Agenda item

The Executive Member for Regeneration and the Director of Regeneration and Culture submitted a report for the Executive’s consideration. The purpose of the report was to set out the revised vision for the Stainsby scheme and to seek the approval to conduct consultation with the view of adopting the detailed masterplan as Design Guidance.

 

The development planned to provide:

·        over 40 hectares of additional green public open space with planting of 18,000 to 25,000 native trees and shrubs;

·        a commitment to the Council’s One Plant Living principles;

·        a new Country Park;

·        community amenities including play and sports provision; and,

·        housing within a landscaped setting.

 

The Stainsby scheme situated in West Middlesbrough had been allocated for housing in the Local Plan adopted in 2014. The 130 hectare site was designated for a minimum of 1,670 dwellings in a mixed and balanced residential community.

 

Stainsby North owned by Middlesbrough Council, known locally as Mandale Meadow, formed part of the overall Stainsby scheme and had been originally earmarked for circa 100 dwellings.

 

As part of the normal process of preparing the Stainsby North site for development, notice of intention to dispose of public space and notice of intention to appropriate open space for planning purposes was required. In response, objections to the development of housing, a spine road and the loss of green space had been received.

 

Following elections in May, a review of all Greenfield developments, including the Stainsby scheme, was conducted. In respect to the Council owned land at Stainsby North, it was proposed that the area would not be developed for housing.

 

A final draft of the masterplan was completed in November 2020 and was attached as Appendix 1 of the submitted report.

 

Taking into account both the public and political views in relation to the scheme, it was proposed that the Stainton Way Western Extension (SWWE) had to proceed but the allocated housing at Stainsby North did not.

 

The new masterplan aimed to provide a vision of a sustainable, mixed and balanced community set within an outstanding and engaging landscape, which included the creation of a new Green Flag country park with the following features:

·        16ha of new native woodland creation;

·        planting c.18,000-25,000 native trees and shrubs;

·        1.6km of new species rich/native hedgerow;

·        planting c.16,000-24,000 hedging plants;

·        planting 100+ hedgerow trees;

·        planting c.800 ornamental street trees and parkland trees; and,

·        planting c.300 fruit trees as part of public orchards.

 

The masterplan enhanced and extended existing habitats, such as Blue Bell Beck, Mandale Meadow and West Plantation, and created a wide range of new habitats. Those would interact and flow throughout the development providing a seamless transition between the built environment and the countryside, facilitating the movement of wildlife and people.

 

Appendix 2 of the submitted report outlined the essential and desirable criteria that needed to be achieved within the Country Park.

 

A discussion ensued and Members highlighted the progress that had been made since the original proposals were put forward and agreed in early 2019. Specific reference was made to protecting the vast majority of the Council owned open green space and that Mandale Meadow would no longer be developed for housing.

 

Members acknowledged public concerns in respect of the proposed access and the spine road and encouraged residents to submit their views and opinions as part of the consultation.

 

OPTIONS

 

As the largest single housing allocation in the town, not taking forward the development, especially the SWWE, would have had a catastrophic impact on the town’s overall housing growth plans, and economic consequences for both the town and the Council’s Medium Term Financial Plan.

 

Should the site not come forward, the Council would have been at risk at not being able to maintain a 5 year housing land supply, opening the Council up to challenge and it would potentially lose control over where and how housing was delivered.

 

ORDERED

 

a)     That the revised vision of the Stainsby scheme, as set out within the detailed masterplan, be approved.

b)     That the consultation process, required with stakeholders and the public, be approved to allow the Council to adopt the detailed masterplan as Design Guidance.

 

REASONS

 

Design Guidance

 

Local Plans were prepared by planning authorities, setting out a framework for the future development of an area on a 15-year horizon. They defined the priorities for an area, strategic policies, the framework for neighbourhood plans, land allocations, infrastructure requirements, housing needs, requirements for safeguarding the environment, measures for adapting to climate change and so on. Local Plans were also the starting-point for considering whether planning applications should be approved.

 

Design Guidance built upon and provided more detailed guidance about policies in the Local Plan. Legally, they did not form part of the Local Plan itself and they were not subject to independent examination, but they were material considerations in determining planning applications.

 

It was deemed necessary to create and adopt a masterplan as Design Guidance, for the Stainsby scheme, to protect the vision of a landscape led development. A Design Guide planned to set out a number of principles for the scheme, including those in relation to the identified proposed Country Park and green open space, protecting against future developments.

 

Public Consultation

 

To adopt the masterplan as Design Guidance, the Council would be required to conduct public consultation. The consultation would be carried out in line with the Council’s Statement of Community Involvement.

 

The Statement of Community Involvement set out the Council’s engagement framework on how and when the community would be consulted on local planning policy documents.