The hybrid planning application will include the Phase 1 Application Site only (being land to the immediate west of Slyne Road (A6) .
The application will be hybrid. This means that approval will be sought for full details of the residential development in the southern portion of the site, with approval sought in outline for the northern portion of the site to allow the flexibility for either an extra care facility OR additional residential development to be delivered, along with local centre uses.
The principle of a housing development in this location has already been considered through adoption of the Local Plan.
In summary the proposals will provide:
• 58 two, three and four bed family homes;
• Safe access from Slyne Road within easy reach of the local amenities in Lancaster;
• New pedestrian and cycle connections;
• Attractive landscaping;
• New high-quality open space;
• A potential extra care facility (approximately 60 bed spaces) / local centre facility;
• A further 35 homes (approx.) and a local centre.
Potential Extra Care Provision
Whilst the Local Plan policies require the delivery of various supporting infrastructure across the Masterplan Area, they do not require the provision of an extra care facility.
However, the Council has expressed a strong desire to bring forward an extra care facility (incorporating an element of local centre) to the north of the Application Site.
Discussions between Taylor Wimpey and the Council have been ongoing for several months about how this might be achieved, and it is hoped that a delivery mechanism for extra care can be agreed.
The hybrid planning application therefore retains the flexibility to allow residential development with a more traditional local centre to come forward on the northern section of the Application Site, should the delivery of extra care not be achieved.
Access into the Phase 1 Application Site will be gained via a priority junction onto Slyne Road. The proposed development will be accessed by safe and efficient vehicular access arrangements. The site also benefits from being accessible on foot with the existing pedestrian footways providing access to a wide of range of services and it is well located to encourage journeys by bus via a number of bus services available in the vicinity of the site.
The northern extents of the Strategic Site will remain as open space to preserve the open nature of the area and a buffer will be created between the Strategic Site and Lancaster Canal.
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There are a number of key considerations that have been taken into account as part of the design process. These include: tree and ecology surveys, noise and air quality surveys, highways and access studies, an investigation into ground conditions, archaeology and heritage studies, flood risk and drainage assessments as well as energy and climate change statements.
The technical work undertaken concluded that the site can be developed in accordance with planning policy and legislative requirements.