Planning Application for the creation of a new ecological resource in Criftins Ellesmere submitted to Shropshire County Council and approved in November 2022.

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Background to the Scheme

 

This project is owned and run by En-Plan in order to develop both an ecological resource for wildlife and the creation of a  new apple orchard to create a small scale agricultural resource.  We are bringing to bear our experience in the development field to create a development that gives back to the environment as a whole.  The scheme upon completion will be open to local community groups for use and will provide enhancement to the immediate locality.  This project is an example of our knowled of the rural planning process.

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The site is located just outside of Dudleston Heath (also referred to as Criftins) which is a village in north-west Shropshire, England. It is located on the B5068 road between Ellesmere and St Martin's and is part of Ellesmere Rural Civil parish. The Wales-England is border is located just to the north.

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Criftins is a small hamlet located near the town of Ellesmere in Shropshire, England. While there isn't an extensive recorded history specifically about Criftins, I can provide you with some information about the general history of Ellesmere, which might give you some insight into the area. Ellesmere is a historic market town in Shropshire that dates back to medieval times. The town is situated on the Shropshire Union Canal and has a number of glacial lakes, including the famous and picturesque Ellesmere Lake, also known as "The Mere."

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In the Domesday Book of 1086, Ellesmere is mentioned as "Ellesmera" and was listed as having a mill and a church. Over the centuries, Ellesmere developed as a market town, benefiting from its strategic location along trade routes and the presence of the canal. The town's economy relied on agriculture, with farming and related industries playing a significant role in the local economy.

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During the Industrial Revolution, the advent of the canal and later the railway further boosted Ellesmere's growth. The canal facilitated the transportation of goods, and the railway provided improved connectivity to other parts of the country. These developments contributed to the expansion of industries such as malting, brewing, and milling.

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​The challenges facing En-Plan with the and are the position of the land outside of the development boundary for Criftins which for agriculture does not present an issue but for dispersed commercial or residential development this would prove to be an issue as it would go against the adopted planning policy for Shropshire. However, adopted policy supports the creation of new ecological assets and benefits from Central Government support.

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En-Plan have worked with Design with Nature to create a landscaping plan for a new ecological resource and apple orchard that will allow for the land to create a resource for both animals and humans in the environment and the food that will be created on the land. 

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The planning application was subsequently submitted to Shropshire County Council Planning Department and in particular the northern team that covers Ellesmere and was formerly the North Shropshire Council area prior to Shropshire becoming a unitary authority.

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Principle of development
 

Policy MD2 (2 iv) is particularly supported of development proposals which contribute to and respect locally distinctive or valued character and existing amenity value byenhancing, incorporating or recreating natural assets in accordance with Policy MD12 of the SamDEv Plan,and as such the principle of the development was acceptable.
 

Rights of Way

The Council’s Rights of Way team have assessed applications against the Definitive map of Public Rights of Way and has confirmed that footpath 40 will run along the same line as the proposed access into the area. Although the footpath isn’t being built on it needs to be taken into account at all times both during and after development.

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Ecology
 

Additional information was required by the Councils Biodiversity Team in relation to Great Crested Newts in order to ensure that the proposal will not cause an offence under the 2017 Conservation of Habitats and Species Regulations (as amended). An Ecological Impact Assessment of the land in and surrounding the proposed development and a discussion of any potential impacts resulting from the development, including biodiversity net gain was therefore required to be submitted in support of the application to consist of the following: 

The Shropshire Core Strategy contains in Policy CS17: Environmental Network provision for mapping and subsequently protecting, maintaining, enhancing and restoring Environmental Networks in the county in line with the recommendations of both The Lawton Review and the National Planning Policy Framework. This proposed development site lies within the Environmental Network. As such, the proposed scheme must clearly demonstrate how the development will ‘promote the conservation, restoration and enhancement of priority
habitats and ecological networks’ as required by paragraph 174 of the National Planning Policy Framework and provide a net gain in biodiversity. Further to the submission of the The Ecological Appraisal carried out by
Greenscape Environmental (September 2022) the Council’s Planning Ecologist has reviewed the information and plans submitted in association with the application and is satisfied with the survey work carried out.
 

The appraisal found the site to offer moderate value terrestrial habitats for newts. No further surveys were recommended. Mitigation and enhancement measures have been recommended with regards to great crested newts. These will be strictly adhered to. SC ecology require biodiversity net gains at the site in accordance with the NPPF and CS17. The installation of bat and bird boxes and a hibernaculum will enhance the site for wildlife by providing additional roosting habitat. Planning Conditions and informatives are recommended for inclusion on the decision decision notice should the application be approved.

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Drainage Issues

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The drainage issues have been approved by the Councils drainage officer but the issue facing En-Plan at present is the presence or suspected presence of Great Crested Newts in the locality and more survey work has been requested by Shropshire County Council Ecologists. Further to the submission of the The Ecological Appraisal carried out by Greenscape Environmental (September 2022) the Council’s Planning Ecologist has reviewed the information and plans submitted in association with the application and is satisfied with the survey work carried out. The appraisal found the site to offer moderate value terrestrial habitats for newts. No further surveys were recommended. Mitigation and enhancement measures have been recommended with regards to great crested newts.

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Conclusion

 

Planning Permission was subsequentley granted in November 2022 with a pre-commencement condition requiring details of the surfacing for the access track to be submitted and approved in writing prior to the commencement of development on sit.  En-Plan will provide the necessary details and are well versed in discharging planning conditions as can be seen by our dedicated page showing our expertise in this area of the planning process.

 

Further  conditons were added with conditon number four requiring the following:

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En-Plan look forward to working in conjunction with Shropshire County Council Planning Department to provide the scheme for the provisojn of bat boxes and wher eapplicable use Greenscape Ecology to assist with the exact detail in order to ensure they are provided in the optimal positions in porderr to discharge planning conditions.

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If you would like to find out more about how our Planning Consultancy and Architectural Design Services can work in perfect sync to achieve a successful outcome in the planning system please contact us and we will be only too happy to talk through any questions or development proposals you may have.

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