Thumbs up recommended for 44 new homes on land close to Lancaster city centre

Story Homes want to build 44 homes on undeveloped agricultural land on the eastern side of Ashton Road.

The scheme includes a mix of detached, semi-detached and terraced properties, including 13 affordable homes representing 30% affordable housing provision.

The affordable housing would comprise six affordable rented units and seven shared ownership units.

Access would be via Ashton Road, with the development served by an internal estate road and private/shared drives.

The proposal includes off-street parking provision, visitor parking, cycle storage and electric vehicle charging, with a total of 105 parking spaces, including three visitor spaces.

The scheme has been revised from earlier submissions for a 45-dwelling scheme with reduced affordable provision.

The 44 proposed properties would have the following mix: three-bedroom – 14 (31.8%); four-bedroom – 20 (45.5%); five-bedroom – 5 (11.4%); six-bedroom – 5 (11.4%).

A council reports says the provision of 14 three-bedroom dwellings would make a positive contribution towards the identified need for family accommodation.

However, the overall mix remains heavily weighted towards larger dwellings, with 30 of the 44 dwellings comprising four or more bedrooms – 68% of the scheme.

There are no one or two-bedroom units within the mix, which the report says represents a weakness in the proposal, given that an excess of larger homes and insufficient smaller homes would fail to fully meet the identified housing need.

The council has received 16 letters of objection from the public, including concerns over the amount of affordable housing, and that the amended plans do not address previous objections or key concerns.

There are also fears the scheme would harm the semi-rural character of the area and contribute to the urbanisation of the landscape, as well as concerns about impacts on the setting of the canal and surrounding countryside.

In addition, Aldcliffe-with-Stodday Parish Council has raised objections to the plans, and Lancaster Canal Trust, the Canal and River Trust and Lancaster Vision, along with tree preservation and conservation officers, have also expressed concerns.

The report concludes that overall, the proposal is not without harm, and the residual concerns relating to landscape, design, trees, non-designated heritage assets and housing mix should not be understated.

However, some of these harms are localised and would be mitigated to an acceptable degree.

On balance, it is considered that they do not significantly and demonstrably outweigh the substantial benefits of delivering market and affordable housing, open space, biodiversity enhancements and infrastructure

contributions in the context of a significant housing land supply shortfall.

If the scheme is approved, as recommended by council officers, the legal agreement would secure 30% affordable housing, a Highway Infrastructure Contribution to the sum of £337,636 (towards the Pointer Roundabout,

Hala Road signalised junction, Lancaster City Centre Gyratory, Lancaster-wide traffic management, Ashton Road and Ashford Road), a Travel Plan contribution to the sum of £6,000, provision of on-site open space and equipped play provision, provision of off-site public open space contributions of £75,939 for improvements to changing facilities and the football pitch at Royal Albert Playing Fields, and a Young Persons Provision contribution towards a new half multi-use games area at the Royal Albert Football site.

A management company would also be set up, which would include management and maintenance of all landscaping, unadopted roads, lighting and drainage infrastructure and on-site open space.