South Somerset Local Plan Review 2016-2036 Preferred Options Consultation (Regulation 18)

Comment ID 1874
Document Section South Somerset Local Plan Review 2016-2036 Preferred Options Consultation (Regulation 18) Rural Centres Housing Text Block View all on this section
Respondent BrimbleLea View all by this respondent
Agent BrimbleLea
Response Date 18 Sep 2019
Attachments
Comment

TOWN AND COUNTRY PLANNING (LOCAL DEVELOPMENT) (ENGLAND) REGULATIONS 2012 (AS AMENDED)

 

 

 

 

 

 

 

 

 

SOUTH SOMERSET LOCAL PLAN REVIEW 2016 - 2036

 

 

 

PREFERRED OPTIONS REPRESENTATION (SOUTH PETHERTON)

 

ON BEHALF OF T2 PARTNERSHIP

 

 

SEPTEMBER 2019

 

 

 

 

 

 

 

 

Matt Williams DipTP MRTPI Brimble, Lea & Partners Wessex House

High Street Gillingham Dorset SP8 4AG

Tel: 01747 823232

Email: Matt.Williams@brimblelea.com Ref: MW/16209

 

CONTENTS

 

 

 

 

 

 

 

 

1.0

INTRODUCTION

3

 

 

2.0

 

 

PREFERRED OPTION FOR SOUTH PETHERTON

 

 

3

2.1

Proposed Housing Requirement

3

2.4

Proposed Housing Allocations for South Petherton

4

2.6

Land South of Hospital Lane

4

2.8

Land Rear of Littlehayes

4

 

 

3.0

 

 

REMEDY

 

 

5

 

 

4.0

 

 

ACCEPTABILITY OF A REASONABLE ALTERNATIVE

 

 

5

4.1

Land Between Bridge Way and Lightgate Lane

5

 

 

5.0

 

 

CONCLUSION

 

 

7

 

 

SCHEDULE OF APPENDICES 1 - 3

Appendix 1 – Location Plan and Indicative Development Scheme

Appendix 2 – Landscape Statement by Swan Paul Ltd

Appendix 3 – Transport Review Technicial Note by Jubb                                           

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

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1.0       INTRODUCTION

 

 

1.1         This representation is made on behalf of T2 Partnership in respect of the Council’s Local Plan Review Preferred Options which have been published for consultation and follows a representation made at the previous Issues and Options consultation stage (comment ID 1323).

1.2         In summary, this representation contends the suitability of the proposed allocations in South Petherton and identifies a more suitable and reasonable alternative.

2.0   PREFERRED OPTION FOR SOUTH PETHERTON

 

 

Proposed Housing Requirement

  • Policy SS1 in the Preferred Options Document (POD) identifies South Petherton as a Rural Centre, consistent with the settlement hierarchy in the adopted Local Plan, where there is support for further development commensurate with the role and scale of the
  • Policy SS2 in the POD proposes a distribution of development across the settlement hierarchy and identifies the need for 116 new homes in South Petherton in the plan period 2016 – Figure 5.5 of the POD records that since the beginning of the intended plan period beginning in 2016, planning permission has been granted for 41 dwellings and 20 dwellings have been completed, leaving a residual requirement for about 55 new dwellings in South Petherton.
  • This level of development is considered to be appropriate for South However, there is no certainty that all 41 dwelling granted planning permission will be constructed and the Local Plan should therefore state that 55 dwellings is the minimum amount of development required for South Petherton.

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Proposed Housing Allocations for South Petherton

  • Paragraph 75 in the POD states that there are two suitable parcels of land that are allocated for development in South Petherton; one on the south side of Hospital Lane (Policy SP1) and another at the rear of Littlehayes (Policy SP2).

2.5         This Statement is an objection to the proposal for South Petherton because it fails the tests of soundness set out in paragraph 35 of the National Planning Policy Framework (NPPF) for reasons set out below.

Land South of Hospital Lane

2.6         This proposed allocation was the subject of a previous application by Persimmon to develop 89 dwellings that was refused in March 2015 (14/04142/FUL).

2.7         It is clear from reviewing this application that both during and after the application process, Persimmon (through their agent) maintained that 89 dwellings would be acceptable for the site. It is therefore highly unlikely that the landowner/s or developer will be willing to accept a development for about half the amount they would like to achieve and this questions the viability and deliverability of the proposed allocation. There is also an unresolved issue in respect of surface water drainage. As such, proposed allocation SP1 is neither justified nor effective.

Land Rear of Littlehayes

2.8         A planning application to develop two dwellings on land at The Spinney, which proposed one dwelling on the site identified as SP1, was withdrawn in February 2019 (18/03755/FUL) as it appeared to be heading for a refusal of permission on the grounds of harm to the significance and setting of Hayes End Farm and Manor, which are Grade II* Listed Buildings, and the impact on protected important trees.

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2.9         Given the reasons why an application for two dwellings on a larger area of land was going to be refused permission, it is very difficult to understand why the Council has identified a smaller area of land as being suitable for about 10 dwellings.  As such, proposed allocation SP2 is neither justified nor effective.

3.0      REMEDY

 

 

3.1 The Local Plan is capable of being made sound by allocating land between Bridge Way and Lightgate Lane instead of the proposed allocations SP1 and SP2 to meet the identified housing requirement. The acceptability of this land as a housing allocation is set out in Chapter 4 below.

4.0   ACCEPTABILITY OF A REASONABLE ALTERNATIVE

 

 

Land Between Bridge Way and Lightgate Lane

  • An area of land to the north of Bridge Way and to the south of Lightgate Lane measuring approximately 5 hectares (“the BW-LL land”) was promoted to the Council at the previous Issues and Options Stage on behalf of T2 Partnership (comment ID 1323) and features in the Council’s Housing and Employment Land Availability Assessment 2018 (site reference N/SOPE/0006/A). A plan to show the location and extent of this land and an indicative scheme for 50 dwellings is provided in Appendix 1 of this
  • T2 Partnership and their team of professional advisors held community consultation events in respect of a proposed development of the BW-LL land in The David Hall on Monday 10th July 2017 (15:00 – 20:00) and Saturday 15th July 2017 (10:00 – 15:00) 88 local residents attended and 58 comments were received. www.plansforsouthpetherton.co.uk was launched as a dedicated website for the proposed development in conjunction with the consultation events in June 2017, with a contact link, and remains publically available.
  • The BW-LL land was also promoted through the Neighbourhood Plan process and the proposed development has been the subject of pre-application correspondence and a meeting with the Council (16/01260/PREAPP).   A

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Statement of Community Involvement will  be submitted with the eventual planning application to the Council.

  • At the Issues and Options Stage, the Council published an Interim Sustainability Appraisal (SA) by AECOM and reviewed site options against set At that time, the BW-LL land was not an option considered. The SA scores for the 5 site options in South Petherton are set out below:

Figure 1 – Extract from Table B in the AECOM Sustainability Appraisal - October 2017

  • The same objectively-assessed criteria has been applied to the BW-LL land and the results are set out in the table

Figure 2 – Assessment of the BW -LL Land against AECOM’s Sustainability Appraisal Criteria

 

Flood Zone

SAC/SPA/Ramsar

SSSI

Priority Habitat

Local Wildlife Site

Agricultural Lane

Conservation Area

Historic Park/Garden

Scheduled Monument

Listed Building

Archaeology

Open Area

Landscape Capacity

Employment Area

Town Centre

Shop

Primary School

Any Other School

GP/Health Centre

Hospital

Leisure/Recreation

Bus Stop

Train Station

Deprivation

Land at Bridge Way/Lightgate Lane

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

  • The Council’s 2018 HELAA considered that the BW-LL land was unsuitable and deliverable because there was no apparent vehicular access and the Peripheral Landscape Assessment identified the land as having a moderate/low capacity to accommodation built

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    1. Figure 2 above score the BW-LL land as Amber in respect of Landscape Capacity because the 2008 Peripheral Landscape Assessment identifies capacity as being moderate to low. However, a Landscape Statement prepared by Swan Paul Partnership Ltd for T2 Partnership is provided as Appendix 2 of this Statement which demonstrates that the BW-LL land has a greater capacity to accommodate development and can be developed in a manner that would preserve the local landscape character.
    2.  
    3. The HELAA also discounted the BW-LL land because there was apparently no access to the land. A Transport Review Technical Note has therefore been prepared by Jubb for T2 Partnership and is provided in Appendix 3 of this Statement to demonstrate that a safe and suitable access can be provided for a proposed development of the land.
    4.  
    5. Overall, the BW-LL land scored Red against the same 5 criteria as proposed allocation SP1 and less than the 7 Red scores for Policy SP2. The BW-LL land then scores Green against 15 criteria, one more than the 14 scored for Policy SP1 and two more than Policy SP2. As such, the BW-LL land is more suitable as an allocation to accommodate the identified need for development in South Petherton.
    6.  
    7. A development of the BW-LL land also has the added advantage and social benefit of making provision for the much-needed expansion of the recreation ground which is an objective of the made South Petherton Neighbourhood Plan (objective number 20), and in a manner that maintains the open views from the recreation ground to the east. The scheme will also deliver a policy- compliant mix of open market and affordable dwellings.5.0       CONCLUSION
    8. 5.1 This representation supports the level of new housing proposed for South Petherton, subject to 55 new dwellings being expressed as minimum, and identifies land at Bridge Way and Lightgate Lane as being available, viable and more suitable than the land proposed for allocation in Hospital Lane (SP1) and Littlehayes (SP2) to meet the housing requirement.
    9.