1 Wallingford Neighbourhood Plan Introduction What is neighbourhood planning? Neighbourhood planning was introduced by the Localism Act 2011 to give local people more influence over how development comes forward in their communities. A neighbourhood plan sets out a vision and objectives that reflect the community s aspirations over the next years. It also sets out planning policies, which must be used by the local planning authority, South Oxfordshire District Council (SODC), when determining planning applications. Why create a neighbourhood plan for Wallingford? The Wallingford Neighbourhood Plan (WNP) will set a framework for new development in Wallingford, including the type, appearance and location of that development. The WNP cannot decide how much development is required in Wallingford to This is determined by SODC, based on evidence of need for housing and land. However, neighbourhood planning allows local people to take ownership of deciding where new development is located. The latest draft of the SODC Local Plan (March 2017) sets out that at least 226 new homes and 3.1 hectares of land is required in Wallingford to This figure is not final so the WNP must consider site allocations with some degree of flexibility. What are we consulting on today? The purpose of today s consultation event is to understand the community s view on potential development sites in Wallingford, which are currently being assessed. This includes sites for housing, and community & leisure uses. The consultation provides information about the sites that have been put forward for consideration, the process through which they are being assessed and initial assessments of each site.
2 What has been done so far? 2015 WNP Steering Group formed SODC Formally agreed the Wallingford Neighbourhood Plan (WNP) boundary on 1st May The Steering Group was subsequently established by Wallingford Town Council. January 2016 baseline report The baseline report was produced to summarise a range of background reports and evidence-based studies (available on the Town Council website). June 2016 working groups established Working groups for housing and development; economy and ; transport; leisure, retail, amenities and tourism; and education, health and the environment were formed from local volunteers in Wallingford. March 2016 Initial public consultation A public consultation on ideas for the WNP was held. This included a drop-in session, engagement with local businesses, community groups and schools. July - December 2016 Working groups develop vision, objectives and policy ideas The working groups discussed the findings of the consultation report and researched background evidence to create a vision, objectives and policy ideas for each theme. January 2017 Vision and Objective Consultation Consultation on the draft vision and objectives for the neighbourhood plan. February 2017 Vision and Objectives Results Consultation results and vision and objectives set.
3 What happens next? April - May 2017 Site Assessment and Policy Development A full assessment of sites is being undertaken. Policies for the WNP are being developed. TODAY Consultation on Site Assessments July - August 2017 Draft WNP policies A first draft of the neighbourhood plan policies will be finalised. Aug 2017 Review engagement strategy January 2018 WNP submitted to SODC Finalise the draft WNP incorporating comments from the consultation process and submit to SODC. October - December 2017 Preparation of the draft WNP and public consultation Preparation of the draft WNP followed by a 6 week formal consultation. Autumn 2017 Consultation on the Draft WNP policies An informal consultation will be undertaken on the draft WNP policies, followed by a consultation report of the results. January - February 2018 SODC consultation on the WNP SODC are required to publish the WNP on their website for 6 weeks. March - May 2018 Examination in public June 2018 Referendum
4 Site assessments How are sites being assessed? Site assessments must be carried out in line with national planning policy and guidance. Principally, a site must meet three basic requirements to be allocated for a particular use, namely that it is: 1. Suitable an appropriate location for new development of the proposed type of development 2. Available the landowner is willing to make the site available for the proposed type of development 3. Achievable the proposed use is financially viable (for leisure and community uses this means that funds must be in place for the development in order to allocate the site). A RAG (red/amber/green) assessment is being used to assess each of the sites against the following criteria: 1. Suitability Connectivity: Distance to the town centre, schools, shops, health centre and areas. Access: Existing and proposed vehicular and pedestrian access arrangements to the site. Highway Impact: Impact on highway network, including resident safety. Heritage Impact: Impact on listed buildings, conservation areas, archaelogy, scheduled ancient monuments and undesignated heritage assets. Biodiversity/Landscaping/Green Infrastructure: Impact on any biodiversity, landscape characteristics, topography and publicly accessible green spaces. Flood Risk: Flood risk of the site. Compatibility with surrounding land uses: Would development cause a negative impact to existing or future residents/users regarding noise, pollution, light pollution, daylight/ sunlight or privacy. Parking: would development impact parking provision locally. 2. Availability Available for Development: Is the site readily available for development in the use proposed. Appropriate Use: Is the proposed development an appropriate land use and are there competing priorities that would affect its delivery. 3. Achievability Achievable: Is the proposed development realistic and likely to be financially viable.
5 Sites being considered How have we decided which sites to consider? The Wallingford Neighbourhood Plan is considering sites that have come from at least one of the following four sources: 1. Sites submitted to the WNP focused call for sites ( ) (W sites). Four sites were submitted through this process, which was carried out by the WNP steering group. 2. Sites identified by the WNP for potential leisure or community uses (L sites). These sites have been identified in response to the desire for certain community facilities put forward in the previous round of consultation. 3. Sites contained in the SODC Strategic Housing Land Availability Assessment (2013) (SHLAA sites). These sites are generally large greenfield sites and are well known to most local residents. The WNP initially referred to these sites as Sites A, B, C, D and E, but given that the status of these sites has changed since the release of the SHLAA, not all are being considered and some have been subdivided. 4. Sites contained in the SODC Housing and Employment Land Availability Assessment (2017) (HELAA/H sites). This document is an update to the SHLAA and includes a number of additional sites, many of which are considered unsuitable for any new development and have therefore been excluded from the assessment process. The table on the following board sets out all the sites that are being considered in the site assessment process. Some of these sites are not considered for further assessment in the site assessment process at this early stage due to a clear unsuitability for new development. The sites marked YES in the further assessment? column on the next board will be included in further assessment and are detailed in the following boards. The sites marked NO have been removed from the site assessment process due to a clear unsuitability for new development.
6 Sites being considered Site Site name Primary Size Primary use Further assessment? reference source considered Site W1 Land at Reading Road/ W 0.45ha Residential Yes - continues to be assessed Wallingford Road (including care home) Site W2 Wallingford Police Station W 0.24ha Residential Yes - continues to be assessed Site W3 Land off Reading Road W 0.6ha Residential (including care home) Yes - continues to be assessed Site W4 Land between St Georges Road and Millington Road W 0.91ha Car park (Leisure/ Yes - continues to be assessed community use) Site L1 The Regal Centre L 0.054ha Swimming pool Yes - continues to be assessed Site L2 Riverside Park and Pools L 1.75ha (0.49ha in WNP area) Swimming pool Yes - continues to be assessed Site L3 Land adjacent to Castle Meadows L 1.1ha Boat moorings Yes - continues to be assessed (tow path) Site L4 Land west of Hithercroft L 3.1ha Hotel use Yes - continues to be assessed Industrial Estate (previously Site C ) Site A Land North of Wallingford SHLAA 77.87ha Residential or No parts of site in WNP area are subdivided as A1 and A2, below. Remainder of Site A outside boundary is shown for information only. Site A1 Land north of Wallingford (west SHLAA 21.5ha Residential or Yes side) Site A2 Land north of Wallingford (east SHLAA 20ha Residential or Yes - continues to be assessed side) Site D Land south of Hithercroft SHLAA 10.7ha Residential or Yes - continues to be assessed Industrial Estate Site Ea Land north of A4130 Wallingford SHLAA 26.3ha Residential or Yes - continues to be assessed Bypass Site H90 Land south of Riverside Park and Pools HELAA 9.13ha Residential or No for a number of reasons including flood risk, access and heritage impact. Site H219 Wallingford Town Centre HELAA 14.34ha Mixed use Yes- the town centre is not suitable for wholesale redevelopment. The WNP will consider setting town centre boundaries. Site H364 Ayres Yard HELAA 0.7ha Housing or Yes - continues to be assessed Site H367 Hithercroft Industrial Estate HELAA 25.14ha Housing or Yes - continues to be assessed Site H369 Land at 71 Wantage Road HELAA 0.6ha Housing or No the site has planning permission for new housing Site H424 Land at Wilding Road HELAA 0.28ha Housing or No the site is used as publicly accessible open space (proposed safeguarded leisure site). Site H425 Wallingford Cemetery HELAA 2.1ha Housing or No the site is a historic cemetery Site H426 Land at Wallingford Castle HELAA 16.6ha Housing or No the site has high heritage/ archaeological importance Site H427 Supermarket and Car Park (St HELAA 0.61ha Employment No the site is a key town centre car park Albans/Waitrose) Site H428 Cattle Market Car Park HELAA 0.46ha Housing or No the site is a key town centre car park Site H429 Riverside Park and Pools (also site L2) HELAA 1.75ha (0.49ha in WNP area) Housing or No the site is not suitable for housing or development due to a range of suitability factors including flood risk. Site H430 Wallingford Sports Park HELAA 10.8ha Housing or No the site provides key green infrastructure and is not available. Site H431 Land at Whitely Road, Hithercroft HELAA 0.28ha Employment Yes as part of Site H367 (Hithercroft Industrial Industrial Estate Estate). Site H432 Land north and south of HELAA 0.54ha Housing or No site is not suitable for either use due to a range Wallingford Bridge Site H433 Land at Radnor Road HELAA 0.81ha Housing or of suitability factors including flood risk and heritage. No the site is used as publicly accessible open space (proposed safeguarded leisure site).
7 Wallingford Neighbourhood Plan Sites plan Site considered for further assessment Site A (part of site outside WNP boundary) Site NOT considered for further assessment Neighbourhood Plan Boundary Site A2 Site A1 H424 H369 H425 L3 H426 H433 Site W4 H364 H427 H430 H432 L1 H367 L4 H219 H429 & L2 H428 H431 H90 Site W2 Site D Site Ea Site W1 Site W3
8 Leisure and community sites The Wallingford Neighbourhood Plan (WNP) has considered the following sites as possible locations for leisure and community uses. A range of priorities have been identified by residents. The Regal Centre (Site L1) Riverside Car Park and Pools (Site L2) Size: 0.054ha (approx.) Possible use: Potential redevelopment as an indoor swimming pool and associated leisure facilities. Broadly, the WNP considers that the Regal Centre would be a suitable location for a swimming pool. There are some concerns about potential transport and heritage impact, but these could be mitigated. The Regal is owned by Wallingford Town Council. South Oxfordshire District Council (SODC) has not made funds available for a new swimming pool/leisure centre at this time. However, their 2016 Sports Facility Strategy identified a need in the Wallingford/ Benson/ Charlgrove area. Progress will require further discussion with SODC. The site assessment process shows that this site could be a good location for a new indoor swimming pool and associated leisure facilities. However, as there is currently no funding available for a pool it is unachievable and therefore cannot be allocated at this time. Size: 1.75ha (approx.) Possible use: Potential indoor swimming pool site for yearround use. The site is already functioning as a seasonal outdoor swimming pool, but the key issue with this site is flood risk, as it is prone to winter flooding and, in planning terms, the site is in the most severe flood zone. The site is owned by SODC so would require their support for the development of a new indoor swimming pool. Converting the existing facilities to provide all year-round provision would be depend upon SODC. Flood mitigation would increase any costs to the provider. The site assessment process shows that this site could require extensive flood-risk mitigation. This is an important consideration should any funds be made available for an indoor swimming pool when considering the most appropriate site.
9 Leisure and community sites Land adjacent to Castle Meadows (tow path) (Site L3) Land West of Hithercroft Industrial Estate (Site L4. formerly Site C) Land between St Georges Road and Millington Road (Site W4) Size: 1.1ha (approx.) Possible use: Considered for boat moorings Is the suitable? Additional boat moorings are identified as a potential way to boost tourism in Wallingford. However, there are issues surrounding the heritage and biodiversity of the site, which will need further investigation. The ownership is unclear. Part potential funding is available through grants, such as LEADER. The site assessment process shows this site could support further moorings for Wallingford. However, ownership needs to be clarified and there is a need to ensure that any impact on heritage and biodiversity would be mitigated. Size: 3.1ha (approx.) Possible use: Hotel The site currently has planning permission for new development. However, as a result of redesign extra space may become available on the site. A variation to the planning permission would be required before the extra space maybe utilised as a hotel. The WNP have recognised how a hotel could boost business and tourism in Wallingford. The extra space is broadly suitable for that use, although it is important to note that it is quite far from the town centre. The WNP understands that the landowner is prepared to make the extra space available. WNP are working to understand whether a hotel at this site is financially viable and in line with the landowner s plans. SODC Hotel Needs Assessment 2014 concluded there was no immediate need for an increase in hotel provision. However, anecdotal reports suggest that this may no longer be the case in The site assessment process currently shows that this site is favourable for a new hotel development subject to confirmation on its achievability. Site D is referred to later in this consultation presentation, and is in the same way suitable for hotel use as part of an allocation for a range of uses. Size: 0.91ha (approx.) Possible use: Potential car parking site The site is currently used as a playing field for Wallingford School. The school would like to pursue this as it will enable them to relocate its current car park, providing space for the required expansion of the school. It is likely that the site will include some public parking, which could ease pressure on town centre car parks. Yes, the school is actively pursuing this project. Yes, the school has funds available for this use. The site assessment process currently shows that this site is favourable for car parking. However, under the SODC Emerging Local Plan, it is a requirement that alternative sports facilities be provided. It is likely that proposals to update the Bullcroft and the new facilities at the Hithercroft would constitute an acceptable alternative.
10 Employment sites The SODC Emerging Local Plan requires that the Wallingford Neighbourhood Plan find at least 3.1ha of new land during the plan period. The following sites have been considered and include both current sites as identified to be safeguarded and a potential new strategic allocation. However, if land is lost, then more new land must be allocated to replace it. If the Neighbourhood Plan does not allocate sufficient land to meet the identified needs then SODC will do so. Ayres Yard (HELAA 364) Size: 0.75ha (approx.) Possible use: Safeguarded site for use. The WNP is not proposing new development at this site, therefore the tests of suitability, availability and achievability are not applicable. The WNP aims to safeguard this site as it is considered an important site that can accommodate businesses with a workshop and retail element, in proximity to the town centre. Safeguarded use. Hithercroft Industrial Estate (HELAA 367) Size: 25.14ha (approx.) including site HELAA 431 Possible use: Safeguarded site for use. The key tests are not applicable as new development is not being proposed. The Hithercroft Industrial Estate is a key strategic site in Wallingford and is recognised by local residents as an asset to the town. The WNP aims to safeguard this site in order to protect it for use. Safeguarded use. Land South of Hithercroft Industrial Estate (Site D) Size: 10.7ha (approx.) Possible use: Potential strategic allocation. The site could provide the 3.1ha of additional land the WNP is required to supply. This could include a hotel use on part, or out-oftown leisure uses, once the core need for business use has been met. The site assessment process showed that the site is less suitable for housing than other sites, given its distance from amenities such as schools, the medical practice and town centre. The landowner has made the site available for housing and mixed-use development. The WNP is working to confirm its availability for land. SODC has identified a need for 3.1ha of land in Wallingford. As there are no major costly mitigation concerns, it is expected that the proposed use would be financially viable. However, access would need to be arranged and some surface flood risk mitigated. The site assessment process currently indicates that this site is favourable for land in the WNP. It is less suitable for housing than other sites given its location.
11 Small residential sites The WNP has considered a number of small sites that have been put forward for housing allocation. While the allocation of these small sites would only make a minor contribution to the overall figure of need, we consider that allocation could still make a useful contribution, spreading the impact of new housing development. Land at Reading Road/Wallingford Road (Site W1) Wallingford Police Station (Site W2) Land off Reading Road, Wallingford (Site W3) Size: 0.45ha (approx.) Possible use: 11 residential units (based on minimum 25 dwellings per hectare - SODC emerging Local Plan) As with Site W3, this site has a number of issues. Firstly, distance from the town centre and schools, biodiversity concerns, and the site s position also means it acts as a green gateway to the Winterbrook Conservation Area. The site is close to the already identified archaeological protected area to the west of Winterbrook on Site Ea. The impact on the amenity of future residents of its proximity to a busy road and two roundabouts would also need to be considered. Yes. It is available for housing, including care home development. It is currently expected that the site is financially viable, subject to any mitigation required. The site assessment process currently indicates that this site is not considered suitable for residential development, but it is not being excluded completely at this stage. Size: 0.24ha (approx.) Possible use: circa 7 residential units (based on 30 dwellings per hectare) The site is a brownfield site that is well located in relation to key destinations within Wallingford. Development would need to be appropriate in the context of the Grade II Listed Angier s Almshouses opposite, but broadly the site appears to be suitable for allocation for housing. Yes, the site has been purchased by a developer who is seeking to develop the site for housing. Is the site achievable? It is currently expected that the site is financially viable, subject to any mitigation required. The site assessment process currently indicates that this site could be allocated for up to 7 new homes, which would need to be designed sympathetically and in keeping with the surrounding properties. Size: 0.6ha (approx.) Possible use: circa 10 residential units (lower density due to areas of flood risk) As with Site W1, this site has a number of issues. Firstly, distance from the town centre and schools, biodiversity concerns, and the site s position also means it acts as a green gateway to the Winterbrook Conservation Area. There is an area of significant flood risk within the site, which is not suitable for development. The impact on the amenity of future residents of its proximity to a busy road and two roundabouts would need to be considered. Yes. It is available for housing, including care home development. It is currently expected that the site is financially viable, subject to any mitigation required. The site assessment process currently indicates that this site is not considered suitable for residential development, but it is not being excluded completely at
12 Strategic residential sites The Wallingford Neighbourhood Plan is required to meet future need for housing development, as determined by SODC based on population and migration projections. Currently, SODC has determined that in Wallingford there should be a minimum of 226 new dwellings over the Neighbourhood Plan period. The WNP should consider a higher number to create a buffer; if the SODC housing allocation increases in the future, the buffer will mean that the WNP will not have to change. The sites below are sites capable of meeting this need. None of the large sites considered for housing development are wholly suitable, as all would require access arrangements and transport impact mitigation, would result in the loss of greenfield land, impacting landscape, biodiversity and green infrastructure, and would be relatively remote from the town centre and other important destinations. All will have a cumulative impact on infrastructure. The task here is to find the best site of those available. It is possible to allocate just part of a site, the WNP is not obliged to allocate a site in its entirety. Land North of Wallingford (west) (Site A1) Land North of Wallingford (east) (Site A2) Land North of A4130 Wallingford Bypass (Site Ea) Size: 21.5ha (approx.) Possible use: 537 residential units (based on minimum 25 dwellings per hectare) In addition to the general concerns of suitability for all sites, this site would result in additional traffic on Wantage Road, which will be under pressure in the future from the development of Site B. In addition, OCC has safeguarded the site for minerals extraction, which makes delivery of the site within the plan period uncertain. It has poor connectivity for pedestrians and cyclists. Yes, it is available for housing development. It is currently expected that the site is financially viable, subject to any mitigation required. The site assessment process currently indicates that this site is not the most suitable of the potential sites for strategic housing location. It is more remote than Site A2 and would result in transport pressure on the Wantage Road, in addition to that resulting from development of Site B. Size: 20ha (approx.) Possible use: 500 residential units (based on minimum 25 dwellings per hectare) Of the three sites considered for strategic housing allocation this site is considered to be the most suitable. It is the most closely located to key destinations and would not increase traffic in areas already noted for high pressure, provided that access is to the Shillingford Road and not Norries Drive or Wilding Road. Furthermore, the easternmost portion of the site, capable of accommodating circa 250 dwellings, appears to be outside the latest OCC minerals safeguarding plan. Yes, it is available for housing development. It is currently expected that the site is financially viable, subject to any mitigation required. The site assessment process currently indicates that this site is the most suitable location for new housing allocation. The WNP is not required to allocate an entire site, so the eastern part of site A2 could provide the majority of dwellings required by SODC for future need. Providing housing on one site will allow a critical mass of infrastructure and a range of housing types, such as different sizes and affordable housing, including for first time buyers. Size: 26.3ha (approx.) Possible use: 435 residential units (based on minimum of 25 dwellings per hectare on less constrained part of site) When compared to the other potential strategic sites, this site does not perform as favourably. The site is quite remote from important destinations such as the town centre, it has poor connectivity for pedestrians and cyclists and the highway impact is expected to be high. Additionally, part of the site is safeguarded for archaeological reasons and surface water flood risk is also present. Yes, it is available for housing development. It is currently expected that the site is financially viable, subject to any mitigation required. The site assessment process currently indicates that this site would be less suitable than Site A2.
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