Additional housing completions at Poverty Lane, Maghull

What was proposed

The application sought changes to existing conditions so 598 homes could be occupied in the southern part before the spine road was complete.

“Proposal: Removal of conditions 2 (distributor road), 4 (local shopping provision) and 5 (business park access) and variation of conditions 6 (spine road progress report) and 9 (scheme of highway works) attached to planning application DC/2023/00065 approved 26/7/2024 to allow additional residential completions within the southern portion of the wider East of Maghull Local Plan allocation…”

“This application seeks to vary and remove conditions attached to planning permission DC/2023/00065 to allow 598 homes to be occupied on the southern portion of the Land east of Maghull (LEM) allocation before completion of the spine road linking Poverty Lane to School Lane. The permission currently allows the occupation of 498 homes.”

Officer report

The site and development

The site forms part of the Land east of Maghull allocation, where permission exists for 841 homes and construction is underway.

“The application site is bordered by Whinny Brook to the north, arable fields to the north-east and south-east, the M58 motorway to the south-east, Poverty Lane to the south-west, and the Liverpool to Ormskirk railway line to the north-west.”

“The site is part of the largest single allocation in the Sefton Local Plan known as ‘Land east of Maghull’ and has planning permission for the erection of 841 homes which are currently under construction.”

Officer report

Earlier permissions

Earlier permissions established the 841-home development and allowed 498 homes to be occupied before the spine road was completed.

“Planning permission was allowed on appeal on 22 February 2021 (DC/2017/01532) for a residential development of 841 homes, including outline planning permission for an older persons’ housing scheme, on the current application site.”

“An application to vary condition 2 of planning permission DC/2017/01528 was approved on 26 July 2024 under application DC/2023/00065. This permission allowed 498 homes to be occupied on the application site before the spine road linking Poverty Lane and School Lane was completed.”

Officer report

Why officers recommended approval

Officers considered that an extra 100 homes would not significantly increase highway impacts, while housing and affordable housing benefits carried significant weight.

“The consultants’ review note sets out the highway impacts based on the appeal decision (250 homes), the 2024 decision (498 homes) and the proposal (598 homes) being constructed and occupied before completion of the spine road. It also assesses the highway implications of permitting 648 homes.”

“The consultants’ review modelled the number of vehicles queuing at several key junctions based on different numbers of occupied homes on the application site before completion of the spine road. It found a queue of 16 vehicles in the AM peak period at the Hall Lane/Station Road junction based on the consented 498 homes. This would increase to a queue of 19 vehicles once 598 homes were occupied (the current proposal for an extra 100 homes).”

Officer report

Consultees’ views

Most consultees raised no objection, while Maghull Town Council objected over planned delivery, environmental assessment and information about highway conditions.

“Maghull Town Council Object and recommend refusal on the following grounds: • Removal or variation of the conditions would prevent a comprehensive planned and coherently delivered urban extension in accordance with the relevant development plan policies • Application should be assessed against the Environmental Impact Regulations and require an Environmental Statement • Lack of information on the proposals to vary conditions 6 and 9”

Officer report

Residents’ concerns

Sixteen residents objected over highway safety, construction traffic, missing infrastructure, inadequate local facilities and the risk that the spine road would not be completed.

“Existing road network is already under considerable strain and problems will be exacerbated in the absence of a completed spine road • Prolonged disruption and uncertainty for failure to complete the spine road • Construction traffic ignores the designated traffic routes • Construction traffic is ruining the country roads • Completion of the spine road is essential • No tangible evidence of spine road progress on the northern site • Removal of the condition could mean the…”

“Other infrastructure, such as parks, should be provided as soon as possible • Local facilities, such as Maghull Square, Maghull North train station and dentists are inadequate…”

Officer report

Who spoke

The committee heard a petition on behalf of objectors, a response from the applicant’s agent and written representations from the ward councillor read aloud.

The committee’s decision

The committee approved the recommendation and granted the application subject to conditions and the stated reasons.

“That the recommendation be approved and the application be granted subject to the conditions and for the reasons stated or referred to in the report and in Late Representations.”

Minutes