South Somerset Local Plan Review 2016-2036 Preferred Options Consultation (Regulation 18)
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Comment ID | 1796 |
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Document Section | South Somerset Local Plan Review 2016-2036 Preferred Options Consultation (Regulation 18) Rural Centres Land south of Hospital Lane Text Block View all on this section |
Respondent | Persimmon Homes (South West) Ltd View all by this respondent |
Agent | Pegasus Planning Group (S Hami… |
Response Date | 18 Sep 2019 |
Attachments | |
Comment | 4.1 South Petherton is defined as a Rural Centre, with the objective of enabling the settlement to grow and expand its identified role by allowing for additional growth, the provision of additional retail premises and modest growth. Total housing requirement in the adopted Local Plan 2006-2028 was 229 dwellings. According to the AMR 2018 Table 20 indicates that total net completions and commitments as at 31st March 2018 is 280 dwellings. The AMR states that this is one of the few areas in the district where the market is buoyant. A similar picture is recorded for employment, the total employment land requirement in hectares was 2.47 hectares compared to total completions, under construction and not started is 3.44 hectares. 4.2 The AMR records that the Rural Centres have, on the whole, been performing strongly in respect of housing development and delivered significantly in excess of their annualised requirement for housing. 4.3 It is noted that South Petherton has a Neighbourhood Plan that was “made” in September 2018. It covers the period 2015 -2028 and is aligned to the adopted Local Plan and acknowledges that whilst a review of the Plan is not intended, it may be triggered by any number of changes, particularly changes to the District planning policies. 4.4 As noted above the adopted Local Plan included a figure of at least 229 dwellings over the Plan period. The Plan whilst promoting an increase of 1% to Rural Centres, this transpires as a decrease for South Petherton as the Preferred Options proposes about 116 dwellings. When completions and commitments are taken into account the residual requirement is for about 55 dwellings. 4.5 The Settlement Profile for South Petherton, paragraph 8.1 concludes that: “South Petherton has achieved well against it housing delivery target, showing a strong housing market able to accommodate further growth. Its healthy town centre and strategic position next to the A303 also suggest that it has a strong capacity to accommodate further growth.” 4.6 Policy SP1 proposes residential development for about 45 dwellings on Land south of Hospital Lane together with children’s informal play space and public open space. The proposed allocation is supported. The policy includes 29% affordable housing. 4.7 Persimmon Homes have previously promoted the site for 89 dwellings, and a full application was submitted in 2014, reference 14/04142/FUL which included 31 affordable homes. The officers report recommended approval, however the application was refused by members on 27th March 2015. 4.8 There were four reasons for refusal, the level and layout of the development with a single point of access and the design and detailing of the dwellings; the proposed drainage strategy; the quantum of development and the loss of some best and most versatile agricultural land. 4.9 The proposal has been amended since the previous planning application and in summary comprises of the following: 4.10 The affordable housing provision is intended to be policy compliant. It is noted that Policy SP1 proposes 29% affordable housing and that this is also included in Policy HG2, however as stated elsewhere in this response the evidence to support 29% has not at this stage been provided. The emphasis in plan making is now upon understanding the evidence base to support the viability of 29% affordable housing proposed in the Plan. It is noted that paragraph 9.20 states that this figure will be tested as part of the Plan-wide Viability Assessment. We look forward to engaging in this process as set out in the PPG. 4.11 To support the promotion of the land south of Hospital Lane, a Development Framework has been prepared. Design plans are currently evolving based on the constraints and an initial Framework Plan has been prepared. APPENDIX 2: DEVELOPMENT FRAMEWORK FOR LAND SOUTH OF HOSPITAL LANE, SOUTH PETHERTON 4.12 The main design principles of the Framework Plan include: 4.13 The statement shows that the site can deliver more housing in line with current Government guidance on making more efficient use of land, this has been demonstrated by an application submitted previously for 89 dwellings on the site which had officer recommendation for approval (14/04142/FUL). 4.14 The proposal for up to 70 dwellings accords with the Council’s approach to density as set out in Proposed Policy EQ2 General Development and Design. Paragraph 14.31 of the Preferred Options states: “All development should ensure the most efficient use of land through the size and arrangement of plots, further determining the position, orientation, proportion, scale, height, massing and density of buildings as well as the treatment of the spaces around and between the buildings themselves. Consideration of the relationship to adjoining buildings and landscape features will be encouraged. Density should be justified as part of the overall design concept of development proposals and will also include appropriate consideration of private amenity spaces. Particular regard should be had for levels of housing demand and need and availability of sites, infrastructure and service availability, efficient use of land, accessibility, local area characteristics and other detailed design considerations (as indicated above) in the determination of the appropriate density on a particular site.” 4.15 The Development Framework has shown that the proposed development is located in a sustainable location, provides considerable benefits such as affordable housing and will provide a relatively significant contribution to overall housing supply within the district. 4.16 The perceived impacts of the scheme would be acceptable mitigated through planning obligations and would be considered acceptable in terms of residential amenity. 4.17 As such, it is considered that the proposal would accord with the definition of sustainable development set out in Section 2: Achieving Sustainable Development of the NPPF (2019). 4.18 Notwithstanding the inconsistency with the proposed number of dwellings in Policy SP1, it is nevertheless considered that there is general compliance with the aims of Policy SP1 and the proposal would not conflict with the ‘settlement strategy’ for the district. |