Baxters Lane, St Helens

Stanley Investments Ltd

Baxters Lane is a vacant industrial site in the east of St Helens. Hive was commissioned to prepare and submit a full planning application for the development of 28 dwellings for affordable rent along with associated access, parking and landscaping.

Delivery

Hive carried out public engagement at the pre-application stage which comprised a leaflet drop in the local area and informal conversations with local residents. Hive prepared a Statement of Community Involvement and Planning Statement. We reviewed technical documentation from the multi-disciplinary team and compiled all submission material for the target date set by the client.

There were a number of significant challenges at post submission stage, with a number of design and technical issues which needed to be resolved. Hive worked closely Officers at the Council to overcome barriers to granting planning permission and reach a solution which was agreeable by all parties.

Designing a detailed strategy and programme to unlock 48 residential sites with a capacity of 3,500+ new homes.
Production of a PID, implementation plan, site prioritisation matrix, area based promotion and marketing documents, and individual proformas for each site including an analysis of the interventions required
A landowner engagement strategy and extensive engagement with funding bodies (including Homes England) aimed at specifically addressing viability challenges.
Drafting an investment prospectus and launch event to directly market the sites to developers.

Outcome

Planning permission was granted in October 2023. The scheme will transform a site which has been a magnet for anti-social behaviour, and provide much needed affordable housing within a high quality environment which will have regenerative benefits for the local community.

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2020 Winner of the national Planning Awards Editors Choice Award for best overall project and the Increased Housing Delivery category for Preston City Living Strategy

2020 Winner of the Spatial Planning and Plan-Making award in the RTPI North West Regional Awards for Planning Excellence for the Preston City Living Strategy

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