Issues and Options Paper June 2017 · 1.17 The process of preparing and adopting the RASA DPD is...
Transcript of Issues and Options Paper June 2017 · 1.17 The process of preparing and adopting the RASA DPD is...
Herefordshire Local Plan
Issues and Options Paper
Rural Areas Site Allocations Development Plan Document
June 2017
Contents Page No.
1 Introduction 1 • WhatistheRuralAreaSiteAllocationDPD? 1 • Relationshipwithotherdocuments 2 • Howwillitbeprepared? 2
2 The Rural Area of Herefordshire 4
3 Key strategic issues 6 • Strategicpoliciesfortheruralarea 6 • RoleofNeighbourhoodDevelopmentPlansintheruralarea 9 • WhichissuescouldbeaddressedwithintheRASADPD? 11
4 WhataretherangeofalternativeoptionsfortheRASADPD 12 • OptionsforthescopeoftheDPD 12 • Option1 12 • Option2 14 • Option3 17 • Option4 21 • Option5 23 • Option6 26 • Option7 27 • Option8 28
5 Optionsregardingtherangeofpolicies 32 • Settlementboundariesand/orsettlementdefinition 32 • Housing 33 • Sizeofsiteallocations 33 • Selfandcustombuildhousing 34 • Affordablehousing 35 • StarterHomes 37 • Employment 38 • LocalGreenSpace/amenityspace 38 • Otherareas 39
6 SustainabilityAppraisal(SA),StrategicEnvironmentalAssessment(SEA) 40andHabitatsRegulationsAssessment(HRA)
7 Nextsteps 41 • Howtocomment 41
8 Summaryofquestions 42
Appendix1 ListofCoreStartegyfigure4.14and4.15settlements 44
Appendix2 RuralStrategicCoreStrategypolicies 46
Introduction
1.1Itisrecognisedthattherearemanychallengesinsecuringthelongtermsustainablefutureforruralareas.Thisincludesthepresenceofemployment,marketandaffordablehousing,facilitiesandservices,accesstotransportandwellassocialfactorsofcommunitycohesionandinterdependence.ThereforetheaimofthisdocumentistohelpachieveastronglivingandworkingruralHerefordshireandenablingthegovernmentobjectivetoidentifyopportunitiesforvillagestothrive.Thecouncil’slanduseplanningstrategyfortheruralareasisoutlinedwithintheadoptedCoreStrategyandthisreflectsthecouncil’sprioritytosupportthegrowthofoureconomy.
1.2TheruralpolicieswithintheCoreStrategyseektoenhancetherolethatthecounty’sruralareashavetraditionallyplayedasaccessibleandsustainablecentresfortheirruralcatchment.ThepositiveproportionalgrowthofsettlementsthroughappropriateadditionalruralhousingandemploymentopportunitiesisencouragedwithintheCoreStrategy.
1.3However,thesestrategicpoliciesneedtobesupportedbydetailedlocalpolicyandguidancetoenableadeliverymechanismoverthenextfifteenyearsandbeyond.Withthisinmind,theLocalDevelopmentSchemeindicatesthatanadditionaldevelopmentplandocumentwillbeproduced.
WhatistheRuralAreaSiteAllocationdevelopmentplandocument(RASADPD)?
1.4HerefordshireLocalPlan-CoreStrategywasadoptedinOctober2015andsetsouttheoverallvision,objectivesandspatialstrategyforthecounty.ItisintendedthattheRASADPDwillcontainthemoredetailedproposalstoensurethefulldeliveryoftheruralgrowthtargetswithintheCoreStrategy.
1.5ItisnotintendedtoreplaceanyNeighbourhoodDevelopmentPlanwhichisadopted/madeormakingsignificantprogresstowardsadoption.However,theplanwillincludepoliciesandproposalsforgrowthinanymarkettownsorCoreStrategyPolicyRA2settlementwhichisnotincludedwithinaNeighbourhoodDevelopmentPlan.
1.6ThisDPDdoesnotgiveanopportunitytorevisittheruralhousingstrategywithintheCoreStrategy,thisincludestheprincipleofproportionalgrowth,itsmethodofcalculationorthelistofsettlementshighlightedwithinthestrategy(figure4.14and4.15).TheseweresubjecttotheCoreStrategyexaminationinFebruary2015.
1.7TheRASADPDwillbeastatutoryelementofthecounty’sLocalPlan,andwillbeoneofanumberofDPDswhichwillprovidedetailedplanningpoliciesforspecificlocationsorissues.Figure1setsouttherelationshipofthedocumentswithintheLocalPlan.
Figure1–TherelationshipbetweentheplanswithintheLocalPlan
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Relationshipwithotherstrategiesandemergingprojects
NeighbourhoodDevelopmentPlans
1.8AproactiveapproachhasbeentakentoneighbourhoodplanningwithinthecountyandtheseplansformtheprincipaldocumentstosupporttheCoreStrategywithinthemarkettownsandruralareas.
1.9AsatMay2017,108neighbourhoodareashavebeendesignated.TheroleoftheNeighbourhoodDevelopmentPlansistomakeprovisionofruralhousingand/oremploymentallocationstomeettheproportionalgrowthtargetssetoutwithintheCoreStrategy.ThishasbeenreiteratedbytheWhitePaper‘Fixingthebrokenhousingmarket’issuedinFebruary2017.Thishighlightstheopportunitiesneighbourhoodplanningpresentsforidentifyingandallocatingsitesthataresuitableforhousing,drawingontheknowledgeofthelocalcommunity.NeighbourhoodDevelopmentPlanswillcoveraplanperioduntil2031andformpartofthestatutorydevelopmentplanforHerefordshire.
1.10TheRASADPDisnotintendedtoreplaceanyNeighbourhoodDevelopmentPlanwhichhasbeenadoptedorcurrentlybeingactivelyproduced.However,itwillprovideadditionalpolicieswithinthoseareaswhereplansarenotbeingprovidedlocallybytheparish/towncouncilandthelocalcommunity.
Economicvision
1.11Herefordshire’seconomicvisionwillprovideakeycontexttoregenerationandinvestmentworkinthecounty.Thevisionidentifiespriorityprojectsthatwillsupporteconomicgrowthorgenerateahighervalueeconomy.TheRASADPDprovidesanopportunitytoprovidealandusepolicyframeworktoenabletheprojectsintheeconomicvisiontobedeliveredwithinthewiderruralarea.
LocalTransportPlanandHerefordTransportPackage 1.12Herefordshire’sLocalTransportPlan(LTP)coverstheperiod2016-2031.ItwasadoptedbythecouncilinMay2016.TheLTPincludesarangeofpoliciesandproposalsforalltransportmodes.TheLTPsetsoutthecouncil’sstrategyforsupportingeconomicgrowth,improvinghealthandwellbeingandreducingtheenvironmentalimpactsoftransport.
Travellers’SitesDPD
1.13AHerefordshireTravellers’SitesDPDiscurrentlybeingproduced,thiswillsetoutallocationsandplanningpolicyrelatingtotheprovisionofsitesfortravellersinthecountytocovertheplanperiodto2031.ThismaycontainsomeparishareasincludedwithintheRASADPD.
MineralsandWasteDPD
1.14MineralsandwastepolicieswillbedealtwiththroughaseparateMineralsandWasteLocalPlanDPD.ItwillestablishtargetsandplanningpolicyrelatingtomineralsandwasteactivitiesandassociateddevelopmentinHerefordshireandcovertheplanperiodto2031.ThismaycontainsomeparishareasincludedwithintheRASADPD.
Hereford Area Plan
1.15TheHerefordAreaPlaniscurrentlybeingproducedtoprovideadditionalplanningpoliciestosupportthestrategicgrowthinHereford.TheRASADPDwillnotcoverthoseareaswithintheHerefordAreaPlanboundary.TogetherwiththeRASADPDandNeighbourhoodDevelopmentPlans,theHerefordAreaPlanwillensurefullcoverageofmoredetailedpoliciestosupportthedeliveryoftheCoreStrategy.
HowwilltheRASADPDbeprepared?
1.16UnlikeNeighbourhoodDevelopmentPlanswhichareproducedbythelocalcommunity,theRASADPDwillbeproducedbyHerefordshireCouncil.
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Figure2 –Stagesofadevelopmentplandocument
1.17TheprocessofpreparingandadoptingtheRASADPDisanticipatedtotakearoundtwoyears.Duringthistimeanumberofconsultationeventswillbeundertakenandengagementwithstatutorybodies,stakeholders,thelocalcommunityandparishcouncilswillbeinlinewiththeStatementofCommunityInvolvement(SCI)whichwasadoptedin2016.
1.18ThisIssuesandOptionsPaperisthefirstopportunitytocommentupontheemergingoptionsandareastobeincludedwithintheplan.Furtherconsultationwillbeundertakenaspreferredoptionsand,also,thedraftplanpoliciesandproposalsareprepared.TherewillalsobeanopportunitytocommentupontheplanpriortoitsfinalsubmissiontotheSecretaryofState.
1.19FollowingsubmissiontotheSecretaryofState,thePlanwillbesubjecttoanExaminationinPublicbyanindependentinspectorbeforeitcanbeadoptedaspartoftheLocalPlanbyHerefordshireCouncil.
1.20Forclarity,theRASADPDwillnotbesubjecttoareferendum,unliketheNeighbourhoodDevelopmentPlansbeingpreparedwithinthecounty.
Whereareweintheprocess?
1.21ThisdocumentformstheIssuesandOptionsConsultationstage.Howeverinadditiontothis,workisbeingundertakenontheupdateoftheruralStrategicHousingLandAvailabilityAssessment(SHLAA).Thiswillhelptoinformlaterstagesoftheplan.
1.22ContinuingsupportisbeinggiventoanyparishwhowishestoproducetheirownplanningpolicywithinaNeighbourhoodDevelopmentPlanandtheprogressofthoseplanswillbemonitored.ItisanticipatedthatthecoverageofparishesproducingtheirownplansandthatoftheRASADPDwillevolvebetweentheIssuesandOptionsStageandthefinalpreferredoptions.Therefore,thoseparisheshighlightedintheoptionswithinthispaperreflectthepositionasatApril2017.
1.23Followingtheinitialconsultation,commentsreceivedwillbeconsideredandfurtherevidencegatheredtohelpprovideadraftplanorseriesofpreferredoptionswhichwillalsobesubjecttoconsultationbeforethepublicationofthefinalplan.ThesewillbesubmittedtotheSecretaryofStateforIndependentExaminationintothesoundnessoftheplan.TheprocesswilltakeintheorderoftwoyearsfromthisIssuesandOptionsstagetofinalplanadoption.
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The Rural Area of Herefordshire
2.1Herefordshireisapredominantlyruralcountycoveringanareaof217,973hectaressituatedinthesouth-westcorneroftheWestMidlandsregionborderingWales.TheRiverWyeanditsvalleylandscapeisthecounty’sprincipalgeographicalfeaturewiththeMalvernHillsandBlackMountainssurroundingthecountyonthebordersofWorcestershireandWalesrespectively.
2.2Herefordshirehasapopulationof183,600(Mid2011estimatebasedon2011Census)andadensityof0.8personsperhectare.Therehasonlybeena5%growthinthedecadesince2001howeveritisestimatedthatthepopulationwillincreaseby12%duringtheperiodupto2031.Herefordshirehasanageingpopulationwith1in5ofitsinhabitantsbeingaged65orover.94%arewhiteBritishandonly6%areofanethnicgroup.
Figure3–MapshowingHerefordshireinitswidercontext
2.3Withasparsepopulation,HerefordshirehasthefourthlowestoverallpopulationdensityinEngland,andunderathirdofHerefordshireresidentsliveinHereford.Aroundafifthliveinthesurroundingfivemarkettowns(Leominster,Bromyard,Ledbury,Ross-on-WyeandKington)andnearlyhalfliveinthesurroundingruralareas.Almosttwothirdsofthecountylivinginrurallocationsareinamongstthe25%mostdeprivedareasinEnglandintermsofaccesstoservicesandgeographicalbarrierstoservices.ThereareareasofseveredeprivationinareasofHerefordandLeominstermostnotably.
2.4RuralHerefordshire,althoughbeautifulandidyllic,presentsmanychallengesfortheresidentswholivethere.Accesstopublictransportisextremelylimited,meaningaheavyrelianceontheprivatecar,coupledwithanageingpopulation,thiscanleadtosubstantialsocialisolation.Thecountyalsosuffersfromawiderlimited
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strategichighwaynetwork,whichisamajorissueasHerefordshireplaysastrategicroleinfacilitatingcrossboundarylinksbetweenEnglandandWales.
2.5Theruraleconomyreliesmainlyonself-employmentandhomebasedbusiness.Howevertherearecurrentinfrastructureissuesincludinglimitedbroadband,poormobilesignalandrestrictedaccesstoservices.Thecounty’sruralassetsarehoweveradvantageous,withHerefordboastinganationallyacclaimedlandscape.Thisincludestwolandscapeareasofnationalsignificance;theWyeValleyAreaofOutstandingNaturalBeautyinthesouthandtheMalvernHillsAreaofOutstandingNaturalBeautyintheeast.Inadditiontothis,therearemanysitesofarchaeologicalimportanceandarichhistoricenvironment.AlloftheseassetsmeanthattourismhasbecomeanimportantpartofHerefordshire’slocaleconomy,with5.1millionvisitorsin2011.
Figure4–Herefordandthemarkettowns
2.6Accesstofurtherandhighereducationremainsakeyissueforsucharuralcounty,withmanyyoungpeopleleavingthecountyaltogethertoundertakeformalhighereducation.
2.7Intermsofhousing,increasedhouseholdcostsforresidentsandlimitedprovisionofaffordablehousingarealsokeyissueswithintheruralhinterlandsofHerefordshire.WithhousepricesbeingabovethenationalaveragecomparedtoEnglandandWales,(mainlyduetohighervolumeofsalesofdetachedhomes,andhousepricesrisinghigherthanearningsoverthelastdecade),thereisalegacyofaffordabilityissues.
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Key strategic issues
3.1TheCoreStrategysetsoutanoverallvisionfortheruralareatogetherwithasetofstrategicproposalstohelpdeliverthevision.
3.2Thestrategyfortheruralareaintermsofsocialissuesinclude:
•Promotionofbalancedandintegratedcommunities;•Ensuringtheprovisionoftherightmixofhousing,includingaffordablehousingtomaximisecommunitybenefits;•Improvingtransportinfrastructure;•Ensuringtheprovisionofandenhancedaccesstoservices,facilities,educationandbroadbandinarural,sparselypopulatedcounty.
Economicchallengesinclude:
•Diversificationoftheeconomy,creatingmoreskilledjobs;•Raisingwagelevels;•PromotingHerefordshire’stourismpotential.
Identifiedenvironmentalissuesinclude:
•Protection,conservationandwherepossibleenhancementofnaturalandhistoricassets;•Theneedtoplanforthepotentialimpactofclimatechangeinnewdevelopments;•Ensuringnewdevelopmentsareofhighqualitydesignandconstruction;•Efficientuseofresources;•Improvingairandwaterquality.
Strategicpoliciesfortheruralarea
3.3ThestrategicpoliciesspecifictotheruralareasaresetoutwithintheplaceshapingsectionoftheCoreStrategy.
Housing
3.4Thehousingstrategyfortheruralareaisbaseduponthedeliveryofproportionatehousinggrowthwithinsevenhousingmarketareas.Eachmarketareahasdifferenthousingneedsandrequirements.Para4.8.12oftheCoreStrategyindicatesthathousingdevelopmentwithintheruralareawillbedeliveredthroughhousingallocationswithinNeighbourhoodDevelopmentPlansandtheRASADPDandacombinationofexistingcommitmentsandwindfalldevelopment.
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3.5Aminimumof5,300newdwellingsareexpectedtobeprovidedwithintheruralareasbetween2011and2031tomeetthecounty’shousingneed.MinimumruralHMAhousingtargetsareincludedwithinPolicyRA1,highlightedbelow.
Rural HMA Approxnumberofdwellings2011-2031
Indicativehousinggrowthtarget(%)
Bromyard 364 15GoldenValley 304 12Hereford 1870 18Kington 317 12Ledbury 565 14Leominster 730 14RossonWye 1150 14
Total 5300
Figure6-PolicyRA1–Ruralhousingdistributiontable
Figure5–HerefordshireHousingMarketAreas(HMA)
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Figure7-mapshowinglocationsofRA2villages
3.6OnehundredandnineteenruralsettlementshavebeenidentifiedwithinPolicyRA2fig4.14and4.15asthemainfocusforproportionatehousinggrowthwithintheruralarea(fulllistcanbeseeninAppendix1).Residentialdevelopmentisdirected‘withinandadjacenttothebuiltupareas’ofthesesettlements,howevernosettlementboundariesormappingisprovidedwithintheCoreStrategytodefinethesesettlementsorindicatewherefuturedevelopmentshouldbelocated.Figure7showsthedistributionofthesesettlements across the rural area.
3.7Para4.8.23oftheCoreStrategyhighlightsthatsettlementboundaries(whereappropriate)willbedefinedwithinNeighbourhoodDevelopmentPlansortheRASADPD.AreasoutsidethosehighlightedwithinPolicyRA2areconsideredtobewithinopencountrysidewhereonlyspecificlimitedgrowth(inlinewithinPoliciesRA3,RA4andRA5)willbesupported.
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RuralEnterprise
3.8TherearenospecificemploymentallocationsortargetsindicatedwithintheCoreStrategyoutsideofHerefordandthemarkettowns.HoweverPolicyRA6recognisestheimportantroletheruralareashaveinprovidingasustainableeconomyforthecounty.Thissupportsarangeofruraldiversification,environmentaltechnologies,homeworkingandruralservicesandfacilities.
Towncentres
3.9PolicyE5oftheCoreStrategyseekstoencourageappropriateinvestmentwithinHerefordshire’sfivemarkettowns.ThetowncentreboundariesforeachtownhavebeendefinedwithintheplaceshapingsectionoftheCoreStrategy,howeverthesewere‘saved’fromthepreviousUnitaryDevelopmentPlanandarehighlightedforreviewaspartofaNeighbourhoodDevelopmentPlanortheRASADPD.
3.10SimilarlyprimaryandsecondaryshopfrontagesarecontainedwithinPolicyE6oftheCoreStrategy.Thesetoowere‘saved’fromtheUnitaryDevelopmentPlanandpara5.2.35indicatesthatprimaryandsecondaryfrontagesforthetownsofLeominster,Ross-on-WyeandLedburywillbereviewedaspartofaNeighbourhoodDevelopmentPlanortheRASADPD.ItwasnotproposedtodefinefrontagesforthetownsofBromyardandKingtongiventheirsize.Heretheprimaryfocusforretailwillbewithintheprimaryshoppingareas.
3.11ThefullstrategicpoliciesrelatedtotheruralareaintheHerefordshireLocalPlan–CoreStrategyareincludedinappendix2.
RoleofNeighbourhoodDevelopmentPlansintheruralarea
3.12TherearereferenceswithintheCoreStrategytoavarietyofissuesbeingaddressedandfurtherpolicybeingprovidedineitheraNeighbourhoodDevelopmentPlanortheRASADPD.
3.13Therearecurrently108individualneighbourhoodareasdesignatedacrosstheruralareawhereNeighbourhoodDevelopmentPlanscouldbeproduced.Thiscouldequateto88%ofthecommunitieswithintheruralarea,whichareanticipatedtoprovidelocallyproducedpolicieswithintheirownNeighbourhoodDevelopmentPlans.
3.14AsatendofApril2017,18NeighbourhoodDevelopmentPlanshavebeenadopted/made,6areawaitingreferendumand12areatexamination.Atotalof52planshadprogressedtoatleastdraftplanstageunderRegulation14.Figure8showstheprogressbeingmadeacrossthecounty.
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Figure8–NeighbourhoodDevelopmentPlansinHerefordshire(at27April2017)
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3.15However,therewillbeparishesandsettlementshighlightedforgrowthwithintheCoreStrategywhicharenotproposedtobeincludedwithinaneighbourhoodareaandthesewillneedtobecoveredwithintheRASADPD.
3.16TheCoreStrategyindicatesanumberofissueswithinmarkettownswhichshouldbeaddressedineitheraNeighbourhoodDevelopmentPlanortheRASADPD.AllfivemarkettownshavedesignatedaneighbourhoodareaandareatvariousstagesofproductionoftheirNDPs.
MarketTown CurrentStatus DateofnextstageBromyard noprogress-requestwithdrawal NotapplicableKington Progressingtodraftplan(Reg14) May2017Ledbury Progressingtodraftplan(Reg14) June2017
Leominster progressingtowardsarevisedsubmissionplan(Reg16) September2017
RossonWye Progressingtodraftplan(Reg14) September2017
Figure9-StatusofmarkettownNDPsasofApril2017
3.17Therefore,withtheexceptionofBromyard,alladditionalpoliciesrequirementsforthemarkettownsareanticipatedtobecoveredbytheirNeighbourhoodDevelopmentPlan.
3.18Positivepromotionhasbeengiventoneighbourhoodplanningwithinthecounty,andtheRASADPDisnotintendedtounderminetheworkofthosewhohavecommittedtopreparingtheirownlocallydistinctivepolicies.
3.19Withthisinmind,theRASADPDisnotseekingtoprovidepoliciesinthoseparisheswithNeighbourhoodDevelopmentPlansorthosepositivelyworkingtowardproducingone.Itisalsonotintendedtobeadevelopmentmanagementpolicydocumentcontainingawiderangeofcriteriapolicies.InsteadthedocumentwillonlyconcentrateonthekeyrequirementstodelivertheCoreStrategy.
3.20TheemphasisforprovidingawiderangeofcriteriabasedpoliciesremainswiththeindividualNeighbourhoodDevelopmentPlans.
Question:IstheapproachtowardthescopeoftheDPDappropriategiventhepositivesupportforneighbourhoodplanningwithinthecounty?
WhichissuescouldbeaddressedwithintheRASADPD?
3.21TheCoreStrategyhasindicatedthatthefollowingissuesshouldbeaddressedbymoredetailedplanningpolicydocumenteitherwithintheRASADPDorindividualNeighbourhoodDevelopmentPlans.
Rural area•Settlementboundaries;•Housingallocations;•Employmentallocations.
Markettowns•Theboundariesoftheprimaryshoppingareasandtheprimaryandsecondaryfrontages;•Needforfurtherretailfloorspace.
Question:ArethereanyotherissueswhichtheRASADPDcouldlooktoaddress?
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WhataretherangeofalternativeoptionsfortheRASADPD?
4.1TheRuralAreasSiteAllocationDPDisnotanopportunityforreopeningthedebateregardingtheinclusionofsettlementswithinfig4.14and4.15oftheCoreStrategyortheproportionalgrowthfigureswithintheCoreStrategyitself.ThesewerethesubjectoftheCoreStrategyexaminationinFebruary2015andtheCoreStrategyisadoptedplanningpolicy.
4.2TheprincipalaimoftheRASADPDistosupportthedeliveryofPoliciesRA1andRA2inthoseareaslistedwithinfig4.14and4.15thatarenotproducingaNeighbourhoodDevelopmentPlan.TheremayalsobearequirementtoupdatethedesignatedareasforPolicyE5andE6inthosemarkettownsnotproducingaNeighbourhoodDevelopmentPlan.
4.3Therefore,theoptionspresentedbelowhighlightthealternativesforthescopeofthosesettlementstobeincludedwithinthedocument.ThesehavebeenbasedontheprogressofaNeighbourhoodDevelopmentPlanwithinthatspecificparishatApril2017.ItisacknowledgedthatthestatusofNDPswillevolveduringtheconsultationonthisreportandthiswillbetakenintoaccountwhenthefinalpreferredoptionischosen.InclusionwithinanoptionatthisstagedoesnotprecludeaparishfromproducingaNeighbourhoodDevelopmentPlan.Ashighlightedearlierwithinthisdocument,aNeighbourhoodDevelopmentPlanistheprincipalmechanismfortheprovisionoflocalpolicieswithintheruralarea.
OptionsforthescopeoftheDPD
4.4TherearearangeofoptionsbeingconsideredforthescopeoftheDevelopmentPlanDocument.Eachoftheseisoutlinedbelow.
HMA No. of RA2 Settlements
No.withinaneighbourhoodarea Percentagecoverage
Bromyard 20 17 85%GoldenValley 18 18 100%Hereford 49 47 96%Kington 17 14 82%Ledbury 17 13 76%Leominster 40 34 85%RossonWye 55 49 89%
Table1-%ofRA2settlementscoveredbyaNeighbourhoodDevelopmentPlanperHousingMarketArea(April2017)
4.5Thisoptionisessentiallytoremainwiththestatusquo.ThepoliciescoveringgrowthwithintheruralareasofHerefordshirearecontainedwithintheplaceshapingsectionoftheCoreStrategyandaremainlypoliciesRA1 to RA6.
4.6Para4.8.21oftheCoreStrategystatesthatNeighbourhoodDevelopmentPlansand/orDevelopmentPlanDocumentswillbethemaindeliverymechanismforruralgrowthwithinthecounty.Thereforewithoption1,anyadditionallocallydetailedpolicieswillonlybecontainedwithintheNeighbourhoodDevelopmentPlansbeingproducedacrosstheruralarea.Therearecurrently108designatedneighbourhoodareas,thismeansthat90%ofallRA2listedsettlementsarewithinadesignatedneighbourhoodarea.ThetablebelowshowstheirdistributionbyHousingMarketArea.
Option1-DonothingandrelyonNDPsandpolicyRA2
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Figure10–Mapshowingcurrentneighbourhoodareacoverage
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4.7Thereforethemajorityofruralsettlementswillbecoveredbylocallyproducedpolicieswhichmayincludeadefinedsettlementboundary,allocationofhousing,employment,openspaceandlocalgreenspacestogetherwithanumberofdevelopmentmanagementstylecriteriapolicies.TheprogressiontoadoptionofNeighbourhoodDevelopmentPlansiscurrentlyhighandthetrendappearstobecontinuingwithoverhalfofallNDPsbeingproducedalreadyreachingatleastdraftplanstage.IndividualparishesandlocalcommunitieshaveinvestedsignificanttimeandeffortproducingtheirNeighbourhoodDevelopmentPlan.Thisoptionwouldseeadditionalpolicyguidanceonlybeingprovidedinthoseareaswhohavemadethisinvestment.AllotherareaswouldrelyontheexistingruralpoliciescontainedwithintheCoreStrategy.
Impactsofthisoption
4.8ThisoptionwillallowforcontinuingsupporttothoseparisheswhohaveinvestedresourcesinproducingtheirownNeighbourhoodDevelopmentPlan.OnlyCoreStrategypolicieswillapplyintheremainingpartsofthecounty.Thishoweverwillresultinnofurtherclarificationprovidedforatleast25settlementsidentifiedwithintheCoreStrategy.TheimplementationofPolicyRA2isoftenconcernedwithintheextentofthebuiltforminsomeofthemoredispersedsettlements,thisoptionwillnotassistinresolvingthisissue.Theprovisionoffutureproportionategrowthwillalsobereactionarytoplanningapplicationsratherthanplanledintheselocationswhichcouldresultinuncertaintyinhousingprovisionintheseareas.
Question:ShouldNeighbourhoodDevelopmentPlansbethesolemechanismformorelocalplanningpolicyintheruralareaorshouldaRuralAreasSiteAllocationDPDbeproducedforthoseareasnotcoveredbyaNDP?1)OnlyNeighbourhoodDevelopmentPlansor;2)NeighbourhoodDevelopmentPlansandRuralAreaSiteAllocationDPD
4.9AllparisheswithinHerefordshirehavebeengiventheopportunityoverthepastfiveyearstoproducetheirownNeighbourhoodDevelopmentPlan.However,foravarietyofreasons,someparisheshavedecidednottotakeupthisoption.
4.10AsatApril2017,thereareatotalof17parishareascontaininganRA2listedsettlementwhicharenotwithinadesignatedneighbourhoodareaandhavenotshownanyindicationofdoingsointhefuture.Thisisatotalof25settlements.
4.11TheproductionofaNeighbourhoodDevelopmentPlanhasalwaysbeenoptionalandnotcompulsoryforparishcouncilsandcommunities.Inaddition,therehasbeenanunderstandingthataDevelopmentPlanDocumentwouldbeproducedtocoverthosewhoarenotproducingaNeighbourhoodDevelopmentPlansotherewouldbenopressuretoproduceaplaniftheparishdidnotfeelitwasappropriate.
4.12Table2indicatesthoseparisheswhowouldbeconsideredforinclusionwithinthisoption.Theconcentrationontheseparisheswouldhavethepotentialtoresultin100%coverageofallRA2listedsettlements(whencombinedwiththosewithadesignatedneighbourhoodarea).Figure11showsthegeographicaldistributionofthesettlements/parishesconsideredforinclusionunderoption2.
Table2–ParishestobeincludedwithintheDPDunderoption2
AstonIngham BirleywithUpperHill
BrockhamptonGroup Coddington Eastnorand
DonningtonKinnersleyandDistrict
Linton Marstow Mathon MonklandandStretford
MuchCowarneGroup
MuchDewchurch
PipeandLyde StapletonGroup StokeEdith StokeLacy ThornburyGroup
Option2-DPDcoveragetoincludeallparisheswithanRA2settlementbutnotwithinadesignatedneighbourhoodarea.
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Figure11–Mapshowingtheparishestobeincludedwithinoption2
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4.13PolicyRA2specifiesthatproportionalhousinggrowthshouldbedeliveredwithinthesesettlements.Table3showstheindicativeproportionalgrowthfiguresfortheseparishestoassistinachievingthegrowthrequirementsfortheirrespectiveHousingMarketAreas.FiguresaregiventoeachParishCouncilwhenpreparingtheirNeighbourhoodDevelopmentPlanandareusedtodeterminethehousingallocationsandproportionofwindfalls(sitesnotallocatedbutsupportedbypolicycriteria).ThesefigureswillbeusedasabasetodeterminepotentialallocationswithintheRASADPD.FiguresshowninthistablerepresentthepositionasatApril2016,thesewillbeupdatedastheRASADPDpreferredoptionsaredeveloped.
Table3–indicativeproportionalgrowthwithinoption2parishes
Parish SettlementCS
figureno
IndicativeProportional
Growth
Built2011-2016
CommitmentsatApril2016
Residual GrowthApril
2016BromyardHousingMarketArea
BrockhamptonGroup
Brockhampton 4.1430 3 0 27
Bringsty 4.14
StokeLacy StokeCross/StokeLacy 4.14 24 1 4 19
ThornburyGroup EdwynRalph 4.15 13 1 0 12KingtonHousingMarketArea
Kinnersley & DistrictGroup
NortonCanon 4.1427 2 7 18Kinnersley 4.15
Letton 4.15LedburyHousingMarketArea
Eastnor&Donnington
GroupEastnor 4.14 15 0 0 15
Bosbury&Coddington
GroupCoddingtononly 4.15 9 3 0 6
Mathon Mathon 4.15 19 4 1 14MuchCowarne
Group MuchCowarne 4.15 27 0 3 24
LeominsterHousingMarketArea
BirleywithUpperHill
BushBank 4.1420 2 1 17
UpperHill 4.15Monkland&Stretford Monkland 4.14 12 3 6 13
StapletonGroupCombeMoor 4.15
16 2 1 13Kinsham 4.15Stapleton 4.15
HerefordHousingMarketAreaPipeandLyde PipeandLyde 4.15 25 1 1 23StokeEdith StokeEdith 4.15 8 0 0 8
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Parish SettlementCS
figureno
IndicativeProportional
Growth
Built2011-2016
CommitmentsatApril2016
Residual GrowthApril
2016RossonWyeHousingMarketArea
LintonBromsash 4.14
61 28 15 18Gorsley 4.14Linton 4.14
MuchDewchurch MuchDewchurch 4.14 40 8 6 26AstonIngham AstonIngham 4.15 25 2 1 22
Marstow Glewstone 4.15 24 7 0 17
Impactsofthisoption
4.14ThisoptionwouldensurethatallsettlementshighlightedwithintheCoreStrategywillbecoveredbyadditionalplanningpolicyeitherintheformoftheRASADPDoraNeighbourhoodDevelopmentPlan.TheseparisheshaveshownnoindicationoverthepastfouryearsofexpectingtopreparetheirownNeighbourhoodDevelopmentPlan,thereforetherewouldbenoissuesofundermininganyfuturelocallyproduceddocument.FulldevelopmentplancoverageofallRA2settlementswouldenableadditionalsiteallocationstodelivertheCoreStrategygrowthandhelpmaintaina5yearlandsupplywithintheCounty.
4.15ThereareafewparisheswhooriginallywerekeentoproduceaNeighbourhoodDevelopmentPlanandasaresultdesignatedaneighbourhoodarea.However,overtimeithasbecomeapparentthatthoseparishesareunlikelytoproceedandhaveexpressedaninterestinwithdrawingfromtheneighbourhoodplanningprocessandtobeincludedwithintheRASADPD. 4.16Belowhighlightsthoseparisheswhohaveexpressedaninterestinwithdrawingtheirneighbourhoodarea.
• Avenbury Neighbourhoodareadesignatedon21March2014,howeverlittleprogresshasbeenmadesince.TheParishexpressedawishtowithdrawtheirneighbourhoodareaon22February2017.
• BredenburyandDistrictGroupNeighbourhoodareawasdesignatedon5November2013andtodatenoprogresshasbeenmadeonproducingaNeighbourhoodDevelopmentPlan.Theparishcouncilindicatedattheirmeetingonthe16January2017,thattheywouldnotbecontinuingwiththeneighbourhoodplanandwishedtowithdraw.
• BromyardandWinslow BromyardandWinslowTownCouncildesignatedaneighbourhoodareaon23November2015,howeveradecisionwastakenintheirMarch2017meetingthattheywishtowithdrawfromtheneighbourhoodplanningprocess.
• DormingtonandMordifordGroupNeighbourhoodareadesignatedon13May2014.Howeverlittleifanyprogresshasbeenmadesince.Theparishcouncilindicatedwithintheirminutesofthe16November2016thattheywereunlikelytocontinuewiththeirplanandwouldprefertobeincludedwithintheDPD.
• FoxleyGroupNeighbourhoodareadesignatedon7January2014andagainlittleifanyprogresshasbeenmadeonthisplan.Theparishcouncilexpressedwithintheirminutesofthe19October2016thattheywereunlikelytocontinueandwouldprefertobeincludedwithintheDPD.
Option3-DPDcoveragetoincludeallparisheswithoutadesignatedneighbourhoodarea(asoption2)andparisheswhohaveformallyrequestedtowithdrawfromtheNDPprocess.
17
•HatfieldandDistrictGroupNeighbourhoodareadesignatedon17September2013,howeverafterinitialquestionnairesandscopingwork,theparishcouncilceasedworkontheirneighbourhoodplan.Onthe10January2017theyexpressedaninteresttowithdrawandbecomepartoftheDPD.
•LlanwarneandDistrictGroup Neighbourhoodareadesignatedon23October2013.Againafterinitialquestionnairesandscopingwork,theparishcouncilceasedworkontheirneighbourhoodplan.Onthe3October2016theyexpressedaninteresttowithdrawandbecomepartoftheDPD.
•Moreton on Lugg Neighbourhoodareadesignatedon14October2013,howeverhavemadelittleifanyprogresssince.Theparishcouncilexpressedwithintheirminutesofthe7February2017thattheywereunlikelytocontinueandwouldprefertobeincludedwithintheDPD.
4.17Table4indicatesthefulllistofparisheswhichwouldbeconsideredtobeincludedwithinoption3andFigure12showstheirgeographicaldistribution.AnydesignatedneighbourhoodareaswithintheseparisheswillbeformallywithdrawniftheyareincludedwithintheRASADPD.
Table4–ParishestobeincludedwithintheDPDunderoption2
AstonIngham Avenbury BirleywithUpperHill
BredenburyandDistrictGroup
BrockhamptonGroup
BromyardandWinslow
Coddington DormingtonandMordifordGroup
EastnorandDonnington FoxleyGroup Hatfieldand
DistrictGroupKinnersleyandDistrictGroup
Linton LlanwarneandDistrictGroup Marstow Mathon Monklandand
Streford MoretononLugg
MuchCowarneGroup MuchDewchurch PipeandLyde StapletonGroup StokeEdith StokeLacy
ThornburyGroup
18
Figure12–maptoshowtheparishestobeincludedwithinoption3
19
4.18PolicyRA2specifiesthatproportionalhousinggrowthshouldbedeliveredwithinthesesettlements.Thetablebelowhighlightstheindicativeproportionalgrowthfiguresfortheadditionalparisheswithinthisoption.Thisistoassistinachievingthegrowthrequirementsfortheirrespectivehousingmarketareas.ThesefiguresaregiventoeachparishcouncilwhenpreparingtheirNeighbourhoodDevelopmentPlanandareusedtodeterminethehousingallocationsandproportionofwindfalls(sitesnotallocatedbutsupportedbypolicycriteria).ThesewillbeusedasabasetodeterminepotentialallocationswithintheRASADPD.FigureswithinthistablerepresentthepositionasatApril2016.Thesewillbeupdatedwhentherevisedpositionispublishedpriortothepreferredoptionsbeingformulated.
4.19Aswellastheprovisionofsettlementboundariesandhousingallocationswithintheruralsettlements,thisoptionwouldneedtoaddresstheoutstandingCoreStrategyissueswithinBromyard,mainlytheallocationof5hectaresofemploymentlandandpoliciesregardingthetowncentreandprimaryshoppingareas.Itisnotproposedwithinthisoptiontoincludeadditionalcriteriabaseddevelopmentmanagementstylepoliciesforthetown.
Table5-indicativeproportionalgrowthwithinoption3parishes
Parish SettlementCS
figureno
IndicativeProportional
Growth
Built2011-2016
CommitmentsatApril2016
Residual GrowthApril
2016BromyardHousingMarketArea
Avenbury Munderfield 4.15 15 1 0 14Bredenbury&DistrictGroup Bredenbury 4.14 24 1 1 22
Bromyard&Winslow Bromyard BY1 500 34 344 122
Hatfield&DistrictGroup
Hatfield 4.1533 4 2 27Docklow 4.15
Pudlestone 4.15HerefordHousingMarketArea
DormingtonandMordifordGroup
Dormington 4.1557 21 5 31Mordiford 4.14
PriorsFrome 4.15Moreton on Lugg MoretononLugg 4.14 63 2 2 59
FoxleyGroupMansellLacy 4.15
22 0 0 22Moorhampton 4.15Yazor 4.15
RossonWyeHousingMarketArea
Llanwarne&DistrictGroup
Llanwarne 4.1522 1 2 19
HarewoodEnd 4.15
Impactsofthisoption
4.20Similartothepreviousoption,thiswouldenableallsettlementshighlightedwithintheCoreStrategytobecoveredbyadditionalplanningpolicyeitherintheformoftheRASADPDoraNeighbourhoodDevelopmentPlan.TheeightadditionalparishesincludedwithinthisoptionhaveexploredtheopportunitytoprepareaNeighbourhoodDevelopmentPlan,howeverforavarietyofreasonsthiswasnotsuccessfulwithintheirparish.Aspreviouslyhighlighted,thefullcoverageofRA2settlementsprovidedinthisoptionwouldenableadditionalsiteallocationstodelivertheCoreStrategygrowthandhelpmaintaina5yearlandsupplywithintheCounty.
20
4.21InthecaseofBromyard,thisoptionwouldonlyprovidetheadditionalpolicyrequirementsindicatedwithintheCoreStrategy.OpportunitiesforawiderrangeofpoliciesandproposalsexistinthedraftingofalocallyproducedNeighbourhoodDevelopmentPlanorinlateroptionsoutlinedwithinthisreport.TheinclusionofBromyardwithinthisoptionwouldresultinadifferentlevelofpolicythantheotherfourmarkettowns(allofwhomareproducingNeighbourhoodDevelopmentPlans).However,thisoptiondoesrespectthatwithintheotherfourmarkettownssignificantinputhasbeenprovidedbyboththetowncouncilsandthelocalcommunitiestoproducetheirownwiderrangeoflocallydistinctivepoliciesandtoensureproportionalgrowthismetwhilstrespectinglocalcharacteristics.
4.22TheinclusionofBromyardandWinslowwithinthisoptionwouldnotprecludetheTownCouncilfromproducingaNeighbourhoodDevelopmentPlantocovertheadditionaldevelopmentmanagementcriteriapolicyareasnotcoveredwithintheRASADPD.
4.23ThereareanumberofparisheswhohavemadelittleornoprogressonproducingtheirNeighbourhoodDevelopmentPlanbuthaveyettoformallyexpressaninterestinwithdrawingfromtheprocess.ThereisariskthattheseareaswillhavenoadditionalplanningpolicyastheirinclusionwithinneithertheNeighbourhoodDevelopmentPlanortheRASADPDcouldresult.
4.24Thetablebelowindicatesthefulllistofparisheswhichcouldbeincludedwithinthisoptionandfigure13indicatesthegeographicaldistributionoftheseparishes.
Table6–parishestobeincludedwithinoption4
AstonIngram Avenbury BirleywithUpperHill
BredenburyandDistrictGroup
BrockhamptonGroup
BromyardandWinslow
Coddington DormingtonandMordiford
EastnorandDonnington FoxleyGroup Hatfieldand
DistrictGroupKinnersleyandDistrictGroup
Linton LlanwarneandDistrictGroup Marstow Mathon Monklandand
StretfordMoretononLugg
MuchCowarneGroup
MuchDewchurch Orcop PipeandLyde StWeonards Stapleton
Group
StokeEdith StokeLacy ThornburyGroup
4.25BelowoutlinestheprogressmadetodatewithintheadditionalparishesincludedwithinthisoptionandgivenanindicationofwhyconsiderationisbeinggiventotheirinclusionwithintheRASADPD. • OrcopNeighbourhoodareawasdesignatedon18July2013.Noprogressontheplanhasbeenmadesincethisdesignation.DespiteindicatingtheyareunlikelytoproducetheirNeighbourhoodDevelopmentPlan,theparishcouncilhavenotformallyrequestedtowithdrawtheirneighbourhoodarea.
• StWeonardsTheneighbourhoodareawasdesignatedon1June2014.Noprogresshasbeenmadeondevelopingaplansincethisdesignation.AparishmeetingwasundertakeninFebruary2017tooutlinetheprocessofproducingaNeighbourhoodDevelopmentPlanandtheparishintendedtodiscussthisattheirmeetingonthe13March2017.Howevertodatenoconfirmationhasbeengivenbytheparishcouncilastotheirfutureintention.
Option4-DPDcoverageofthoseparisheswithinoption3plusthosewhohavemadenoprogresssincetheneighbourhoodareadesignation
21
Figure13–maptoshowtheparishestobeincludedwithinoption4
22
4.26ThetablebelowhighlightstheindicativeproportionalgrowthfiguresfortheseparishestoassistinachievingthegrowthrequirementsfortheirrespectivehousingmarketareasinlinewiththestrategicruralpolicieswithintheCoreStrategy.ThesefigureshavebeensuppliedtotheparishcouncilsundertakingaNeighbourhoodDevelopmentPlanandwillbeusedtodeterminethepotentiallevelofallocationswithintheRASADPD.ThesefiguresareasatApril2016andwillbeupdatedtothelatestpositionpriortothepreferredoptions.
Table7–indicativeproportionalgrowthwithinoption4parishes
Parish SettlementCS
figureno
IndicativeProportional
Growth
Built2011-2016
CommitmentsatApril2016
Residual GrowthApril
2016RossonWyeHousingMarketArea
OrcopOrcop 4.15
26 0 1 25OrcopHill 4.14
StWeonards StWeonards 4.15 22 5 3 14
Impactsofthisoption
4.27ThetwoadditionalruralparishesincludedwithinthisoptionhadinitiallyindicatedthattheywouldbeproducingaNeighbourhoodDevelopmentPlan,howeverthereremainsuncertaintyastowhetheranyworkonplanswillcommence.Astheseparisheshaveyettowithdrawfromtheprocess,theoptionhasthepotentialtoundermineanyfutureworkbeingproducedlocally.HerefordshireCouncilremainscommittedtosupportinglocalcommunitiesproducingtheirownplans.However,equallytheCouncildonotwishtoseethoseareaswhoarefindingitdifficulttocompletetheirneighbourhoodplan,withoutsufficientlocalplanningpolicy.
4.28Aswiththepreviousoption,thiswillallowforfullcoverageofRA2settlementstobeprovided,enablingadditionalsiteallocationstodelivertheCoreStrategygrowthandhelpmaintaina5yearlandsupplywithintheCounty.
4.29Thisoptionincludesanadditional5parisheswhoarecurrentlyundertakingaNeighbourhoodDevelopmentPlan.Theseareparisheswhichhavenotcommunicatedtheirprogressorthereislittleevidenceofactivityduringthelast12months. 4.30ItisappreciatedthattherearetimeswhentheproductionoftheNeighbourhoodDevelopmentPlanmayslowdowneitherduetocapacityofthe parishcouncilortheavailabilityoffunds.Therefore,thisoptionisnotseekingtoremovetheabilityoftheseparishestopursuetheirNeighbourhoodDevelopmentPlanbutpresentsanalternativerouteiftheparish/communityconsiderthatcontinuingtheirplanisnotadvantageous.
4.31Belowoutlinestheprogressbeenmadetodatewithinthefiveadditionalparishesproposedforinclusionwithinthisoption
• CredenhillTheneighbourhoodareawasdesignatedon30July2014followingavotewithintheparish.However,thereisnostandingitemontheparishcouncilagendaregardingtheneighbourhoodplanandnofurtherupdatehasbeenprovided.
Option5-DPDcoveragetoincludeallwithinOption4plusthoseparisheswhohavemadelittleprogressorlittleactivityduringthepast12months
23
Table8–parishestobeincludedwithinoption5.
AstonIngram Avenbury BirleywithUpperHill
BredenburyandDistrictGroup
BromyardandWinslow
BrockhamptonGroup
Clehonger Coddington Credenhill DormingtonandMordiford
EastnorandDonnington FoxleyGroup
Garway HatfieldandDistrictGroup HolmeLacy Kinnersleyand
DistrictGroup Linton LlanwarneandDistrictGroup
Marstow Mathon MonklandandStretford
MoretononLugg
MuchCowarneGroup
MuchDewchurch
Orcop PipeandLyde StWeonards StapletonGroup StokeEdith StokeLacy
StrettonSugwas ThornburyGroup
• ClehongerTheneighbourhoodareawasdesignatedon21November2014.TheneighbourhoodareanotonlyincludestheparishofClehongerbutalsoasmallportionoftheneighbouringparishofAllensmore.Arecentupdatehasbeenreceivedregardingtheprogressionofthisneighbourhoodplanindicatingthataresidents’surveyhasbeencirculated.However,thisistheonlyindicationofactivitywithinthepast12months.
• HolmeLacyThisneighbourhoodareawasdesignatedon23October2013,howeverlittleprogresshasbeenmadetodate.TheNeighbourhoodDevelopmentPlanremainsasaregulardiscussionitemontheparishcouncilmeetingagendahowevertherehasbeennotresolutiontowithdrawfromtheprocess.RequestshavebeenrecentlymadetoprovideadditionalpresentationsregardingtheNDPprocesstotheparishcouncilandlocalcommunity.
• GarwayTheneighbourhoodareawasdesignatedon22November2012.Thelatestparishcouncilminutesavailable(October2016)areindicatingthataninitialinceptionmeetingwasbeingarranged.Howevernofurtherupdateshavebeenreceivedregardingprogress.
• StrettonSugwasThisneighbourhoodareawasdesignatedon25November2013.Theparishhaveproducedadraftneighbourhoodplanwhichwasconsulteduponunderregulation14oftheNeighbourhoodPlanningRegulationsbetween14Septemberand26October2015.Howeverlittleprogresshasbeenmadetomovethisplantosubmission.AsdraftNDPscarrynomaterialweightintermsofplanningpolicy,thereisconcernthatifthisplanisnotprogressedpastthedraftplanstage,thisparishwillnothaveadditionalplanningpolicy.
4.32Thetablebelowindicatesthefulllistofparisheswhichcouldbeincludedwithinthisoptionandfigure14highlightsthegeographicaldistributionoftheseparishesacrossthecounty.
24
Figure14–maptoshowtheparishestobeincludedwithinoption4
25
4.33Thetable9belowhighlightstheindicativeproportionalgrowthfiguresfortheseparishestoassistinachievingthegrowthrequirementsfortheirrespectivehousingmarketareas.ThesefigureshavebeensuppliedtotheparishcouncilsundertakingaNeighbourhoodDevelopmentPlanandwillbeusedtodeterminethepotentiallevelofallocationswithintheRASADPD.FiguresareasatApril2016,thesewillbeupdatedpriortothepreferredoptionstotheApril2017position.
Table9-Indicativeproportionalgrowthwithintheoption5parishes
Parish SettlementCS
figureno
IndicativeProportional
Growth
Built2011-2016
CommitmentsatApril2016
Residual GrowthApril
2016HerefordHousingMarketArea
Credenhill Credenhill 4.14 149 8 11 130
Clehonger Clehonger 4.14 109 2 89 18
HolmeLacy HolmeLacy 4.14 38 0 10 28
StrettonSugwasStrettonSugwas 4.14
31 0 5 26Swainshill 4.14
RossonWyeHousingMarketArea
GarwayGarway 4.14
25 3 6 16BroadOak 4.15
Impactsofthisoption
4.34ThefiveadditionalruralparishesincludedwithinthisoptionhadinitiallyindicatedthattheywouldbeproducingaNeighbourhoodDevelopmentPlan,howeverthereremainsuncertaintyastowhetheranyworkonplanswillcommence.Astheseparisheshaveyettowithdrawfromtheprocess,theoptionhasthepotentialtoundermineanyfutureworkbeingproducedlocally.HerefordshireCouncilremainscommittedtosupportinglocalcommunitiesproducingtheirownplans,howeverdonotwishtoseethosewhoarefindingisdifficulttocompletetheirplanwithoutsufficientenablingplanningpolicy.
4.35Aswiththepreviousoption,thiswillallowforfullcoverageofRA2settlementstobeprovided,enablingadditionalsiteallocationstodelivertheCoreStrategygrowthandhelpmaintaina5yearlandsupplywithintheCounty.
4.36TherewasconcernexpressedduringtheCoreStrategyexaminationthattherelianceonneighbourhoodplanningtoprovidefurtherlocalplanningpolicywasinsecureandtherewasnoguaranteethatindividualNeighbourhoodDevelopmentPlanswouldprogresstoadoption.
4.37Withthisinmind,thisoptionhasbeenincludedtoensurethatallpotentialscenarioshavebeeninvestigated.
4.38TheprogressofNeighbourhoodDevelopmentPlansisregularlymonitoredbytheNeighbourhoodPlanningteamatHerefordshireCouncilandcontinuingsupportistargetedtoensurethatallparishesseekingtoproducetheirownplanshavetheadviceandtechnicalsupporttodosoinatimelyfashion.
4.39SignificantprogressonNeighbourhoodDevelopmentPlanshavebeenmadesincetheCoreStrategyexamination.ThishasnotonlyresultedinHerefordshirehavingthemostdesignatedneighbourhoodareasin
Option6-DPDcoveragetoincludeallwithinoption5plusthosewhohavenotreacheddraftplan(Reg14)stagebythepreferredoptionsstageoftheRASADPD
26
4.43TheRASADPDisintendedtoprovideadditionalpolicytoensurethedeliveryoftheruralplaceshapingsectionoftheCoreStrategyandnottoincludeawiderrangeofdevelopmentmanagementcriteriapolicies.
4.44However,itisacknowledgedthatifBromyardtownisnotproducingitsownNeighbourhoodDevelopmentPlanthentheremaybesomeissueswiderthanthoseintendedtobecoveredinthisDPDthatitwouldbedesirabletoaddress.
4.45BromyardandWinslowTownCouncildesignatedaneighbourhoodareaon25November2015,howeveradecisionwastakenattheTownCouncilmeetinginApril2017towithdrawfromtheneighbourhoodplanningprocess.Thisisduetoconcernsthattherequired5hectaresofemploymentlandhighlightedwithintheCoreStrategycannotbefoundwithintheneighbourhoodareathusatriskoftheNDPbeingnotinconformitywiththestrategicpolicies.
4.46ThisoptionisgivingconsiderationtoproducingaspecificBromyardTownDPD.SuchaDPDcouldcovertheadministrativeareaofBromyardandWinslowandbeproducedbyHerefordshireCouncil.ThiswouldenablemoredetailedpoliciestobepreparedforBromyardTown.
4.47TheproductionofaseparateDevelopmentPlanDocumentforthisareaiscurrentlynotwithintheLocalDevelopmentSchemeandnotimetablehasbeensetatthepresenttimeforitsproduction.However,itisanticipatedthatanyadditionaldocumentwouldbeproducedafterthecompletionoftheRASADPD.
4.48Ashighlightedpreviously,thisoptionwouldresultinBromyardandWinslowbeingtheonlymarkettowntonothavealocallyproducedNeighbourhoodDevelopmentPlanandgiventhecurrentresourceimplicationsapotentialdelayintheprovisionofadditionalpolicyframeworkwithinthearea.ThecontinuationoftheNeighbourhoodDevelopmentPlan(withorwithouttheemploymentallocation)ortheinclusionofthetownwithintheRASADPDwouldaddressthisissue.
4.49Table10indicatestheindicativeproportionalgrowthfiguresforBromyardandWinslowtoassistinachievingthegrowthrequirementsinlinewiththestrategicpolicieswithintheCoreStrategy.
thecountrybutalsothemostadoptedNeighbourhoodDevelopmentPlans.ThistrendlookslikelytocontinuewithoverhalfoftheNeighbourhoodDevelopmentPlansinproductionalreadyreachingatleastdraftplanstage(Reg14).
4.40ThisoptionisconsideringtheinclusionofthoseparisheswhohavenotreacheddraftplanstagebytheRASADPDreachingitspreferredoptions.Thisstageislikelytobereachedthebeginningof2018.
4.41AtthisstageitisnotpossibletoindicateapotentialfulllistofthoseparisheswhowouldbeincludedwithinthisoptiongiventheprogressofindividualactiveNeighbourhoodDevelopmentPlans.Previousoptionshavehighlightedwhereprogressisrelativelyslow,howeverthisoptionwouldincludeanyparishwhohavenotreacheddraftplanstagebytheendof2017despitehavingadesignedneighbourhoodareaforover2years.Thoseactivelydemonstratingthattheyareworkingtowardsdraftplanstageinatimelyfashionwouldnotbeincludediftheywerenearingdraftplanstage.TheintentionisnottoundermineanyparishorcommunitythatareactivelyseekingtoproduceaNeighbourhoodDevelopmentPlan.TheemphasisremainsonNDPsbeingtheprimarydeliverymechanismforruralpolicieswithinthecounty. 4.42Thefollowingtwooptions(7and8)outlinespecificoptionsofthenorth-eastpartofthecounty.AsthereisconcernregardingthelikelyprogressoftheBromyardNeighbourhoodDevelopmentPlan,thereisthepotentialtocontemplatealternativesfortheseparishes.
Option7-ProduceaseparateBromyardDevelopmentPlanDocument
27
Fig15–maptoshowBromyardParishwithinoption7
4.50Giventhattherearealso6otherparishessurroundingBromyardtownwhoarealsonotproducingaNeighbourhoodDevelopmentPlan,thereistheoptionoftheprovisionofaseparateDevelopmentPlanDocumentwhichcoversthisspecificpartoftheruralarea.
4.51SuchaDPDwouldbeaspecificpolicydocumentfortheBromyardHousingMarketAreabutonlycoveringthoseparishesnotproducingaNeighbourhoodDevelopmentPlan.Table11indicatesthepotentiallistofparishestobeincluded.
Table10-indicativeproportionalgrowthforBromyardwithinoption7
Parish SettlementCS
figureno
IndicativeProportional
Growth
Built2011-2016
CommitmentsatApril2016
Residual GrowthApril
2016BromyardHousingMarketArea
BromyardandWinslow Bromyard BY1 500 34 344 122
Option8-ProduceaseparateBromyardHMADPDtocoverthetownofBromyardandthoseparisheswithintheHMAhighlightedwithinoption5
28
Figure16–maptoshowtheparishestobeincludedwithinoption8
Impactofthisoption
4.54FortheparisheswithintheBromyardHMAhighlightedintable11andfigure16above,therearethreeorfouroptionstoconsider:•ProduceaNeighbourhoodDevelopmentPlan•BeincludedwithintheRASADPD•BeincludedwithintheBromyardHMADPD•ForBromyardtownonlytobeincludedwithinaBromyardDPD
Table11–listofparisheswhocouldbeincludedwithinOption8
Avenbury BredenburyandDistrictGroup BrockhamptonGroup BromyardandWinslow
HatfieldandDistrictGroup StokeLacy ThornburyGroup
4.52ThisseparateDPDwouldenablemoredetailedpoliciestobeprovidedforBromyardtownandtheissuesofthesurroundingparishestobereviewholistically.ThiswouldalsoprovideanopportunitytolookattheemploymentlandprovisionbeyondtheadministrativeboundaryofBromyardtown.
4.53TheproductionofanyadditionalDevelopmentPlanDocumentforthisareaiscurrentlynotwithintheLocalDevelopmentSchemeandnotimetablehasbeensetatthepresenttime,howeveritislikelythatanyadditionaldocumentwouldbeproducedafterthecompletionoftheRASADPD.
29
QuestionsregardingtheoptionsforthescopeoftheRASADPD
4.56Belowareasetofquestionsrelatingtothepotentialoptionsoutlinedabove.TheseformthebasisoftheconsultationresponsesthatweareinterestedinhearingduringthisIssuesandOptionsconsultationperiod.
Question:Whichoftheoptions1to6isthemostappropriatefortheruralareaswhilstmaintainingsupportforNeighbourhoodDevelopmentPlans?Option1Option2Option3Option4Option5Option6
4.55Theoptionchosenwillhavedifferentimplicationsofthetimingandscopeofplanningpolicyforthatareawhichareoutlinedbelow:
Documentandrelatedoption Producedby Scope Anticipatedtiming
IndividualNeighbourhoodDevelopmentPlans
Option1
Parish/towncouncilswiththelocalcommunity
Siteallocations(housing/employment)
Settlementboundaries
Openspace/localgreenspace
Design Communityfacilities Developmentmanagementcriteriapolicies
Dependentonindividualparishcouncils.
Fundingisavailableuntil2020
Adviceandsupportavailable
RuralAreaSiteAllocationDPD
Option3
HerefordshireCouncilinaccordancewithintheStatementofCommunityInvolvement(SCI)
Siteallocations(housing/employment)
Settlementboundaries
Primaryshoppingarea(Bromyard)
Commenced–adoptionthreeyears
BromyardHMADPDOption8
Or
BromyardDPDOption7
HerefordshireCouncilinaccordancewiththeStatementofCommunityInvolvement(SCI)
Siteallocations(housing/employment)
Settlementboundaries
Openspace/localgreenspace
Design
Communityfacilities
Developmentmanagementcriteriapolicies
TimescalenotdeterminedbutnotcommenceduntilaftertheRASADPD
30
Question:WhichisthemostappropriateoptionforBromyardtown?Option1–produceaNeighbourhoodDevelopmentPlanOption3–beincludedwithintheRASADPDOption7–beincludedwithinaBromyardDPDOption8–beincludedwithinaBromyardHMADPD
Question:WhichisthemostappropriateforthesettlementswithintheBromyardHMA?Option1–produceaNeighbourhoodDevelopmentPlanOption3–beincludedwithintheRASADPDOption8–beincludedwithintheBromyardHMADPD
Question:Arethereanyalternativeoptionsnotoutlinedinthisdocumentwhichshouldbeconsidered?
Question:ShouldanyoftheparishesberemovedfromanyoftheoptionsoutlinedbecausetheyareactivityprogressingaNeighbourhoodDevelopmentPlan?
31
Optionsregardingtherangeofpolicies
5.1OncethescopeofthesettlementstobeincludedwithintheRASADPDhasbeenestablished,thereareanumberofoptionsregardingthepotentialpoliciesareasandsiteallocationstobeconsidered.
5.2Thepolicyareaswhichareconsideredtoberelevantarediscussedbelow:•Settlementboundary;•Housingallocations;•Employmentallocations;•LocalGreenSpace;• other.
Settlementboundariesand/orsettlementdefinition
5.3TheUnitaryDevelopmentPlanidentifiedsettlementswithdesignatedsettlementboundaries,howevertheCoreStrategyonlynamedsettlementsforproportionalgrowthbutdoesnotincludeanymapsorboundariesforthosehighlightedwithinfigure4.14and4.15.Para4.8.23oftheCoreStrategyhighlightsthatsettlementboundaries(whereappropriate)willbedefinedwithineitheraNeighbourhoodDevelopmentPlanortheRASADPD.
5.4ThereisalsotheargumentthatadditionalclarityisrequiredregardingthelocationofsomesettlementslistedwithinRA2oftheCoreStrategy.
5.5Asettlementboundaryisalinethatisdrawnonamaparoundavillage,whichreflectsthebuiltform.Thesehavealsohistoricallybeenreferredtoas‘villageenvelopes’.Itshouldbenotedthattheboundarydoesnotnecessarilyhavetocoverthefullextentoftheareathelocalcommunityconsidertobe‘thevillage’.Theyareusedasapolicytoolreflectingtheareawhereasetofplanpoliciesaretobeapplied.
5.6Ingeneral,thereisapresumptioninfavourofdevelopmentwithinasettlementboundary.Anylandorbuildingoutsideoftheboundarylineisusuallyconsideredtobeopencountrysidewheredevelopmentwouldberegulatedwithstricterplanningpolicy.However,itshouldbenotedthatnotalllandincludedwithinasettlementboundaryisguaranteedtobegrantedplanningpermission,astheremaybeotherplanningpolicieswhichwillneedtobeadheredtoalso.
5.7Somesettlements,particularlythosewithin figure4.15oftheCoreStrategyareofacharacterandformwhichmaymakethedesignationofasettlementboundarymoreproblematic.Judgementswillneedtobemadeinthesecasestoassesswhetheramoreappropriatealternativeshouldbesuggestedinordertodefinethesettlementandindicatetheappropriateareaforgrowth.
5.8EncouragementhasalsobeengivenwithintheWhitePaper(February2017)toincludepolicieswithindevelopmentplanstosupportthedevelopmentofsmallwindfallsites(iesitesnotallocatedbutenabledbyacriteriapolicy).Thedefiningofsettlementboundarieswillallowforwindfallsitestobemadeavailable.
Advantagesofsettlementboundaries
5.9Theadvantagesofdefiningasettlementboundarywillinvariablydifferbetweencommunitiesandindividuals,howeverthesearethepotentialadvantages:•Certainty–definesthesettlementfromtheopencountrysideinplanningterms.•Clarity–settlementboundariesareacceptedandrecognisedplanningtool,usedformanyyearsinHerefordshireplanmaking.•Plan-led–ensuresamoreplan-ledandcontrolledapproachtofuturedevelopment,allowingallocatedsiteswithintheboundaryratherthanreactingtoacriteriabasedpolicy.•Protectsopencountryside–preventribbondevelopmentanddefinesareasconsideredasopencountryside.ThisisrelevanttotheCoreStrategypolicyparticularlyinareawherethesettlementnameandparishnamearesimilar.•Consistentapproach–providesafirmbasisfordecisionmaking.
32
•Acceptablewindfalldevelopment–aboundaryprovidestheopportunitytoprovidesmallscalewindfalldevelopmentwithinthesettlementwhichhavenotbeenallocated.
Disadvantagesofsettlementboundaries
5.10Belowarealistofsomeofthedisadvantagesofsettlementboundaries:•Landvalues–theseincreaseforlandinsideofasettlementboundary.•Hopevalue–similartoabove,thiswillincreaseforthoseareaswithinandadjacenttothesettlementboundary.•Cramming–seekingtoprovidegrowthwithinthesettlementboundarycanhaveanimpactonthecharacteristicsofthearea,particularlyifthecharacterisopenorlargeplots/gardens.•Inflexible–boundariesarefixedfortheplanperiod.
Criteriausedtodefinetheextentofthesettlementboundaries 5.11AsetofcriteriaisproposedtobeusedtodefineanysettlementboundarieswithintheRASADPDandthisisoutlinedbelow:•Linesofcommunication–theboundarieswilltracetheedgeofthebuiltform,thereforeexcluderoad,paths,railwaysandotherlinesofcommunications.•Physicalfeatures–whereverpossibletheboundarieswillfollowphysicalfeaturessuchasfieldboundariesorcurtilageofproperties.Howevertheycouldexcludelargegardens,orchardsorotherlargeareasinordertopreservethecharacterofthesettlement.•Planninghistory–boundarieswillincluderecentlybuiltorplanningcommitmentsiftheyareseenascontributingtotheproportionalgrowthrequirementsofthesettlement.Regardwillalsobehadtohistoricsettlementboundariesfrompreviouslocalplans,planningrefusals,anyappealdecisionsandexaminersreports.•Importantamenityareas–considerationwillbegiventotheinclusionofimportantamenityspacewhichcontributetothecharacterofthearea.•Newsiteallocations–anysiteallocationsproposedwithintheRASADPDwillbeincludedwithinthesettlementboundary.•Proportionalgrowthrequirements–boundarieswillbedrawntofacilitateanappropriatelevelofproportionategrowthintheabsenceofaspecificsiteallocation.
Question:InlinewiththeCoreStrategy,isthedefiningofsettlementboundarieswithintheRASADPDappropriate?
Arethereanyadditionalcriteriawhichshouldbeusedtodefinesettlementboundaries,whereappropriate?
IsthereanalternativetosettlementboundarieswhichwoulddefinethesettlementwithintheRA2listforthepurposesofdevelopmentmanagement?
Housing
Sizeofsiteallocations
5.12TheprimarypurposeoftheRASADPDistoenablethestrategicobjectivesoftheCoreStrategy,essentiallytheproportionalgrowthrequirements.
5.13ProportionalgrowthfigureshavebeenprovidedearlyinthisdocumentforallthepotentialareastobeincludedwithintheRASADPD.Thisgrowthconsistsofdwellingsthathavebeenbuiltsince2011,planningcommitments,siteallocationsandwindfalls.Therefore,laterstagesoftheRASADPDwillincludepotentialsiteallocationstosupportthedeliveryofhousingwithintheruralarea.
5.14TheNationalPlanningPolicyFramework(NPPF)indicatesthatlocalplanningauthoritiesshouldidentifysufficientdeliverablesitestosupportafiveyearlandsupply(para47).Consequently,theoptionhereisnot
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whethertheRASADPDshouldincludesiteallocationsbuttherangeandmixofthesitesconsidered.
5.15TheWhitePaperspecifiesthatconsiderationshouldbegiventousingsmallerundevelopedsiteswithinsettlementsandthataround10%ofsitesallocatedwithindevelopmentplansshouldbeforsitesofhalfahectareorless.Thisistowidentherangeofavailablesitestomeetthehousingdemandandrequirementsandenablesmallerdevelopersandindividualstobuild.
5.16EvidencefromtheNeighbourhoodDevelopmentPlansacrosstheCountydemonstratethatcommunitiesoftenseekawiderangeofsiteallocationsizes,thiscanbefromlargersitesforover30tositesof1to2dwellings.AnincreasingnumberofNeighbourhoodDevelopmentPlansareincludingsiteallocationswithintheirdocumentinordertoplanpositivelyanddemonstratetheirabilitytomeettheproportionalgrowthrequirement.Therefore,thereisnoparticularconcernthattherequirementtoallocatearound10%ofsitesunderhalfahectarecannotbemetinHerefordshire.However,theRASADPDalsoprovidesanopportunitytogiveconsiderationtothisrequirement.
5.17TheStrategicHousingLandAvailabilityAssessment(SHLAA)isanevidencebaseddocumentwhichidentifiesandassessessiteswithpotentialforhousingthroughoutthecounty.TheSHLAAhasevolvedsince2009withadditionalsitesbeingaddedfollowinganumberof‘callforsites’beingundertaken.ThisdocumentiscurrentlybeingreviewedaspartoftheevidencebasefortheRASADPD.The2016SHLAAincludesareaswhichhavebeensurveyedinpreviousyearsandsettlementswhichhavethepotentialtobeincludedwithintheRASADPD.Thisassessmentcontainsawidevarietyofsitesacrossthecounty.Figure16indicatestherangeofsiteswithintheSHLAAandanysitesofover0.25hectareshastheabilitytobeincludedwithinthe SHLAA.
Figure17–SHLAASitessummary
Potentialdwellings Numberofsites %ofsites5-9 58 19%10-24 119 40%25-49 70 23%50-74 23 8%75-99 17 6%100+ 13 4%
5.18TheRASADPDwillconsistofavarietyofsettlementsintermsofsizeandcharacteristicsandthismayultimatelydeterminetheappropriatenessofsiteallocations.SiteswillberequiredtoberesponsivetotheindividualenvironmentsofthesettlementconcernedasindicatedwithinthecriteriaofPolicyRA2.However,insomecircumstancestheremaybechoicesbetweenanumberofsmallersitesorone larger site.
5.19TheprovisionofarangeofsiteswithintheRASADPDwillassistinensuringthattheprovisionofboththeNPPFandtheWhitePaperaremet.Largersiteswillhaveaddedbenefitsofbeingabletoprovideaffordablehousing,openspaceandothercommunitybenefitseitheronsite,viaSection106orpotentiallyaspartofanyfutureCommunityInfrastructureLevy(oritsreplacement).
Selfandcustombuildhousing
5.20TherecentWhitePapershowedthatsupportshouldbegiventopromoteselfandcustombuildhomesasanopportunitytomeethousingrequirementsandencouragesmallerdevelopers.The‘RighttoBuild’requireslocalauthoritiestofindlandforthoseseekingacustombuilthome.Thereforearangeofsiteswillprovidesupportforcustomorself-buildhomesandsmallerdevelopersandprovideawiderchoicewithinthecommunity.
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5.21Self-buildprojectsarewhereanindividualorgroupofpeopledirectlyorganisethedesignandconstructionoftheirnewhomeseitherbybuildingitthemselvesorcommissioningotherstodoso.Custombuildiswhenanindividualorgroupofpeopleworkcloselywithadevelopertobuildnewhomes.Thiscouldincludefullycommissionedhomesorfittingoutapreviouslyconstructedshell.
5.22AselfandcustombuildregisterisheldbyHerefordshireCouncilwhereinterestscanberegistered.Between1stApriland31stOctober2016approximately150individualsand1associationhaveenteredtheirdetailsontheregisterasbeinginterestedinselfandcustombuildinthecounty.Althoughsomeofthesehaveexpressedaninterestinself-buildinmorethanonecounty,thereisneverthelessademandtobemetforself-buildinHerefordshire.TheCoreStrategyrecognisesthatself-buildwillcontributetohousingsupplyovertheplanperiodandtheRASADPDprovidesanopportunitytoencouragethistypeofdevelopmentindifferentways.
Affordablehousing
5.23ItisacknowledgedthatthereissignificantneedforaffordablehousinginHerefordshire.TherecentWhitePaperisseekingtoprovidenewwaysofsupportingtheprovisionoftherightkindofaffordablehousing.Itisalsorecognisedthattheprovisionofaffordablehousingismoredifficultinruralareaswhereoftenthescaleandlocationofnewdevelopmentismorerestrictive.
5.24Affordablehousingfallsintothreemaincategories:•Socialrented,forwhichguidelinetargetrentsaredeterminedthroughthenationalrentregime;•Affordablerentedhousingsubjecttorentcontrolsthatrequirenomorethan80%ofthelocalmarketrent;and•Intermediatehomesforsaleandrent,providedatacostabovesocialrentbutbelowmarketlevels.
5.25PolicyH1oftheCoreStrategyhighlightsthetargetsforaffordablehousingwithintheruralareaonsitesofmorethan10dwellingswhichhasamaximumcombinedgrossfloorspaceofmorethan1000m2.ThesehavebeeninformedbytheStrategicHousingMarketAssessment(2008),theLocalHousingMarketAssessment(updated2013)andtheEconomicViabilityAssessment(2014).
5.26Figure18showstheaffordablehousingtargetacrosstheruralareabyhousingvaluearea(HVA).
Figure18–Affordablehousingtargetsacrossthecounty
HousingValueArea Affordablehousingtarget
HerefordNorthernandSouthernHinterland 35%
KingtonandWestHerefordshire 35%
Ledbury,RossandRuralHinterland 40%
NorthernRural 40%
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Figure19–HousingValueAreas
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5.27NationalPlanningPolicyFrameworkindicatesthatconsiderationshouldbegiventowhetherallowingsomemarkethousingonexceptionsiteswouldfacilitatetheprovisionofsignificantadditionalaffordablehousingtomeetlocalneeds.TheCoreStrategyhighlightsthatthepreparationofadevelopmentplanalsoprovidestheopportunitytoidentifysitesforaffordablehousing.
5.28ItisproposedwithintheCoreStrategy(para5.1.12)thatasupplementaryplanningdocumentwillprovideadditionalguidanceandsetouthowtheaffordablehousingpolicieswillbeimplementedacrossthecounty.
5.29ThiswillprovideadditionalguidancetoassistbothdevelopersandthepublicinunderstandinghowPolicyH1willbeimplemented.Itwillcovertopicssuchas:•adviceontheneedforaffordablehousing;•affordablehouseprices;•thenegotiationprocess;•securingaffordablehousingandcontrollingoccupancy;and•contributionstooff-siteprovisions.
5.30However,thereisanopportunitywithintheRASADPDtoidentifyspecificruralexceptionsitesforaffordablehousing.Thisislandthatwouldnotnormallybeallocatedformarkethousingbutcouldassistinmeetingaprovenlocalneedforaffordablehousing.ItshouldbenotedthatthispotentialopportunitywillonlybeapplicablewithintheparishesincludedwithintheRASADPD.Continuingencouragementwillbegiventoneighbourhoodplanninggroupstoconsiderarangeandmixofhousingwithintheirplans.
5.31Ruralexceptionsiteswillneedtotakefullaccountoftheenvironmentalconsiderationofthelocationsandnotplaceadditionalfinancialburdenuponthehouseholdsoccupyingtheschemesduetoisolatedlocations.WorkwillbeundertakenwiththeStrategicHousingteamatHerefordshireCounciltoidentifyanypotentialsitesforaffordablehousingifappropriate.
StarterHomes
5.32Starterhomesaretargetedatfirsttimebuyerswhoareotherwisepricedoutofthehousingmarket.Governmentareseekinglocalauthoritiestodeliverstarterhomesaspartofamixedpackageofaffordablehousingtorespondtolocalneedsandmarkets.
5.33Thereisanindicationthatbrownfieldlandcouldbereleasedfordevelopmentswithahigherproportionofstarterhomes.Thiswouldincludevacant,unviableandunderusedemploymentlandwhichhasbeensoforaperiodof5yearsandisnotconsideredastrategicemploymentsite.TheWhitePaperalsoclarifiesthatstarterhomescanbeacceptableonruralexceptionsites.
5.34ThereisthepotentialfortheRASADPDtoidentifysuchopportunitiesifconsideredappropriate.
Preferredsiteallocationoptions
5.35Forclarity,therearenositeallocationsbeingproposedwithinthisIssuesandOptionsPaper,howeverlaterconsultationswillconsistofoptionsregardingpotentialsiteallocationsforthoseareasincludedwithintheRASADPD.
Question:ShouldtheRASADPDcontainarangeofsitesizesforhousingallocations?
Shouldonlysmallsitesbeallocatedtocontributetothegovernmentobjectivesofprovidinghousingunderhalfahectare(around10to15dwellings)?
Shouldlargersitesbeallocatedtocontributetoprovidingarangeandmixofhousingincludingaffordablehousing?
ShouldtheRASADPDincludeallocatedsitesspecificallyforaffordablehousingand/orstarterhomes?
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Employment
5.36Theruralareashaveconsistentlyplayedastrongroleinlocal,regionalandnationalfoodanddrinkproduction,particularlyintheareassuchasagriculturalandfarming.Otheruseswithintheruraleconomyconsistoflocalbusinessesandservices,villageshops,publichouses,tourismactivity,homeworkingandfarmdiversificationenterprises.Thestrengtheningoftheruraleconomyisalsoimportantinretainingaskilledlabourforce.PolicyRA6oftheCoreStrategyseekstoprovideaflexibleframeworkforstart-upandthecontinuationofruralbusinesses,diversificationandworkingfromhome.
5.37TheHerefordshireEconomicVision(2016)isseekingtobuildonanumberofcurrentstrengthensincludingHerefordshirebecomingnationallyknownforitsoutdoorsportingandleisureopportunitiesandexperiences,atourismdestinationandenablingmarkettownsandruralcommunitiestomaximisetheirroleinbuildingthrivingservicecentres.TheRASADPDprovidesanopportunitytosupporttheseobjectivesinlanduseterms.
5.38TheRASADPDSustainableAppraisalScopingReport(2016)highlightedthattheRASADPDalsoprovidesanopportunitytoallocateemploymentlandwithintheruralareaifappropriate.ConsiderationshouldthereforebegiventothepotentialfortheRASADPDtoallocatelandforworkspacebusinesscentresandemploymentopportunities.
5.39Itshouldbenotedthatthescopeofthisopportunitywillonlybewithintheparishes/settlementsincludedwithintheRASADPD.ContinuingencouragementwillbegiventoneighbourhoodplanninggroupstoincludetheseelementswithintheirindividualNeighbourhoodDevelopmentPlans.
Question:ShouldtheRASADPDincludeallocatedsitesspecificallyforemploymentgrowth?
ArethereelementsoftheEconomicVisionwhichcouldbeincludedinlandusetermswithintheRASADPD?
LocalGreenSpace/amenityspace
5.40TheNationalPlanningPolicyFramework(para76/77)highlightsthatDevelopmentPlanDocumentsshouldidentifygreenareasforspecialprotectionwhichareofparticularlyimportance.Asaconsequenceofthedesignationofsettlementboundaries,thelandwithinanyboundarymaybesuitableforeitherallocationorwindfalldevelopment.However,newdevelopmentmayberuledoutinveryspecialcircumstancesifthelandhasbeendesignatedasaLocalGreenSpace.
5.41LocalGreenSpacesshouldonlybedesignatediftheyarecapableofenduringbeyondtheplanperiod.Theymustalsobeacomplementtoinvestmentinsufficientlandfordevelopment.
5.42Foranareatobedesignateditmustbe:•Agreenspaceinreasonablycloseproximitytothecommunity;•Agreenspacewhichisdemonstrablyspecialtothelocalcommunityandholdalocalsignificance,recreationvalue,tranquillityorrichnessofitswildlife;and•Agreenspacewhichislocalincharacterandnotanextensivetractofland.
5.43Therefore,therewouldbetheopportunitywithintheRASADPDtodesignateLocalGreenSpacewhereappropriate.
Question:ShouldtheRASADPDdesignateLocalGreenSpacewhereappropriate?
Ifso,arethereanysettlementswhereLocalGreenSpacecouldbedesignated?
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Other areas
5.44Asindicatedearlier,theRASADPDisnotintendedtobeadevelopmentmanagementpolicydocumentcontainingawiderangeofcriteriapolicies.InsteadthedocumentisonlyconcentratingonthekeyrequirementstodelivertheCoreStrategy.Thesehavebeenoutlinedwithinthispaper.
5.45Atthisstage,itisproposedthatsupplementaryplanningdocumentswillbepreparedtocoverthewholeruralareaonthefollowingissues:•DesignCode;•OpenSpacesstandardrequirements.
5.46Withthisinmind,itisnotproposedtoincludeanyadditionalpolicieswithregardstotheseissueswithintheRASADPD.
5.47ItshouldalsobeborneinmindthatthepoliciescontainedwithintheRASADPDwillonlyapplytothoseparishescoveredandnotthewiderruralarea.
Question:ArethereanyotherpolicyareaswhichshouldbeincludedwithintheRASADPD?
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SustainabilityAppraisal(SA),StrategicEnvironmentalAssessment(SEA)andHabitatRegulationAssessment(HRA)
6.1SustainabilityAppraisalisarequirementforallDevelopmentPlanDocuments.Sustainabilityisaboutensuringthelongtermmaintenanceofwell-beingandtheenvironmentforourpresentandfuturecommunities.TheprocesswillassesstheimpactoftheRASADPDontheenvironment,peopleandtheeconomy.ItwillincorporatetherequirementsoftheEuropeanDirectiveonStrategicEnvironmentalAssessment.
6.2AScopingReportwaspreparedandconsulteduponinNovember2016andthisIssuesandOptionsPaperisaccompaniedbyadraftSA.
6.3TheRASAwillalsobesubjecttoaHabitatsRegulationsAssessmentwhichwillscreenwhethertherewillbeanylikelysignificanteffectsonsitesofInternationalimportanceforwildlife(Europeandesignatedsites).Wherealanduseplanislikelytohaveasignificanteffectonsuchsites,anappropriateassessmentmustbeundertaken.ThisIssuesandOptionsReportisaccompaniedbyascreeningexercisetoconsiderthattheimpactsoftheoptionsontheconservationobjectives.
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NextSteps
7.1ThenextstageoftheRASADPDwillbetoconsideralloftherepresentationswhicharereceivedduringtheIssuesandOptionsconsultationperiodtoassistinformulatingthefinalscopeoftheplanandthelevelofpoliciestobeincluded.
7.2Thiswillinclude:•WorkingwithparishandtowncouncilstodeterminethepredictedprogressofanyNeighbourhoodDevelopmentPlanscurrentlyinproduction.•Continuingsupportandtechnicaladvicewillbeprovidedtoanyparishcouncilandcommunitypreparingtheirownplans.•ListingthoseparishestobeincludedwithintheRASADPD,basedonconsultationresponsesandtheprogressofindividualNeighbourhoodDevelopmentPlans.•Confirminginclusiontothoseparishcouncilswheretheiradministrativeareaisproposedtobewithinthepreferredoptionsdocument.
7.3ForthosesettlementsincludedwithintheRASADPD,workwillbeundertakentoassessanddefinethesettlementsforthepurposesofRA2andsuggesteddelineationofanysettlementboundaries.Intandem,workwithcontinuetoupdatetheSHLAAtoprovideevidencetoselectpotentialsitesforhousingallocations.
7.3AnupdatetotheHerefordshireStrategicFloodRiskAssessment(SFRA)isbeingundertakenandthiswillalsoassisttoinformpotentialallocations.
7.4Asetofpreferredoptionsandpotentialsiteallocationswillbeconsulteduponaspartofthenextstageoftheplan’sdevelopment.
Howtocomment:
Yourviewsareimportanttoustohelptoshapethefutureoftheruralareas.Eachsectionofthispaperhasanumberofquestionsandaquestionnaireisavailableonline.
ThecommentsyouprovidewillhelpinformthenextstageoftheRASADPD,whichisthepreferredoptionsstage.
Pleasecompleteandreturnthequestionnaireby28July2017tooneofthefollowingaddresses:
byemail [email protected]
inwriting: RuralAreasSiteAllocationDPD NeighbourhoodPlanningTeam HerefordshireCouncil PloughLane Hereford HR4 0XH
Ifyouneedmoreinformation,orrequirethisdocumentinadifferentformatorlanguage,pleasecontactusattheaddressesaboveorbyphoning01432260386.
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Summaryofquestions
Section3Questions:
1.IstheapproachtowardthescopeoftheDPDappropriategiventhepositivesupportforneighbourhoodplanningwithinthecounty?
2.ArethereanyotherissueswhichtheRASADPDcouldlooktoaddress?
Section4Questions:
3.ShouldNeighbourhoodDevelopmentPlansbethesolemechanismformorelocalplanningpolicyintheruralareaorshouldaRASADPDbeproducedforthoseareasnotcoveredbyanNDP?• OnlyNeighbourhoodDevelopmentPlans• NeighbourhoodDevelopmentPlansandRASADPD
4. Whichoftheoptions1to6isthemostappropriatefortheruralareaswhilstmaintainingsupportforneighbourhoodplans?• Option1• Option2• Option3• Option4• Option5• Option6
5.WhichisthemostappropriateoptionforBromyardtown?• Option1• Option3• Option7• Option8
6.WhichisthemostappropriateforthesettlementswithintheBromyardHMA?• Option1• Option3• Option8
7.Arethereanyalternativeoptionsnotoutlinedabovewhichshouldbeconsidered?
8.ShouldanyoftheparishesberemovedfromanyoftheoptionsoutlinedbecausetheyareactivelyprogressingaNeighbourhoodDevelopmentPlan?
Section5Questions:
9.InlinewiththeCoreStrategy,isthedefiningofsettlementboundarieswithintheRASADPDappropriate?
10.Arethereanyadditionalcriteriawhichshouldbeusedtodefinesettlementboundaries,whereappropriate?
11.IsthereanalternativetosettlementboundarieswhichwoulddefinethesettlementwithintheRA2listforthepurposesofdevelopmentmanagement?
12.ShouldtheRASADPDcontainarangeofsitesizesforhousingallocations?
13.Shouldonlysmallsitesbeallocatedtocontributetothegovernmentobjectivesofprovidinghousingunderhalfanhectare?(around10-15dwellings)
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Section5Questionscontinued:
14.Shouldlargersitesbeallocatedtocontributetoprovidingarangeandmixofhousingincludingaffordablehousing?
15.ShouldtheRASADPDincludeallocatedsitesspecificallyforaffordablehousingand/orstarterhomes?
16.ShouldtheRASADPDincludeallocatedsitesspecificallyforemploymentgrowth?
17.ArethereelementsoftheEconomicVisionwhichcouldbeincludedinlandusetermswithintheRASADPD?
18.ShouldtheRASADPDdesignateLocalGreenSpacewhereappropriate?
19.Ifso,arethereanysettlementswhereLocalGreenSpacecouldbedesignated?
20.ArethereanyotherpolicyareaswhichshouldbeincludedwithintheRASADPD?
21.Arethereanyadditionalcommentsyouhaveuponthecontentofthedocument?
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Appendix1
ListofCoreStrategyfigure4.14and4.15settlements
Figure4.14:Thesettlementswhichwillbethemainfocusofproportionatehousingdevelopment
HMABromyard Golden Valley Kington Ledbury
BodenhamBodenhamMoorBredenburyBringstyBurleyGateHopeunderDinmoreLintonPencombeRisburyStokeCross/StokeLacyStokePriorWhitbourne
BredwardineCliffordCusopDorstoneEwyasHaroldLongtownMichaelchurchEscleyMoccasPeterchurchPrestononWyeVowchurch
AlmeleyBrilleyEardisleyLyonshallNortonCanonPembridgeStauntononWyeShobdonTitleyWhitneyonWyeWinforton
AshpertonBishopsFromeBosburyColwallCradleyEastnorFromesHillLowerEggleton/NewtownPutleyWellingtonHeath
Leominster Hereford Ross-on-Wye
AdfortonBircherBramptonBryanBrimfieldBushBankDilwynEardislandKimboltonKingslandLeintwardineLeystersLingenLuctonLustonMonklandOrletonRichardsCastleShirlheathWeobleyWigmoreYarpole
Bartestree/LugwardineBishopstoneBurghillCanonPyonClehongerCredenhillEatonBishopFownhopeHamptonBishopHolmeLacyLittleDewchurchMadleyMardenMordifordMoretononLuggStrettonSugwasSuttonStNicholasSwainshillTarringtonTillingtonWellingtonWesthopeWithington
BromsashBramptonAbbotsBridstowCrowHillGarwayGoodrichGorsleyHoarwithyKingstoneKingsthorneKingsCapleLeaLintonLittleBirchLlangroveMuchBirchMuchDewchurchMuchMarcleOrcopHillPeterstowPontrilasPontshillStWeonardsWeston-under-Penyard
Walford(Coughton)WhitchurchWiltonWinnalWoolhopeWormbridgeWormelow
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Figure4.15:Othersettlementswhereproportionatehousingisappropriate.
HMABromyard Golden Valley Kington Ledbury
DocklowEdwynRalphHatfieldMunderfieldOclePychardPudlestonSteensbridgeUllingswick
AbbeydoreBactonBlakemereLowerMaes-coedPrioryWoodRowlestoneTyberton
HergestHolmeMarshKinnersleyLettonStauntononArrowWoonton
CanonFromeCoddingtonEggletonMathonMonkhideMuchCowarneStrettonGrandison
Leominster Hereford Ross-on-Wye
AshtonAymestreyBrierleyCobnashCombeMoorEytonIvingtonKinshamLeinthallEarlsLeinthallStarkesLittleHerefordMoretonMortimersCrossMiddletonontheHillStapletonUpperHillWalfordWhartonYatton
BurmarshBreintonByfordDinedorDormingtonGraftonKingsPyonLedgemoorLittleTarringtonLitmarshManselLacyMoorhamptonMunstonePipeandLydePrestonWynnePriorsFromeRuckhallShelwickShucknallStokeEdithTwyfordCommonVauldWesthideWestonBeggardWithingtonMarshYazor
AconburyAllensmoreAstonInghamBishopswoodBroadOakBrockhamptonCobhallCommonDidleyGlewstoneHarewoodEndHowleHillKilpeckLlancloudyLlangarronLlanwarneMuchBirch/TheAxeandCleaverOrcopRushallStOwensCrossSymondsYat(West)
Three AshesThruxtonUptonCrewsWelshNewtonCommon
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Appendix2
RuralstrategicCoreStrategyPolicies
PolicyRA1–Ruralhousingdistribution
InHerefordshire’sruralareasaminimumof5,300newdwellingswillbeprovidedbetween2011and2031tocontributetothecounty’shousingneeds.Thedevelopmentofruralhousingwillcontributetowardsthewiderregenerationoftheruraleconomy.
Newdwellingswillbebroadlydistributedacrossthecounty’sruralareasonthebasisofsevenHousingMarketsAreas(HMA)asillustratedinFigure4.13.ThisacknowledgesthatdifferentareasofHerefordshirehavedifferenthousingneedsandrequirements.
The5,300dwellingswillbedeliveredthroughouttheruralHMAsassetoutinthetablebelow.TheindicativehousinggrowthtargetsineachoftheruralHMAswillbeusedasabasisfortheproductionofNeighbourhoodDevelopmentPlansinthecounty.Localevidenceandenvironmentalfactorswilldeterminetheappropriatescaleofdevelopment.
Rural HMA Approximatenumberofdwellings2011-2031
Indicativehousinggrowthtarget(%)
Bromyard 364 15
GoldenValley 304 12
Hereford 1870 18
Kington 317 12
Ledbury 565 14
Leominster 730 14
Ross-on-Wye 1150 14
Total 5300
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PolicyRA2–HousinginsettlementsoutsideHerefordandthemarkettowns.
TomaintainandstrengthenlocallysustainablecommunitiesacrosstheruralpartsofHerefordshire,sustainablehousinggrowthwillbesupportedinoradjacenttothosesettlementsidentifiedinFigures4.14and4.15.Thiswillenabledevelopmentthathastheabilitytobolsterexistingserviceprovision,improvefacilitiesandinfrastructureandmeettheneedsofthecommunitiesconcerned.
TheminimumgrowthtargetineachruralHousingMarketAreawillbeusedtoinformthelevelofhousingdevelopmenttobedeliveredinthevarioussettlementssetoutinFigures4.14and4.15.NeighbourhoodDevelopmentPlanswillallocatelandfornewhousingorotherwisedemonstratedeliverytoprovidelevelsofhousingtomeetthevarioustargets,byindicatinglevelsofsuitableandavailablecapacity.
Housingproposalswillbepermittedwherethefollowingcriteriaaremet:
1. Theirdesignandlayoutshouldreflectthesize,roleandfunctionofeachsettlementandbelocated withinoradjacenttothemainbuiltuparea.Inrelationtosmallersettlementsidentifiedinfig4.15 proposalswillbeexpectedtodemonstrateparticularattentiontotheform,layout,characterandsetting ofthesiteanditslocationinthatsettlementand/ortheyresultindevelopmentthatcontributestooris essentialtothesocialwell-beingofthesettlementconcerned;2. Theirlocationsmakebestandfulluseofsuitablebrownfieldsiteswhereverpossible;3. Theyresultinthedevelopmentofhighquality,sustainableschemeswhichareappropriatetotheir contextandmakeapositivecontributiontothesurroundingenvironmentanditslandscapesetting;and4. Theyresultinthedeliveryofschemesthatgeneratethesize,type,tenureandrangeofhousingthatis requiredinparticularsettlements,reflectinglocaldemand.
Specificproposalsforthedeliveryoflocalneedhousingwillbeparticularlysupportedwheretheymeetanidentifiedneedandtheirlong-termretentionaslocalneedshousingissecuredassuch.
PolicyRA3–Herefordshire’scountryside
Inrurallocationsoutsideofsettlements,astobedefinedineitherNeighbourhoodDevelopmentPlansortheRuralAreasSitesAllocationsDPD,residentialdevelopmentwillbelimitedtoproposalswhichsatisfyoneormoreofthefollowingcriteria:
1. meetsanagriculturalorforestryneedorotherfarmdiversificationenterpriseforaworkertolive permanentlyatorneartheirplaceofworkandcomplieswithPolicyRA4;or2. accompaniesandisnecessarytotheestablishmentorgrowthofaruralenterprise,andcomplieswith PolicyRA4;or3. involvesthereplacementofanexistingdwelling(withalawfulresidentialuse)thatiscomparableinsize andscalewith,andislocatedinthelawfuldomesticcurtilage,oftheexistingdwelling;or4. wouldresultinthesustainablere-useofaredundantordisusedbuilding(s)whereitcomplieswithPolicy RA5andleadstoanenhancementofitsimmediatesetting;or5. isruralexceptionhousinginaccordancewithPolicyH2;or6. isofexceptionalqualityandinnovativedesignsatisfyingthedesigncriteriasetoutinParagraph55of theNationalPlanningPolicyFrameworkandachievessustainablestandardsofdesignandconstruction; or7. isasiteprovidingfortheneedsofgypsiesorothertravellersinaccordancewithPolicyH4.
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PolicyRA4–Agricultural,forestryandruralenterprisedwellings
Proposalsfordwellingsassociatedwithagriculture,forestryandruralenterpriseswillbepermittedwhereitcanbedemonstratedthatthereisasustainedessentialfunctionalneedforthedwellinganditformsanessentialpartofafinanciallysustainablebusiness,andthatsuchneedcannotbemetinexistingaccommodation.Suchdwellingsshould: 1. demonstratethattheaccommodationcouldnotbeprovidedinanexistingbuilding(s);2. besitedsoastomeettheidentifiedfunctionalneedwithintheunitorinrelationtootherdwellings;and3. beofahighquality,sustainabledesignwhichisappropriatetothecontextandmakesapositive contributiontothesurroundingenvironmentandrurallandscape.
Whereevidenceoftheeconomicsustainabilityoftheruralenterpriseisnotprovenorwhereanenterpriseisnotyetestablished,planningpermissionfortemporaryaccommodationmaybegrantedforamaximumperiodofthreeyearstoenablethesustainabilityoftheenterprisetobeassessed.Successiveextensionswillnotnormallybegranted.Temporaryaccommodationshouldbecarefullysitedwithintheunitorinrelationtootherdwellings.
DwellingspermittedinaccordancewiththispolicywillbesubjecttooccupancycontrolssecuredthroughaSection106Agreement.Insomesituationsitwillbeappropriatetouselegalagreementstotieotherdwellingstotheunitand/orrestricttheoccupancyofotherdwellingswithinthefarm/businessunit.Applicationsfortheremovalofoccupancyconditions(orsection106Agreements)willonlybepermittedwhereitcanbedemonstratedthedwellingissurplustothecurrentandsustainedoriginalbusinessneeds,aswellasotherruralenterprisesinthelocalityandtherehasbeenagenuineandunsuccessfulattempttomarketthepropertyatarealisticprice(forrentorsale)whichhasbeenindependentlyverified.
PolicyRA5–Re-useofruralbuildings
Thesustainablere-useofindividualandgroupsofredundantordisusedbuildings,includingfarmsteadsinruralareas,whichwillmakeapositivecontributiontoruralbusinessesandenterpriseandsupportthelocaleconomy(includingliveworkunits)orwhichotherwisecontributestoresidentialdevelopment,orisessentialtothesocialwell-beingofthecountryside,willbepermittedwhere:
1. designproposalsrespectthecharacterandsignificanceofanyredundantordisusedbuildingand demonstratethatitrepresentsthemostviableoptionforthelongtermconservationandenhancement ofanyheritageassetaffected,togetherwithitssetting;2. designproposalsmakeadequateprovisionforprotectedandpriorityspeciesandassociatedhabitats;3. theproposaliscompatiblewithneighbouringuses,includinganycontinuedagriculturaloperationsand doesnotcauseundueenvironmentalimpactsand;4. thebuildingsareofpermanentandsubstantialconstructioncapableofconversionwithoutmajoror completereconstruction;and5. thebuildingiscapableofaccommodatingtheproposednewusewithouttheneedforsubstantial alterationorextension,ancillarybuildings,areasofhardstandingordevelopmentwhichindividuallyor takentogetherwouldadverselyaffectthecharacterorappearanceofthebuildingorhaveadetrimental impactonitssurroundingsandlandscapesetting.
Anyplanningpermissionsgrantedpursuanttothispolicywillbesubjecttoaconditionremovingpermitteddevelopmentrightsforfuturealterations,extensionsandotherdevelopments.
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PolicyRA6-Ruraleconomy
Employmentgeneratingproposalswhichhelpdiversifytheruraleconomysuchasknowledgebasedcreativeindustries,environmentaltechnologies,businessdiversificationprojectsandhomeworkingwillbesupported.Arangeofeconomicactivitieswillbesupported,includingproposalswhich:
• supportandstrengthenlocalfoodanddrinkproduction;• supportand/orprotectthevitalityandviabilityofcommercialfacilitiesofanappropriatetypeandscale inruralareas,suchasvillageshops,petrolfillingstations,gardencentresandpublichouses;• involvethesmallscaleextensionofexistingbusinesses;• promotesustainabletourismproposalsofanappropriatescaleinaccordancewithPolicyE4-Tourism;• promotethesustainableuseofthenaturalandhistoricenvironmentasanassetwhichisvalued,con servedandenhanced;• supporttheretentionofexistingmilitarysites;• supporttheretentionand/ordiversificationofexistingagriculturalbusinesses;
Planningapplicationswhicharesubmittedinordertodiversifytheruraleconomywillbepermittedwherethey:
• ensurethatthedevelopmentisofascalewhichwouldbecommensuratewithitslocationandsetting;• donotcauseunacceptableadverseimpactstotheamenityofnearbyresidentsbyvirtueofdesignand mass,noise,dust,lightingandsmell;• donotgeneratetrafficmovementsthatcannotsafelybeaccommodatedwithinthelocalroadnetwork; and• donotunderminetheachievementofwaterqualitytargetsinaccordancewithPoliciesSD3andSD4.
PolicyE5–Towncentres
Towncentreswillbethefocusforretail,commercial,leisure,culturalandtourismuses.ProposalsforsuchuseswhichcontributetothevitalityandviabilityofthetowncentresofHerefordandthemarkettownswillbesupportedprovidedthatthey:
1. donotadverselyaffecttheprimaryfunctionofthetowncentresasshoppingdestinations;and2. areofascaleanddesignappropriatetothesize,role,characterandheritageofthecentre.
Proposalsfordevelopmentoutsidethetowncentreswillonlybepermittedifitcanbedemonstratedthattherequirementsofthesequentialtest,assetoutinparagraph24oftheNPPF,havebeenmetandthattheproposalwouldnothaveasignificantadverseimpactonthevitalityandviabilityofthecentres.Anapplicationwillberefusedifitfailsthesequentialtestoranimpactassessment.
Thesequentialtestrequirestheabovementionedusestobelocatedwithintowncentres.Whereitisproventherearenoavailableandsuitabletowncentresites,preferencewillbegiventoedgeofcentresitesbeforeanyoutofcentresiteisconsidered.Whereasequentialtestadequatelydemonstratesthattheonlysuitableandavailablesiteisanedgeofcentreoranoutofcentrelocation,preferencewillbegiventositesthatarewellconnectedtothetowncentreandareeasilyaccessiblebysustainabletransportmodes.
Animpactassessmentforretail,leisureandcommercialproposalsoutsideofthetowncentrestoassesstheirimpactoninvestmentintheareaandonvitalityandviabilityofthetowncentremayberequireddependingonthescaleandlocationoftheproposal,asspecifiedinthepoliciesinthePlaceShapingsection.
Theuseofupperfloorswithintowncentresforresidentialandofficeuseswillbesupported.
Withintowncentres,retailuseswillbeconcentratedwithintheprimaryshoppingareas(PolicyE6).
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PolicyE6-Primaryshoppingareasandprimaryandsecondaryshoppingfrontages
Theretailtradingcharacteroftheprimaryshoppingareasandprimaryandsecondaryshoppingfrontageswillbeprotectedandenhanced.Primaryshoppingfrontageswillcontinuetobedominatedbyretailshops(ClassA1)whilstsecondaryfrontagesmayincludeagreatermixofuses.
ProposalsforuseswithinClassesA2-A5(non-retail)ingroundfloorpremisesinprimaryandsecondaryshoppingfrontageswillbepermittedwheretheproposedusewillnotresultin:
1. acontinuousfrontageofmorethantwonon-retailunits;andtheoverallproportionofnon-retailuses exceeding25%inprimaryshoppingfrontagesand50%insecondaryshoppingfrontages.
Exceptionstotheabovethresholdsmaybeconsideredwhere: • inprimaryandsecondaryfrontagestheproposalwouldleadtotheappropriateuseofvacantor underusedpremiseswhereitcanbedemonstratedthatthepremisesareunlikelytobeusedforretailing andthatabusinesscasecanbedemonstratedforrequiringsuchalocation;or • insecondaryfrontages,theproposalresultsfromanexpansionofanexistingnon-retailuseorwouldfall withinClassD1-D2;or • itisdemonstratedintheHerefordAreaPlanand/orNeighbourhoodDevelopmentPlansthatan alternativethresholdwouldbeappropriate.
2. detractionfromthecharacteroftheshoppingfrontageconcerned,forreasonsoflocation,unitsizeor frontagewidth.Thereinstatementofhistoricfrontageswillbeencouraged.
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