Harborough Local Plan 2011-2031, Proposed Submission

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Object

Harborough Local Plan 2011-2031, Proposed Submission

H1 clause 5b - Great Glen

Representation ID: 7367

Received: 17/11/2017

Respondent: Millers Homes

Agent: Hunter Page Planning

Legally compliant? Not specified

Sound? No

Duty to co-operate? Not specified

Representation Summary:

This representation identifies that whilst the general development strategy is supported, modifications need to be made to the Council's housing delivery strategy to ensure the proposed housing numbers are met and can accommodate any unmet need. The reliance on strategic allocations and the willingness of neighbourhood plans to allocate sites is an over presumptuous strategy to meet the required housing numbers.

Land to the north of Oaks Road (northern parcel), Great Glen offers a suitable development opportunity to meet any future increase in housing numbers and redistribution of housing growth across the Harborough District Plan Period.

Full text:

Representation relating to Land to the North of Oaks Road Great Glen (northern parcel) - see attached for full rep.

This representation identifies that whilst the general development strategy is supported, modifications need to be made to the Council's housing delivery strategy to ensure the proposed housing numbers are met and can accommodate the likely increase of the housing need of neighbouring authorities, which will push up the OAN figure.

The reliance on strategic allocations and the willingness of neighbourhood plans to allocate sites is an over presumptuous strategy to meet the required housing numbers. Further allocations are proposed including the subject site in sustainable locations such as the Rural Centres. This will ensure a comprehensive and cohesive strategy of allocation - particularly given that an inconsistent approach has been enacted thus far, as the Rural Centre of Fleckney is the only one to receive a housing allocation.

The proposed site is deliverable in that is it available now, situated in a sustainable location and achievable in terms of delivering new housing within the next five years - subject to planning permission being granted. The proposed site represents a logical extension to the settlement of Great Glen and the permitted development to the south of the subject site. It provides access to key local services within the centre of the village via sustainable transport methods.

In light of the above, land to the north of Oaks Road (northern parcel), Great Glen offers a suitable development opportunity to meet any future increase in housing numbers and redistribution of housing growth across the Harborough District Plan Period.

It is suggested that a further 100 units are allocated in Great Glen on the subject site. It will provide a logical extension to the approved scheme helping to round off the eastern edge of the village and assimilate well into the residential context of the Stretton Glen development situated to the west of the proposed site. It will also provide an important degree of affordable housing for the district.

This representation supports the Plan's recognition of the role of Great Glen as a Rural Centre. However, it is suggested that a greater level of growth should be allocated to the Rural Centres as there is too great a reliance on strategic sites coming forward and the assumption that neighbourhood plans will be willing to allocate sites to meet the housing needs of the area.

It is suggested that Harborough District will not be able to deliver the planned number of units within the Plan period. As a result, future housing growth should be redirected towards the more sustainable settlements including the Rural Centres through further allocations. Great Glen in particular is considered to have the ability to accommodate additional growth over the plan period.

Object

Harborough Local Plan 2011-2031, Proposed Submission

H1 clause 5b - Great Glen

Representation ID: 7566

Received: 17/11/2017

Respondent: Millers Homes

Agent: Hunter Page Planning

Legally compliant? Not specified

Sound? No

Duty to co-operate? Not specified

Representation Summary:

Modifications need to be made to the Council's housing delivery strategy to ensure the proposed housing numbers are met and can accommodate the likely increase of the housing need of neighboring authorities. Land to the north of Oaks Road (northern parcel), Great Glen offers a suitable development opportunity to meet any future increase in housing numbers and redistribution of housing growth. The proposed site is deliverable in that is it available now, situated in a sustainable location and achievable in terms of delivering new housing within the next five years.

Full text:

Objectively Assessed Housing Need

Paragraph 14 of the NPPF requires Local Plans to meet objectively assessed needs, with sufficient flexibility to adapt to rapid change. The NPPF clearly requires Local Plans, when being prepared, to be mindful of potential changes to economic and social growth predictions.

The full OAN figure was calculated using the Housing and Economic Development Needs Assessment (HEDNA) 2017 for the entire Leicester and Leicestershire Housing Market Area (HMA). It equates to 4,829 dwellings per annum between 2011 and 2031 (96,580 total) and for Harborough District is 532 dwellings per annum between 2011 and 2031 (HEDNA, Table 89) and a total need for around 4,660 new homes across the plan period.

This 532 figure is set out policy H1 (provision of new housing) and is in addition to existing commitments, completions and allowance for future windfalls. An additional 25 dwellings per annum have been added to account for the increase generated from the proposed growth at Magna Park, which increases the figure to 557 dwellings per annum.

This figure is split across the settlement hierarchy and includes a minimum of 35 dwellings for Great Glen, the Rural Centre in which the site sits. It is noted that these figures need testing and further refinement throughout the examination process. The minimum 35 unit figure has since been exceeded by the recent permission at Land to the North of Oaks Road, Great Glen (LPA Ref: 17/00579/OUT) for 170 units. It is suggested that a further 100 units are allocated in Great Glen on the subject site which is situated to the north of the approved scheme in accordance with the developable area outlined on the attached plan at appendix 1. The remainder of the site will allow for landscaping and amenity space provision preventing the over-development of a rural site. It will provide a logical extension to the approved scheme helping to round off the eastern edge of the village and assimilate well into the residential context of the Stretton Glen development situated to the west of the proposed site. It will also provide an important degree of affordable housing for the district.

The Council's strategy for achieving the required growth is reliant on strategic sites and neighbourhood plan allocations coming forward. This is an over presumptuous strategy which relies on neighbourhood plans allocating sites to which there is no guarantee. Clearly this is not a consistent and justified approach to meeting housing requirements in the rural service centres specifically and the district wide policies contained in the draft local plan. There should be a site allocations Development Plan Document (DPD) which sits alongside the local plan and allocates specific housing sites in case Neighbourhood Plans fail to do so.

Furthermore, as identified in the supporting text to policy H1, the surrounding HMA authorities may require an uplift in housing numbers if they cannot meet their own housing requirements. Leicester has made a formal declaration of its unmet need and Oadby and Wigson Borough Council also identified unmet need. A Memorandum of Understanding is currently being prepared however it is clear than an increase will be required.

Development strategy

This response fully supports the Plan's recognition of the importance of Rural Centres which are considered to form part of the most sustainable locations which will be the main focus areas for future development. The Spatial Strategy (SS1) at criterion 7 seeks to enable Fleckney, Great Glen, and The Kibworths and, to a lesser extent, Billesdon, Houghton on the Hill, Husbands Bosworth, and Ullesthorpe to operate as Rural Centres providing housing, business, retail, leisure, and community facilities to serve their needs and those of surrounding areas.

The emerging Local Plan states:
"Rural Centres are identified as a focus for rural development, to serve both the settlements themselves and the surrounding rural area.
....Focusing rural development in these villages will help to support existing facilities and provide a focal point for use by residents of surrounding smaller villages and hamlets."

This representation supports the Plan's recognition of the role of Great Glen as a Rural Centre. It is agreed that they have a range of important services and are therefore suitable for future growth. However, it is suggested that a greater level of growth should be allocated to the Rural Centres as there is too great a reliance on strategic sites coming forward and the assumption that neighbourhood plans will be willing to allocate sites to meet the housing needs of the area. For example, Billesdon has an adopted neighbourhood plan which does not allocate sites, the Great Glen neighbourhood plan also does not allocate sites -there is no consistent strategy, justifying the requirement for a further layer of Development Plan Documents as stated above.

Fleckney does not have an adopted neighbourhood plan but has an allocation for 130 houses due to the fact it has very few housing completions compared to areas such as Great Glen and the Kibworths. It is set out in draft policy F1 of the proposed submission version of the local plan, Land off Arnesby Road. The justification for the sites selection was in the fact that it relates well to the existing village and is close to local services, it was also identified as a suitable location for development in the 2016 SHLAA. Furthermore, the 2014 Rural Centres Landscape Character Assessment and Landscape Capacity Study identifies the site as having medium capacity for development. These factors are all comparable to the proposed site allocation at Great Glen which will be discussed in greater detail below.

It is suggested that Harborough District will not be able to deliver the planned number of units within the Plan period.

As a result, future housing growth should be redirected towards the more sustainable settlements including the Rural Centres through further allocations. Great Glen in particular is considered to have the ability to accommodate additional growth over the plan period.

Proposed Allocated Site at Land to the North of Oaks Road (northern parcel), Great Glen

After taking into consideration the aforementioned matters relating to the Objectively Assessed Housing Need and Development Strategy for the plan period, this representation seeks to promote an alternative site - Land to the North of Oaks Road (northern parcel), Great Glen (SHLAA ref: A/GG/HSG/13) 2015. The release of a further greenfield site adjacent to a Rural Centre, is in general conformity with the development strategy and will help to secure the housing requirements of the area across the emerging plan period and will help to maintain a 5 year supply of housing early in the plan period.

The aforementioned site allocation at Fleckney (policy F1 and SHLAA ref: A/FK/HSG/14) was considered as deliverable in the 2015 SHLAA. It is a greenfield site situated adjacent to the rural centre has no constraints and is in single ownership and thus was considered suitable, available and achievable for residential development.

Points of comparison between the two sites will be outlined below.

The site is located to the east of Great Glen. Great Glen is a settlement which is situated approximately 3.5km to the south of Oadby and approximately 11km to the south east of Leicester, both of which are readily accessible via public transport. The allocation of this site will also support the further bus service provision as part of the permitted Oaks Road development to the south of the site. The site is well placed to meet future housing requirements given its close proximity to a number of facilities and services including a primary school, grammar school, pharmacy, retail units, public house, post office, doctors surgery, youth and sports centre, in accordance with the Manual for Streets Guidance on comfortable walking distances.

The site is situated entirely within Flood Zone 1 (lowest level of flood risk) and does not lie within any designated landscape or environmental designations. It is also not affected by any above ground heritage assets and there are no listed buildings within or in the immediate vicinity of the site.

The proposed site Land to the North of Oaks Road (northern parcel), Great Glen was also considered as deliverable in the 2015 SHLAA as part of a wider parcel of land. This proposal relates to the northern part of the site, the southern part has since been permitted for 170 dwellings (LPA ref: 17/00579/OUT) on the 19th October 2017. Therefore the allocation of this site will provide a logical extension to that of the permitted site to the south and the existing Stretton Glen development to the west. It is also a greenfield site situated adjacent to a Rural Centre, in single ownership and has no physical or economic constraints. A potential reduction in speeds along Oaks Road may be required but overall the SHLAA considered the site as suitable, available and achievable. As with the allocation at Fleckney, this site was identified as having medium capacity for development in the 2014 Rural Centres Landscape Character Assessment and Landscape Capacity Study. It is not proposed that the entire site be developed but there is certainly capacity for circa 100 units. The estimated capacity in the SHLAA for the entire site was approximately 375 dwellings, this figure minus the 170 permitted leaves capacity for around 205 units, the 100 additional units proposed will ensure the site is not overdeveloped and adequate private and public open space is included within the development. It will also provide a valuable contribution towards affordable housing.

Summary

In conclusion, this representation identifies that whilst the general development strategy is supported, modifications need to be made to the Council's housing delivery strategy to ensure the proposed housing numbers are met and can accommodate the likely increase of the housing need of neighboring authorities, which will push up the OAN figure.

The reliance on strategic allocations and the willingness of neighborhood plans to allocate sites is an over presumptuous strategy to meet the required housing numbers. Further allocations are proposed including the subject site in sustainable locations such as the Rural Centres. This will ensure a comprehensive and cohesive strategy of allocation - particularly given that an inconsistent approach has been enacted thus far, as the Rural Centre of Fleckney is the only one to receive a housing allocation.

The proposed site is deliverable in that is it available now, situated in a sustainable location and achievable in terms of delivering new housing within the next five years - subject to planning permission being granted. The proposed site represents a logical extension to the settlement of Great Glen and the permitted development to the south of the subject site. It provides access to key local services within the centre of the village via sustainable transport methods.

In light of the above, land to the north of Oaks Road (northern parcel), Great Glen offers a suitable development opportunity to meet any future increase in housing numbers and redistribution of housing growth across the Harborough District Plan Period.

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