection and bolstering of existing hedgerow along the western boundary and provision of new, thick/wide structural planting corridors to the southern and northern boundaries including a mixture of hedgerow, avenue and lightweight screening trees will enhance biodiversity on site protecting and enhancing linkages. It will also help integrate the development into its surrounding countryside and landscape setting. As such the proposed development ensures that green infrastructure is an integral part of the site design and is therefore judged to comply with policy CS8.1.

Hours of Use

4.91 The proposed main Blue Light Hub building will be accessible 24/7 365 days a year by staff on duty and additional staff that will arrive at the station within five minutes of all 999 calls. The positioning of the active emergency response frontage of the building ensures that this is kept as far away from the nearest residential dwellings (West Lodge, South Lodge and Hill Top House) as possible/practicable. As set out in the above paragraphs regarding noise, it is proposed to control/limit the hours of training activities which have the greatest potential to cause disturbance to nearby residential dwellings.

Housing Standards

4.92 The proposed on-site fire-crew and family accommodation block is positioned as close to the main building as possible and an anti-slip pathway proposed between the two in the interests of reducing response times and general convenience for operations. The main building is positioned and windows set-out so that it would not overlook or adversely impact the privacy of the

accommodation block or its gardens.

4.93 The proposed accommodation block has been designed to provide a highly domestic and restful feel as epitomised by the traditional pitched roof finished with natural slate, walled garden area with a decking transition. Meanwhile the use of the same materials palette to the external walls as that of the main-hub building clearly ties it into the identity of the development as a whole. All access to and from the building shall be fully DDA compliant and one room shall be designed to be suitable for a disabled person.

Land Contamination

4.94 The proposed development site is improved grazing pasture. The Phase 1 Desk Based Study within the submitted Archaeological Evaluation identifies no development of this land on historic mapping with no known past built or industrial uses having been in the vicinity. The only changes evident result from the realignment of the A590 further south in this area in the late 20th century which could potentially result in some construction spoil being present on site.

4.95 In order to ensure that the risks from any potential soil contamination to site workers during construction, neighboring occupiers and the future occupants of the development; together with risks to controlled waters and ecological systems; are minimised to acceptable levels a pre-commencement condition is proposed requiring the submission of a scheme to assess potential site contamination and mitigate any risks found.

Landscape and Visual Impact

4.96 The Cumbria Landscape Character Guidance and Toolkit (CLCGT) characterises the main landscape setting of the site as type 2d land: Coastal Margins - Coastal Urban Fringe. The key characteristics of this type in this location is low lying land with a gently undulating topography that has a mixed land cover of mown grass, pasture, scrub and semi natural grassland with weak field patterns and urban influences linked to buildings and major transport routes.

4.97 The land immediately to the east of the site is classed as Urban in character, whilst the land to the north of the A590 is classified as Type 9d - Intermediate Moorland and Plateau. The key characteristics of this type 9d land in this location is the presence of woodland and small belts of trees forming prominent features amongst improved pasture defined with distinctive stone walls.

4.98 The CLCGT defines the perceptual character of type 2d land as busy with many uses and a variety of land cover. It observes that it has a strong association with both the urban character of nearby settlements and the open and undeveloped landscapes adjacent. It seeks the impact of new development to be minimised in this landscape by “careful siting, design and high standards of landscape treatment particularly where public views are affected”. The main key public views of this site are from the highway network. It is considered that the set-back siting of the main building from the A590, Daltongate and the proposed new spine road; and the use of an appropriate range and colour palette of materials in its design to reduce the building’s massing meets the first two quoted criteria. The proposed landscape treatment is judged to be of a high quality, incorporating stone-walling and thick tranches of landscape planting to the north and western sides to help soften the presence of the development and integrate it into the wider landscape character from these key highway viewpoints. The proposed

boundary treatments stand to enrich the overall setting and will establish a high standard for future development of the neighbouring allocated employment land.

4.99 Whilst I have residual concerns about the wider visual and landscape impact of the firehouse due to its height and the propose increase in ground-levels in the area where it is proposed to be sited; the operational needs for these is accepted – as the fire-house is required for training relating to the use of ladders and working at height, and level step-free access is required across the site to meet health and safety requirements. The greater setting back of the accommodation block and fire house from public roads and provision of large avenue trees and structural planting around these helps, respectively, to reduce their scale and soften their presence. Meanwhile the grey-blue tone brick proposed for the fire house would not be discordant with the predominant colour pattern of the skies in this area.

4.100 It is considered the proposed development is sympathetic to the distinctive landscape character of the area and will not have an unacceptable visual impact due to its siting, design, use of locally appropriate external materials and landscaping that respect and reflect the local distinctiveness of the area. As such it is deemed to comply with Policy CS8.2 (Protection and Enhancement of Landscape and Settlement Character).

Social Capital and Community Benefits

4.101 It is intended that the community conference room, community meeting room and gym will be available to the immediate community during each day and early evening throughout the year. This will provide an enhanced community asset with modern up-to-date ICT infrastructure built-in to the public meeting rooms and making modern gym equipment available for the Healthy Living Initiative community driver. It is also the intention of Cumbria Fire & Rescue service to use this new facility for community outreach/ education projects to promote community safety and to provide a wider range of training opportunities to staff in this and neighbouring localities. As such it is considered that the proposed development provides important social and community infrastructure that will help improve the health and well-being of local residents and thus conforms to Policy CS9.1.

Sustainable and Low Carbon Design and Renewable Energy

4.102 The NPPF seeks local planning authorities to support the move to a low carbon future. Policy CS8.7 seeks new commercial buildings to meet BREEAM “excellent” standard and to provide appropriate on-site renewable and low carbon energy sources wherever possible. The Design and Access Statement explains that the Blue Light Hub facility has been designed from the outset to ensure an environmentally sound and responsive building with reduced operational costs. The applicant has employed the industry recognised BREEAM (the Building Research Establishment Environmental Assessment Method) to enshrine sustainable design considerations into the scheme and provide an accurate measure of the environmental performance of buildings. The applicant has committed to achieve a BREEAM rating of “very Good” (with a score in excess of 60% to further support the buildings sustainable credentials). Though this is less than the firm policy expectation, given the difficulties created by the functional/utilitarian requirements of the facility and the fact that it will still ensure that the building demonstrates an improvement of over 20% from the current Part L UK Building Regulation requirements; this is considered acceptable in this

instance given the NPPF’s pragmatic stance which states that “local planning authorities should comply with adopted Local Plan policies on local requirements for decentralised energy supply unless it can be demonstrated by the applicant, having regard to the type of development involved and its design, that this is not feasible or viable”.

4.103 The buildings will be naturally ventilated as much as possible, and rely on natural daylight to the vast majority of spaces, with windows oriented to maximise natural light and solar gain in both buildings. On the main Blue Light Hub building a linear roof-light above the mid-point of the main corridor and two pyramid roof-lights above the breakout space at first floor level will bring daylight into these internal spaces reducing the dependency on artificial lighting during daytime.

4.104 Another key design focus is on the thermal envelope of the building with the construction of the external walls to be robustly detailed and generously insulated to limit solar heat gain yet retain and re-radiate naturally generated heat. High performance windows are proposed to be installed to ensure low thermal loss and solar admittance. The internal ventilation system has a comprehensive heat recovery system associated with it to pre-heat incoming fresh air, saving on primary heating energy and cost. Time and occupancy based controls will be provided to the ventilation system to ensure that it does not run unnecessarily and thus save energy and running cost.

4.105 Solar Photovoltaic (PV) Panels will be installed on both the Main Blue Light Hub building and the Accommodation Block to generate electricity. All lighting, internal and external, will be low electricity usage and long-life LED fittings. Daylight and time control mechanisms are proposed to control external lighting.

4.106 Solar Hot Water Panels will also be provided to the main hub building. A rainwater harvesting system will be installed to collect rain falling onto the main roof and store in an underground tan so that it can be used to replenish the Fire Service’s Open Water Training Tank. A rainwater harvester will also be provided to the accommodation block to collect water for use in grounds maintenance.

4.107 The proposed development has adequately demonstrated that it will incorporate sustainable construction (in terms of use of local and durable materials with low maintenance requirements), energy efficiency measures to minimise energy consumption and micro-renewable energy generation. Thus, on the whole, it is considered to comply with Policy CS8.7.

Lighting

4.108 The applicant reports that the proposed lighting is intended to be directed in on the site and its spill kept to an absolute minimum. A condition is proposed to require the submission of a detailed lighting scheme for prior approval so as to ensure lighting would not adversely impact nearby dwellings, the highway, the railway system, wildlife corridors or habitat.

Utilities

4.109 The new development site will require connections to electricity, gas, water and telecoms. All necessary public utilities are present within close proximity to the development site and connections will be taken from these to service the new development. Foul drainage will be connected into the existing public sewerage system. United Utilities has no objection to the application.

Other Water Environment Considerations

4.110 In terms of water quality, all surface water drainage from the road and drill yard shall be passed through an oil interceptor.

Human Rights

4.111 No Convention Rights as set out in the Human Rights Act 1998 would be affected by this proposal.

Conclusion

4.112 The development of a Blue Light Hub in this location is considered acceptable in principle in terms of land-use and broad planning policy as it provides a sustainable location for an employment oriented use that is focused on serving the local community and requires direct access to the strategic road network. Whilst the proposal technically represents a departure from the recent land allocation, the use is firmly in the wider public interest, providing special circumstances that justify overriding the B1 use-class stipulation on this small 0.6ha part of a larger 3.1ha a site. Furthermore it would not prejudice, or conflict with the development of the neighbouring allocated land for B1 uses or, subject to conditions, adversely impact upon local amenity. The application has also robustly demonstrated that it would not negatively impact on the highway network and that it will provide sufficient surface water attenuation to ensure that the site and surrounding land is not affected by flooding.

4.113 The proposed development offers a high quality, bespoke, modern and sustainable design that respects and reflects local character through its use of targeted local limestone and slate detailing, semi-rough-dash white render and colour palette of materials to the buildings and its proposed hard and soft landscaping scheme. In light of these latter aspects it is considered that the proposed development will not harm the character or appearance of the nearby Ulverston Conservation Area and/or the setting or views from any nearby Listed Buildings. Moreover the proposed development would provide substantial public benefit for the wider community.

4.114 In summary, it is considered that the proposed development is in accordance with the development plan and that here are no material considerations that indicate the decision should be made otherwise than in accordance with the development plan and with the planning conditions proposed, any potential harm would reasonably by mitigated. It is therefore recommended that this application be granted subject to conditions.

Angela JonesAssistant Director of Environment & Regulatory Services

Contact: Mr Edward Page, Kendal, Tel: 01539 713424;Email: [email protected]

Background Papers: Planning Application File Reference No. 5/15/9008

Electoral Division Identification: Ulverston West ED - Mr J Airey

mailto:[email protected]

Appendix 1Ref No. 5/15/9008

Development Control and Regulation Committee – 30 March 2016

Proposed Planning Conditions

Time Limit for Implementation of Permission1. The development hereby permitted shall be begun before the expiration of three

years from the date of this permission.

Reason: To comply with Section 91 of the Town & Country Planning Act 1990 as amended by Section 51 of the Planning & Compulsory Purchase Act 2004.

Approved Scheme

2. The development hereby permitted shall be carried out, except where modified by the conditions to this permission, in accordance with the following:

a. The submitted Full Planning Application Form - dated 23 November 2015;b. The Plans/Drawings Numbered, Named and Dated:P-01-MP-100-Rev.A – Location Plan –November 2015;P-01-MP-102-Rev.B – Site Layout Plan -February 2016;P-01-MP-105-Rev.A – Tree Protection / Retention Plan -November 2015;P-02-MP-100-Rev.E – General Arrangement – Site Plan (with proposed site

levels) –March 2016;P-02-MP-101-Rev.D – Drainage Layout Plan –March 2016;P-01-MP-200-Rev.B – Site Wide Elevations -February 2016;P-01-BLH-200-Rev.B – Blue Light Hub G.A. Proposed Elevations -February 2016;P-01-BLH-202-Rev.B – Sections - February 2016;P-01-BLH-100-Rev.B – Blue Light Hub G.A. Ground Floor Plan -February 2016;P-01-BLH-101-Rev.B – Blue Light Hub G.A. First Floor Plan -February 2016;P-01-BLH-102-Rev.B – Blue Light Hub G.A. Roof Plan -February 2016;P-01-AB-200-Rev.B - Accommodation Block G.A. Elevations -February 2016; P-01-AB-201-Rev.B - Accommodation Block G.A. Sections -February 2016;P-01-AB-100-Rev.A - Accommodation Block G.A. Ground Floor Plan –November

2015; P-01-AB-101-Rev.A - Accommodation Block G.A. First Floor and Roof Plans -

November 2015; P-01-FH-100-Rev.A – Fire House G.A. Floor PlansP-01-FH-200-Rev.B – Fire House - G.A. Elevations -February 2016;P-01-FH-201-Rev.A – Fire House - G.A. Sections

c. Addendum to the Design and Access Statement: Section 21 – Appearance -submitted February 2016;

d. Addendum to the Design and Access Statement: Section 22 – Sustainability and BREEAM - submitted February 2016;

e. Arboricultural Report – Rev. A – dated October 2015;f. Ecological Design Strategy (Addendum to Design and Access Statement) – dated

24 February 2016;g. Landscape Strategy – dated October 2015;h. Framework Travel Plan – dated November 2015;i. The details or schemes approved in accordance with the conditions attached to

this permission.

Reason: To ensure the development is carried out to an approved appropriate

standard and to avoid confusion as to what comprises the approved scheme.

3. A copy of this permission, including the documents comprising the approved scheme and any other documents/drawings subsequently approved relating to conditions within this permission, shall be available for inspection on site during construction operations and throughout the operational life of the site. Their existence and content shall be made known to all operatives likely to be affected by matters covered by them.

Reason: To ensure the development is carried out to an approved appropriate standard.

DEVELOPMENT REQUIREMENTS

Water Discharge4. Surface water discharge from the site will be to an ordinary watercourse and will

be limited to a maximum of 5l/s.Foul wastewater shall be drained on a separate system to surface waters.

Reason: To secure proper drainage and to manage the risk of flooding and pollution.

SUBMISSIONS REQUIRED PRIOR TO THE COMMENCEMENT OF DEVELOPMENT

Contaminated Land5. No development shall commence until a scheme to deal with potential site

contamination has been submitted to and approved in writing by the local planning authority. The scheme shall include an appropriate desktop study, site investigation, conceptual model and risk assessment (in accordance with Model Procedures for the Management of Land Contamination- CLR11) to identify the extent of any contamination and the measures to be taken to avoid the risk to the public/buildings/environment when the site is developed. No development shall commence until the measures approved in the scheme have been implemented and a validation report and statement has been submitted and agreed in writing by the local planning authority.In the event that contamination is found at any time when carrying out the approved development that was not previously identified it shall be reported in writing immediately to the local planning authority. An investigation and risk assessment shall be undertaken and where remediation is necessary a remediation scheme shall be submitted to the local planning authority for approval in writing. Following completion of measures identified in the approved remediation scheme a verification report shall be submitted to the local planning authority for approval in writing.

Reason: To protect human health and the water environment in order to comply with Paragraph 109 of the National Planning Policy Framework (NPPF) which requires the planning system to contribute to enhancing the natural and local environment by preventing development from contributing to or being put at unacceptable risk from, or being adversely affected by unacceptable levels of water pollution and Paragraph 121 of the NPPF which requires planning decisions to ensure that adequate site investigation information,

prepared by a competent person, is presented.

Surface Water Drainage System – Further Details6. No development shall take place until further details as regards the Surface

Water Drainage System have been submitted to and approved in writing by the local planning authority. The scheme shall provide:a) Confirmation of the proposed discharge route for surface water along with a

full justification of how this aligns with Sustainable Drainage principles;b) Details of the type, size and justifying calculations of the stormwater storage

features to limit the discharge to the proposed outfall solutions;c) Details of proposed discharge rate from the site including consideration to

the overall site discharge for total area of allocated land to 10l/s. d) Details of measures proposed to prevent exceedance over and above a

1:100 year rainfall event leaving the development site and flowing towards the railway or adjacent land;

e) Details as regards the structural integrity and resilience measures of the drainage system;

f) a timetable for the implementation of the drainage scheme;

Once approved the scheme shall be implemented in accordance with the approved details.

Reason: To manage the risk of flooding on-site and ensure flood risk is not increased elsewhere in accordance with SLCS Policy CS8.8 and to promote sustainable development and secure proper drainage.

Materials7. No Development shall take place until samples of the proposed materials to be

used in the construction of the external surfaces of the building, as specified in the “Addendum to the Design and Access Statement: Section 21 – Appearance - submitted February 2016”, have been submitted and to and approved in writing by the local planning authority.The development shall be carried out in accordance with the approved details.

Reason: In the interests of good design and local distinctiveness.

Detailed Landscaping Scheme8. No development shall take place until a detailed landscaping scheme that is in

based on Drawing No. 47076000-P-01-MP-102-Rev.B – Site Layout Plan (dated February 2016); Landscape Strategy (dated October 2015) and “Ecological Design Strategy” (dated February 2016) has been submitted to and approved in writing by the local planning authority. The scheme shall include:

a) details of a species rich seed mix of native species, which is suitable for the local soil conditions, to be used on grassed amenity areas;

b) the location, number, species, and age of trees to be planted;c) the layout, species and density/distribution of proposed native planting; d) the method of planting including ground preparation;e) the details of boundary walling/fencing including material, type and height;f) proposed finished ground levels;g) the location, number and design of bird and bat boxes;

h) details of measures to avoid impact on any existing or proposed functional services above and below ground, including power and communications cables and pipelines, manholes and supports;

i) a timetable for the delivery of all landscaping works;j) provide detail of how the green landscaping shall be maintained and

managed after completion – including details of a reduced mowing regime in any grassland areas so as to permit an increase in plant diversity and potentially increase invertebrates which would benefit breeding birds, bats and other mammals such as hedgehogs.

k) a scheme for the monitoring and review of landscaping works including the undertaking of a formal assessment and report on the successful or otherwise establishment of the landscaping works within a two year period of implementation; and a programme for remedial works where this assessment highlights issues of poor establishment or health.

The approved scheme shall be implemented in full.

Reason: To require for subsequent approval details relevant to the satisfactory implementation of the development. To mitigate for impacts upon bat flight-lines, bird habitat and loss of hedgerow/tree habitat in order meet the local planning authority’s duty as regards biodiversity under The Natural Environment and Rural Communities Act 2006 and in accordance with SLCS Policy 8.4. And in the interests of visual amenity and biodiversity in accordance with saved South Lakeland Local Plan (SLLP) Policy S3 and SLCS Policy CS8.1.

Updated Air Quality Impact Assessment9. No development shall take place until an updated Air Quality Impact

Assessment has been submitted to and approved in writing by the local planning authority. This shall include:

a) a Design Manual for Roads and Bridges (DMRB) screening assessment (or similar) showing the predicted impact of the use of all parking spaces at once as a worst case scenario.

b) an indication of the effect of the increase in traffic levels on air quality at relevant receptors using the latest air quality data and trip generation statistics from the Traffic Assessment (and including the impact on traffic speed of the traffic lights being introduced at the junction with the A590).

c) Appropriate mitigation measures and a timetable for their delivery should the development be judged to have an adverse effect;

The approved scheme shall be implemented in full.

Reason: In order to enable a proper assessment of the potential effects of the development and to safeguard local amenity and health.

Construction Method Statement & Environmental Management Plan10. No development shall take place until a Construction Method Statement &

Environmental Management Plan (the Statement) has been submitted to and approved in writing by the local planning authority. The Statement shall include:

a) Details of measures to allow safe access and egress of construction traffic throughout the undertaking of the development;

b) Details of the location and layout of the construction compound including: i) buildings; ii) adequate access, turning and parking space for


http://www.standardsforhighways.co.uk/ha/standards/dmrb/index.htm

construction traffic; iii) areas for storage of plant, machinery and materials; iv) areas for loading and unloading of plant and materials; v) vehicular access points; vi) tree and hedgerow protection barriers;

c) A traffic management plan to address all traffic generated by the construction works – including construction staff traffic and materials and plant being delivered to and removed from the site;

d) Measures to ensure no vehicle would leave the site in a condition that would give rise to the deposit of mud, dust or other debris on the public highway;

e) Measures to monitor, prevent and suppress the emission of dust;f) Measures to monitor and control/minimise noise and vibration during

construction (N.B. All measurements should make reference to BS7445);g) Confirmation of whether any artificial lighting will be needed during

construction, clearly justifying the need for this if so and providing details of its specification type, location and measures to ensure it will not adversely impact on nearby residential dwellings or wildlife (including bat flight-paths);

h) Details of pollution prevention measures including where fuels, oils and other chemicals will be stored and measures to be taken in the event of spillage;

i) Details of site security measures – including type and height of temporary fencing and signage;

j) Demonstration of compliance with the measures set out in the “Arboricultural Report – Rev. A – dated October 2015” and Drawing No. MP-105-Rev.A – Tree Protection / Retention Plan;

k) A written procedure for dealing with complaints regarding construction activities.

The approved Statement shall be fully adhered to throughout the construction period.

Reason: To minimise the impact of the undertaking of the development in the interests of local residential amenity.

Highways Safety Audit (Stage 2)11. No development shall comence until a Stage 2 Highways Safety Audit has been

submitted to and approved in writing by the local planning authority. The measures highlighted as required by the approved Audit shall form part of the approved scheme and be implemented.

Reason: To ensure that the development is designed and carried out to an appropriate standard that would ensure user safety and be adoptable to the Highway Authority.

SUBMISSIONS REQUIRED PRIOR TO THEIR DELIVERY

Updated Noise Impact Assessment12. No fixed plant shall be installed on site until an updated Noise Impact

Assessment (NIA) has been submitted to and approved in writing by the local planning authority. The updated NIA shall provide an assessment of the noise of all fixed plant on site (including but not limited to: mechanical ventilation, pumps, electricity kiosks, kitchen extraction system, and any air conditioning / chiller

units,) in accordance with British Standard 4142:2014 and set out any mitigation measures (and timetable for their implementation) required to ensure that no fixed plant will exceed average day or night-time background noise levels at the boundary of the site. The approved mitigation measures shall be carried out in accordance with the approved timetable.

Reason: In order to safeguard the amenity of nearby residential dwellings.

Lighting Scheme13. No fixed lighting shall be installed on site until a lighting scheme has been

submitted to and approved in writing by the Local Planning Authority. The lighting scheme shall include details of:

a) Proposed hours of operation of all external lighting;b) how the lighting has been sited and designed to ensure it does not

adversely impact upon the amenity of nearby properties; ecological interests and the wider landscape;

c) how it takes into account Tables 1 & 2 of the Institute of Lighting Professionals Guidance Notes for the Reduction of Obtrusive Light GN01:2011 regarding Environmental Zones and associated recommended limitations;

d) lighting columns’ design, material, colour and height;e) luminaires’ type, dimensions, finish and numbers;f) Any cowls, hoods, shades or baffles that may be needed to control light

spill and glare, including their number, fixing, dimensions and finish;g) light sources (lamp type) along with their proposed level of

brightness/luminance in LUX, colour rendition values and energy efficiency;

h) plans showing the location/position of all new lighting units and their beam orientation (and illustrating proximity to the site boundary, the highway, any nearby residential properties and any existing/proposed screening);

i) overspill contours (i.e. an isolux diagram) of maximum, minimum and average levels of illuminance (measured in lux) in the horizontal and vertical plane and overspill beyond the site boundary;

j) measures for reducing light intrusion, glare and skyglow.

Once approved the scheme shall be implemented in full prior to the use coming into use.

Reason: To require further detail not submitted with the application to ensure provision of adequate lighting whilst minimising light spillage and reducing the potential impact of light pollution from the site. To ensure that the visual and landscape impact of the lighting is minimised.

Details of Cycle Shelters, Signage and other Street Furniture14. No cycle shelters, signage or other street furniture shall be installed or erected

on site until detailed scaled specification plans and elevation drawings of the proposed designs of these items have been submitted to and approved in writing by the Local Planning Authority in writing. The drawings shall clearly set-out details of each items: a) Materials;

b) External finishes (including colours);c) showing their siting in context of the scheme and, where appropriate,

demonstration that they do not impinge upon any visibility splays;All cycle shelters, signage and other street furiture shall be installed or erected in accordance with the approved details and plans. .

Reason: To require further detail not provided with the application to ensure these items of street furniture are to an appropriate standard and do not negatively impact the appearance of the propsoed building at this important gateway site.

SUBMISSIONS REQUIRED PRIOR TO THE COMMENCEMENT OF USE

Surface Water Drainage System Maintenance and Management15. No use of the development shall take place until a detailed scheme for the

management and maintenance of the Surface Water Drainage System for the lifetime of the development has been submitted to and approved in writing by the local planning authority. This scheme shall include the arrangements for adoption by any public body or any other arrangements to secure the effective operation of the drainage scheme throughout its lifetime.

Once approved the scheme shall be implemented in accordance with the approved details.

Reason: To manage the risk of flooding on-site and ensure flood risk is not increased elsewhere in accordance with SLCS Policy CS8.8 and to promote sustainable development and secure proper drainage.

CONSTRUCTION PHASE - RESTRICTIONS ON CONSTRUCTION OPERATIONS

Protection of Birds16. No tree, scrub, shrub or hedgerow removal shall take place between the 1st

March and 31st August inclusive in any year. Hedgerow removal shall only take place between the 1st March and 31st August if it has been netted prior to this time period and if a qualified ecologist has confirmed that no nesting birds are present.

Reason: To ensure appropriate protection for breeding / nesting birds under Section 1 of the Wildlife and Countryside Act 1981.

Protection of Reptiles / Re-use of Local Natural Stone17. No removal of any remains of dry stone walls in the hedgerows shall take place

in the hibernation period for reptiles (October to February). Any stone present in these areas shall be removed by hand only. All stone capable of re-use shall be retained for use in future development on site.

Reason: To avoid disturbing reptiles while they are hibernating and to maintain locally specific materials on site for re-use in the site landscaping. In accordance with SLCS Policies 8.2 and 8.4.

Protection of Badgers18. All excavations deeper than 0.5m that will be left open overnight shall be fenced

to prevent Badgers from entering them or shall have a ramp of approximately 45º slope to allow animals to escape.

Reason: In order to prevent badgers becoming trapped in deep.

Hours of Construction19. With the exception of works within the Highway, no work associated with the

construction of this development; including start-up of generators or other plant and/or machinery, and deliveries of equipment and materials shall take place except between the hours of:08.00 am and 18.00 pm Monday to Friday09.00 am and 13.00 pm on Saturday. No such work shall be carried out on Sundays or public and/or bank holidays. This condition shall not operate so as to prevent the operation of any traffic control systems and the carrying out, outside these hours, of essential maintenance to plant and machinery used in the construction works.

Reason: In the interests of residential and local amenity.

Highway Condition20. During the construction of the development, no vehicle shall leave the site in a

condition that would give rise to the deposit of mud, dust or other debris on the public highway.

Reason: In the interests of highway safety.

Control of Noise21. All plant, machinery and vehicles engaged in construction on site or providing

deliveries shall be effectively silenced at all times and maintained in accordance with the manufacturers’ recommendations.

Reason: To safeguard the amenity of local residents by ensuring that the noise generated in their operation is minimised and does not constitute a nuisance outside the boundaries of the site.

OPERATIONAL REQUIREMENTS

Limitations on the Hours of Training Activities within the Drill Yard, Road Traffic Collision Training Area and the Fire House/Tower22. Training Activities within the Drill Yard, Road Traffic Collision Training Area and

the Fire House/Tower shall only take place between the hours of 9.30 and 16.30; and shall not exceed a 3 hour period during any day.

Reason: To safeguard the amenity of local residents by ensuring that the hours of noise generarting activities is minimised and does not constitute a nuisance outside the boundaries of the site.

23. Notwithstanding Condition 22; Training Activities within the Drill Yard, Road Traffic Collision Training Area and the Fire House/Tower may take place in the evening once a week only and only between the hours of 19:30 and 21:30 hours Monday to Friday. No training pursuant to this condition shall take place at the

weekend or on a bank or public holiday.

Reason: To safeguard the amenity of local residents by ensuring that the hours of noise generarting activities is minimised and does not constitute a nuisance outside the boundaries of the site.

Travel Plan24. The measures identified in the Framework Travel Plan shall be implemented

within 3 months of the development (or any part thereof) commencing use. Within 4 months of the development (or any part thereof) commencing use, the baseline travel survey and evidence that the other measures specified in the Framework Travel Plan’s Action Plan have been carried out shall be submitted to the Local Planning Authority. An annual review of the effectiveness of the Travel Plan, including any necessary amendments, additional measures, and progress against targets, shall be subsequently prepared by the applicant/occupier and submitted to the Local Planning Authority for approval by 1 May each year.

Reason: To aid in the delivery of sustainable transport objectives in accordance with Local Transport Plan Policies WS1 and LD4.

DEVELOPMENT STANDARD ASSURANCE AND MAINTENANCE

Maintenance of Landscaping25. Should any tree, shrub or other flora planted as part of the approved detailed

landscaping scheme be removed, die or become seriously damaged or diseased, within a period of 5 years after planting, then it must be replaced in the first available planting season with a specimen of the same species and size as that originally planted.

Reason: In the interests of biodiversity and to safeguard the visual amenities of the area. In accordance with saved South Lakeland Local Plan (SLLP) Policy S3.

Informative:

Badgers:If a Badger sett is found in the vicinity of areas to be developed during pre-construction checks then mitigation is likely to be required and could include closure of the sett under license from Natural England. This would require a minimum of 8 weeks to prepare and process the license and three weeks to carry out the sett closure. Sett closure can only be undertaken between the months of July and November inclusive so the pre-construction checks should be timed to allow any mitigation to be completed before construction is planned to start.


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