Response by The Dartington Hall Trust

Transcription

1 Consultation Response by The Dartington Hall Trust Site Reference: SH_39_02_08/13

2 Contents Introduction 1 Site Description 2 Development Proposal and Context 3 Site Technical Assessment 4 Planning Policy Review 5 Summary 7

3 Introduction This document provides information related to the potential use of land at the rear of Garden Close, Rattery for development. It has been assembled by The Dartington Hall Trust (DHT) drawing on assessments prepared by a multi-disciplinary professional team in response to the consultation on the emerging Plymouth and South West Devon Joint Local Plan. It specifically addresses the question of suitability and deliverability of the sites in terms of their ability to meet needs, which may be identified through a Neighbourhood Planning process. It provides a systematic and thorough analysis to ensure that the Joint Local Plan is founded on a sound evidence base. The work undertaken and reflected in this document supports the Local Planning Authorities inclusion of the land at rear of Garden Close, Rattery. Its key findings are: The land to the rear of Garden Close comprises about 0.67 ha of land adjacent to the Rattery Village Settlement Boundary. The site is available for housing development for up to five homes to meet local needs and demand as identified by the council and local community. The site is not constrained by technical issues including access, landscape, ecology, or servicing and is considered viable. The site is compliant with National Planning Policy Guidance and will assist South Hams in supporting the needs of rural villages. The site is deliverable within a timescale which contributes to the requirement to demonstrate a five year land supply for housing. 1

4 Site Description Figure 1: Site Photograph The land at the rear of Garden Close, Rattery is located immediately to the west of Garden Close near the heart of the village. The site comprises 0.67 ha of unserviced land comprising a single agricultural field. The site is bounded by residential gardens on the north and east. 2

5 Development Proposal and Context The Land to rear of Garden Close, Rattery has been identified by DHT as available for consideration by the council and the Rattery Parish and residents to help meet the future housing needs of the area. A sensitive development of up to five dwellings on this site is considered appropriate. The site was assessed in the 2009 SHLAA as site SH_39_02_08/13 which highlighted the potential to deliver fifteen dwellings in the period. There are no planning applications for the site identified on South Hams District Council s website. However, immediately to the north of the site, the application 39/0343/13/F (erection of twelve new dwellings) was approved in January 2014 and completed in April This exception site has delivered ten affordable and two open market dwellings under the planning authority s Village Housing Initiative and is an extension to the Garden Close cul-de-sac. The design of the Village Housing site has accommodated potential future access to the land to rear of Garden Close site and access rights have been maintained. 3

6 Site Technical Assessment Access The National Cycle Network Route 2 (NCN2) route can be accessed 120 m to the north of the proposal site and provides links to Dartington, Totnes and Plymouth. Access to the development can be achieved through Garden Close. The Access Appraisal concludes that there are no material highway or transportation matters that would preclude the Local Planning Authority (LPA) from approving any planning application in relation to highways concerns. Utilities Electricity, mains water and foul drainage are available for connection nearby. Further work is required to establish the potential for surface water attenuation. There is a three-phase overhead electricity supply which will need to be diverted. Flood Risk The site is outside Flood Zones 2 and 3. Ecology The site does not lie within any statutory or nonstatutory designated sites though it is within the potential foraging area for Greater Horseshoe Bats. The design of any development in the area should reinforce potential flyways through landscaping and will be subject to appropriate mitigation for example, conditions on external lighting. There is potential for a number of protected species to be present in the area and any development proposal will require survey and assessment. An overview ecology report has identified a number of assessments required to support any development design or proposal including: Extended Phase 1 Habitat Survey. Ecological Impact Assessment (EcIA). Bat Activity Survey (cf South Hams Special Areas of Conservation (SAC) Planning Guidelines). Possible other surveys if indicated (reptiles, amphibians, breeding birds, dormice, invertebrates). Based on the desk-based environmental assessment, no overriding ecological constraints to development are identified. Appropriate on-site mitigation and enhancement will be required for any notable species. Delivery There are no issues which would impede delivery and the site is sufficiently viable to contribute to the district s affordable housing need. 4

7 Planning Policy Review DHT shares with the council the overarching aim to produce a sound local plan in order to guide development in a sustainable way over the coming years. This assessment includes reference to both policy compliance for proposed development and plan-making compliance for the forthcoming presubmission Draft Local Plan. Under Section 38(6) of the Planning and Compulsory Purchase Act 2004 the Local Development Plan provides the primary guidance in consideration of planning proposals. However, this consultation is intended to inform the content of the new Joint Local Plan for the area so initial consideration of appropriateness of allocations and policies is based on the National Planning Policy Framework (NPPF) and National Planning Practice Guidance (NPPG). National Policy Planning Balance Development on this site presents an opportunity to satisfy the NPPF objective to significantly boost the supply of housing, and the requirement for Local Planning Authorities to make plans and to determine planning applications based on the presumption in favour of sustainable development. Specifically, development is supported by the following: NPPF 49 requires that housing applications should be considered in the context of the presumption in favour of sustainable development. NPPF 54 highlights the importance of responding to local needs for rural, affordable housing, including exception sites. NPPF 55 states the importance of housing in enhancing and maintaining the vitality of rural communities. This site is not isolated but is an extension to the existing community at Rattery. NPPF 14 (and 197) highlights the presumption in favour of sustainable development. For decisiontaking, this means: In the absence of a robust plan the council should grant permission unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits... or specific policies in this Framework indicate development should be restricted. Based on this appraisal, it is clear that this site accords with the requirements of the NPPF in respect of social, economic and environmental considerations and the principle of development on this site would be supported by national policy. NPPF 10 notes that Plans and decisions need to take local circumstances into account, so that they respond to the different opportunities for achieving sustainable development in different areas. This site is about small scale rural development to support local needs. 5

8 National Policy Plan Soundness The NPPF sets out a number of requirements for plan-making. NPPF 182 summarises the tests of soundness as being: positively prepared, justified, effective and consistent with national policy. The inclusion of the land at the rear of Garden Close, Rattery helps meet these tests with particular support for the following: NPPF 15 highlights that policies in Local Plans should also follow the approach of the presumption in favour of sustainable development. NPPF 28 requires planning policies to positively support rural economy and communities. NPPF 47 stresses the need to boost significantly the supply of housing to support a wide choice of quality homes. A community responsive scheme is an opportunity to contribute to the supply of deliverable and developable sites. Local Policy Analysis The Plymouth and South West Devon Joint Local Plan will replace the Local Development Framework (LDF) which provides guidance with respect to development proposals which may be permitted in the South Hams. The work undertaken for DHT confirms that this site will be compliant with expected local policies. Neighbourhood Planning Rattery Parish is not a designated Neighbourhood Plan area and we understand they wish to progress a Parish Plan rather than a statutory development plan. DHT will work with the Parish and community to consider options for bringing forward small scale development within this site. NPPF 55 requires that to promote sustainable development in rural areas, housing should be located where it will enhance or maintain the vitality of rural communities. The council recognises that the market towns provide the most sustainable approach to meeting housing needs in the district and recognises the importance of supporting smaller scale development in the villages. 6

9 Summary The information and analysis contained in this document demonstrates that: Allocation for development based on local needs is appropriate in this area. A review of technical and design issues makes it clear that a scheme is deliverable. On the basis of current policy, and in light of the lack of site constraints, this site could begin to deliver in the five year time frame. Potential Delivery Programme Years one to five up to five homes It will be for the council to determine the specific allocations and wording and it is not clear how nonstrategic allocations in rural communities will be codified. However, in light of the availability of this unconstrained site, which is well located for the neighbouring community, we would recommend that this allocation be made in the form of up to five dwellings to confirm to the community the appropriate scale of development. Consultants The appraisals have been prepared by the Dartington Hall Trust with support and advice from specialist consultants including: Planning advice Prof Chris Balch, Professor of Planning, Plymouth University Planning advice Mary Elkington, Figura Planning Masterplanning and Estate Framework Studio Partington Heritage Stephen Bond, Heritage Places Transport Assessment Hydrock Surface and foul drainage infrastructure Jubb Consulting Engineers Ecology EAD Ecology 7

10 Figure 2: Site Location Plan Scale A m Vines Orchard Barn 61 Furzefield 114.0m The Old Smithy Corbolt Cottage Corbett Cottage FB The Plains Brookside Cottage Issues Sinks Burnside Linstow 1 2 Ferndale Court Cottage Rock Park Hazelwood Playing Field GARDEN CLOSE Garden Park Play Area Belle Vue Montrose 119.2m Church House Inn Churchside Old Hall Cottage St Mary's Church Rattery Location plan 61 Wor The Grey House Rattery Sketch Scheme Churchills The Pound House 1:500 on A1 1:1000 on A3 Springfield The Dartington Ha The Firs Ash Cottage The Chantry Drawing BT 1605 Nimh House Indicative purposes onl Do not scale from this d M 8

11 Figure 3: Suggested Development Constraints Scale A3 Notes Court Cottage Burnside Linstow Sinks 1 Rock Park 2 Fernda Up to five houses would fit well within the topography of the site. Particularly if clustered in a similar way to the most attractive parts of the existing village. Hazelwood Playing Field Vehicle access Shared woodland GARDEN CLOSE Pedestrian access only Suggested development area in grey hatch Shared woodland Garden Park Play Area Belle Vue Montrose 119.2m Church House Inn Churchside Old Hall Cottage St Mary's Church Ra Shared amenity land Level access on contour The Grey House Suggested development area in grey hatch The Pound House Shared woodland Churchills Pedestrian access only Spri The Firs Ash Cottage The Chantry Nimh House M 9