UPDATED PLANNING STATEMENT TO ACCOMPANY AN APPLICATION FOR;

Transcription

1 UPDATED PLANNING STATEMENT TO ACCOMPANY AN APPLICATION FOR; URBAN EXTENSION COMPRISING UP TO 1000 NEW HOMES. INCLUDING HIGHWAY ACCESS ARRANGEMENTS FROM HALSE ROAD AND RADSTONE ROAD; LOCAL CENTRE, INCLUDING COMMUNITY HALL; USES CLASS A1-A5 INCLUSIVE; PRIMARY SCHOOL; OPEN SPACE; AND ASSOCIATED PHYSICAL INFRASTRUCTURE INCLUDING ON SITE DRAINAGE. PROPOSALS ACCOMPANIED BY PARAMETERS PLANS, ILLUSTRATIVE MASTER PLAN AND ENVIRONMENTAL STATEMENT OPTION 1 FOR TAYLOR WIMPEY UK LTD AND BARRATT STRATEGIC CHARTERED TOWN PLANNING CONSULTANTS

2 1.0 INTRODUCTION 1.1 This statement has been prepared to update the Planning Policy situation with regard to the proposed urban extension to the north of Brackley. The report is submitted as a supporting document to accompany the Supplementary Environmental Information (SEI) that has been produced in support of minor amendment to the existing proposal submitted to South Northamptonshire Council (Option 1). Full details of the amendments are set out in the accompanying SEI. 1.2 For clarification Option 1 still seeks planning permission for an; URBAN EXTENSION COMPRISING UP TO 1000 NEW HOMES. INCLUDING HIGHWAY ACCESS ARRANGEMENTS FROM HALSE ROAD AND RADSTONE ROAD; LOCAL CENTRE, INCLUDING COMMUNITY HALL; USES CLASS A1-A5 INCLUSIVE; PRIMARY SCHOOL; OPEN SPACE; AND ASSOCIATED PHYSICAL INFRASTRUCTURE INCLUDING ON SITE DRAINAGE 1.2 The Option 1 scheme is an amendment to the original submission. Effectively SNC will have the opportunity to determine the merits of either Master Plan (Option 1 and Option 2). Updated Planning Statement 2 Framptons

3 2.0 PLANNING POLICY UPDATE Regional Planning Policy 2.1 Since the submission of the planning application The Coalition Government has made clear its intention to rapidly abolish the Regional Strategies, and has recently attempted to act upon this intention. However, following the judgement in Cala Homes (South) Ltd v SOS v Winchester City Council (2010, EWHC, 2866) in which the decision of Government to revoke the Regional Strategies was deemed to be unlawful. Subsequently the Department for Communities and Local Government Chief Planner Steve Quartermain immediately issued guidance insisting that, notwithstanding the illegality of revocation, decision makers should still have regard to the Government's intention to abolish regional strategies at some point in the future, as a material consideration. This statement was challenged by Cala Homes. The High Court dismissed the challenge meaning that whilst the East Midlands Regional Plan remains a part of the statutory development plan and regard must also be had to the Governments intention to abolish the RSS. 2.2 Therefore the Regional Planning Policy position set out in the original submission remains relevant to the determination of the application. However weight should be attached to the Government s stated intention to revoke the RSSs. Updated Planning Statement 3 Framptons

4 WNJPU Core Strategy 2.3 In February 2011 the West Northamptonshire Joint Planning Unit adopted a Pre- Submission Joint Core Strategy the document is out for public consultation until 31 st March The Joint Core Strategy (JCS), reflects the Government s stated objective to revoke RSSs by reviewing the housing figures for the area. The JCS identifies that the RSS figure of 62,215 new homes to come forward in the West Northamptonshire area ( ) is unattainable in light of the economic downturn and changes to funding and delivery mechanisms nationally. Following a review of what would constitute a more achievable housing delivery a revised figure of 50,153 dwellings for West Northamptonshire has been set out in the JCS. 2.5 The JCS distributes this figure amongst the various Local Authorities with SNC having to provide 12,050 within the plan period, a further breakdown allocates 2460 of these new homes for Brackley. 2.6 The JCS reaffirms the RSS identification of Brackley as an important Rural Service Centre within the South Northamptonshire area (para 5.9). Updated Planning Statement 4 Framptons

5 2.7 The JCS identifies that the most sustainable manner in which to deliver hosing growth in Brackley is through a Sustainable Urban Extension to the north east of the town to provide 1380 new dwellings (and local job opportunities). The application site is identified as part of the defined urban extension area, thus underpinning the planning merits of the application site as an appropriate site for a sustainable urban extension. 2.8 In matters of principle therefore the JCS confirms that, despite the reduction in overall housing numbers for the area (from those previously forming part of the RSS) the principle of development on the site, in the manner outlined in the application submission remains sound and in accordance with the emerging Core Strategy. 2.9 The JCS identifies an area of land north east of the site, and extending into the north east part of the site as a Mineral Safeguarding Zone Sand & Gravel. The identification of this land derives from Northamptonshire County Council s Minerals and Waste Development Framework (MWDF), adopted in The Core Strategy associated with the MWDF identifies substantial areas of Northamptonshire as potential sites for mineral extraction, in particular sand and gravel. Policy CS10 of the Core Strategy states that areas of proven mineral extraction should be safeguarded from non compatible developments. Updated Planning Statement 5 Framptons

6 2.10 The Mineral Safeguarding Zones are a second tier of protection within the Core Strategy. Minerals Consultation Areas (MCA s) are also identified within the MWDF and these are designated as more significant areas, within which proposed development has to be consulted upon. With regard to MSZ (within which part of the application site lies) the test is less onerous with paragraph 9.22 stating that safeguarding should be limited to development where significant sterilisation may potentially occur (my emphasis). In this case the MSZ is an extensive area covering a large swathe of the landscape. It also covers an existing SSSI and extends over a significant valley and disused railway line. That part of the application site within the MSZ is relatively small and it is not considered that the proposed development would lead to significant sterilisation. The MWDF goes on to indicate that in areas where development is allocated then the prior extraction of minerals will be sought where this is appropriate In reality the impact of the proposed development upon the overarching objectives of the MWDF is considered to be minimal. Advice and guidance in Minerals Planning Statement 2 (Applications, permissions and conditions) makes it clear that appropriate stand-off distances need to be incorporated into any extraction site and that slope design needs to be carefully considered. Furthermore the physical profile of the landscape is such that encroachment close to the application site is considered unlikely. Updated Planning Statement 6 Framptons

7 2.12 It will be for the decision making body to balance the need for growth and housing against the potential impacts upon the ability for mineral extraction to take place. Brackley Masterplan 2.13 SNC has recently adopted the Brackley Masterplan (adopted January 2011). This document sets out the Council s aspirations for growth in Brackley upto The document has not been adopted as a Supplementary Planning Document, but does link directly to the JWPCS The Brackley Masterplan sets out how Brackley will develop, identifying a need for additional housing growth, new employment development and enhancements and improvements to the town centre The application site is identified as part of the Brackley North Sustainable Urban Extension (SUE) which has been identified to provide 1250 new homes during the plan period. Updated Planning Statement 7 Framptons

8 3.0 CONCLUSIONS 3.1 Since the submission of the application in July 2010 the local planning policy framework has moved forward to some degree. The RSS remains part of the Development Plan and a consideration in the assessment of the application, however the Governments objective to revoke them is a material consideration in the determination of applications. 3.2 Whilst no Core Strategy has been adopted the principle of the site coming forward as a sustainable urban extension has been identified in the JPU s Deposit Core Strategy. 3.2 At a local level the site has also been accepted as one appropriate for development and indeed it is identified as an important factor in delivering the growth and inward investment within the town that the Brackley Masterplan wishes to see. 3.3 It is considered that the policy position of the site has strengthened since the submission of the application and that the principle of development on the site is now accepted by both SNC and the WNJPU and indeed it is recognised that the development of the site must come forward to enable the Council to meet their Updated Planning Statement 8 Framptons

9 stated objectives of meeting housing demand in the area whilst also delivering sustainable growth to meet the wider needs and demands of the community. Updated Planning Statement 9 Framptons