The application of a medium housing density level (equal to 30 dph) is too high. We consider that this site should be allocated for housing purposes and identified as suitable for executive housing. Our clients consider that the northern part of the site (approx 1.5 ha), adjacent to Redcar Road may be more appropriate for higher density development e.g. 35 dph which could help to meet a range of housing needs, including affordable housing. The remainder of the site could assist in meeting the demand for executive housing and be identified as suitable for lower density development (between 5-20dph).

Disagree with the further information section that states that the condition does not “specifically state that all of the site should become playing fields”. The condition requires the demolition of the footprints of the St Dominic's and Sacred Heart school building and their afteruse as playing field in addition to the playing field already at that site. This condition was required to compensate for the playing field area that was lost when the new school was built on the eastern side of Mersey Road. If either site 104 or 119 were to be developed then replacement playing field would need to be provided in accordance with E4.

The site is wholly suitable for housing development in the short to medium term and is considered to be suitable, available and achievable prior to 2021.

In the availability section there is a comment within brackets which suggests that availability “could be delayed for five years after previous use”. If this is a reference to the consultation requirements of the GDPO on playing field I would refer you to my previous point of clarification on playing fields being deliberately taken out of use.

The whole of the triangular site is classed as playing field and Sport England would expect to E4 to apply.

A limited development of approximately 20 semi-detached houses on the eastern side of the crescent would maintain the overall pattern and layout of the estate and provide the opportunity to plant an avenue of trees along that side of the crescent.

Any development scheme for the site could provide housing with a layout that does not interrupt the road pattern of the original estate. A frontage development onto Bennison Crescent would provide around 16 semi-detached houses whilst maintaining the footpath link through to Eskdale Road.

A redevelopment scheme for the site should include for well designed open spaces and an attractive setting and environment as a replacement for the housing that preceded it. Early consultation with the HSE would be recommended, though the presence of housing on the site, at a time when industry in the area would have been far more active would suggest redevelopment for the same use would not be a problem.