WYG (51985) Winchester City Council Local Plan Part 2 … · Email: This map is produced from...
Transcript of WYG (51985) Winchester City Council Local Plan Part 2 … · Email: This map is produced from...
The Highwood Group 51985 Matters 12/13 – Policy SHUA5
WYG (51985) Winchester City Council Local Plan Part 2 Examination Hearing Statement on behalf of The Highwood Group Matters 12/13 June 2016 WYG, The Pavilion, Botleigh Grange Office Campus, Hedge End, SO30 2AF Tel: 02382 022800 Email: [email protected]
HP14049 – Land at Sherecroft Farm Hearing Statement – Matters 12/13 51985 – The Highwood Group
1.0 Introduction
1.1 WYG has been instructed by our client, The Highwood Group, to make formal representations
in response to the Inspector’s Matters and Issues document (October 2014 version 1,
reference IN004). The Highwood Group control land shown hatched on Drawing No.
HP14049_ Development Framework_001a which is attached as Appendix 1 of this
statement.
1.2 The remainder of this paper provides the client’s response to Matters 12/13, as set out in the
Inspector’s Hearing Programme and Matters and Issues (IN 003).
2.0 Inspector’s Questions
i) Are the policies and proposals for growth and change in this area
appropriate and justified, including in relation to the NPPF/PPG, and in
terms of environmental, economic and social impacts?
ii) Are they clear and deliverable, including in respect of the associated
infrastructure requirements?
2.1 As outlined in our previous representations, the Highway Authority, Hampshire County
Council (HCC), acknowledges that the Botley Bypass is necessary to mitigate the traffic
impacts associated with the planned level of housing growth in Eastleigh – in particular
proposed strategic housing allocations in Botley and Hedge End (BO2 and HE1). Similarly,
Eastleigh Borough Council (EBC) has identified the Bypass as being necessary to address Air
Quality impacts associated with planned development.
2.2 Clearly the Bypass will not provide this required mitigation unless and until it is delivered in its
entirety and on this basis our previous representations highlighted the need for a
comprehensive approach to its delivery, ensuring the support of all relevant landowners along
the safeguarded route as identified by Policy SHUA5. At the time of our most recent
representations (December 2015) it was envisaged that this would take the form of a
comprehensive planning application to include all of the land necessary to deliver the Bypass,
including the associated development of proposed strategic allocations BO2 and HE1 and any
HP14049 – Land at Sherecroft Farm Hearing Statement – Matters 12/13 51985 – The Highwood Group
other necessary development along the safeguarded route. This approach would ensure the
provision of all necessary land and allow potential funding arrangements for the Bypass
through developer contributions should additional funding be required. However, it has
recently emerged that HCC intend on bringing forward an application for the Bypass as a
standalone proposal under Regulation 3 of The Town and Country Planning General
Regulations. If progressed further and approved in this format, the Bypass would have a
technical/environmental approval but a number of critically important deliverability issues
would remain unresolved, i.e. provision of land for the Bypass and funding as necessary. The
absence of a comprehensive approach via a planning application places even more emphasis
on the need for a stronger policy position to ensure that the land required for the Bypass in
its entirety can be made available. In this respect there is an obligation on Winchester District
Council under the ‘Duty to Co-operate’ to plan positively for its delivery in the Local Plan Part
2.
2.3 To support the delivery of the Bypass our representations proposed allocations at Land South
of Pinkmead Farm and Land at Sherecroft Farm. As noted in the representations, our client’s
control of these land parcels is structured in such a way that they cannot come forward
independently of one another. In addition, the development of land identified on the
appended plan is fundamental to the viability model which enables the release of land
necessary for delivery of the Bypass. The allocation of Land at Sherecroft Farm would form a
logical extension of existing employment uses at Hilsons Road industrial estate. The allocation
of Land south of Pinkmead Farm would deliver much needed elderly person’s accommodation
where currently the plan makes limited provision (75 dwellings) for these needs in the form of
an allocation ‘Land at the Dean’ under Policy NA2. Alongside this allocation, Policy CP2 of the
Local Plan Part 1 – Joint Core Strategy provides general support for provision of elderly
person’s accommodation as part of wider residential development proposals within the
district. Overall the Development Plan falls well short of the recommendations set out the
recent All Party Parliamentary Group (APPG) report, ‘Housing for our Ageing Population –
Positive Ideas’ (June 2016), which priorities a step change in the delivery of accommodation
for our ageing population and states that this should be reflected at the plan making stage.
The proposed allocation of Land south of Pinkmead Farm would directly align with these
objectives.
HP14049 – Land at Sherecroft Farm Hearing Statement – Matters 12/13 51985 – The Highwood Group
2.4 With these considerations in mind we respectfully request that the proposed allocation of our
client’s land be reconsidered. However, if allocations cannot be supported then we propose
that Policy SHUA5 be amended to make provision for development of land on the
safeguarded route where this development is associated with the delivery of the Bypass
where, i.e. 1) where development is necessary to make delivery of the land viable and/or 2)
where development is necessary to fund delivery of the Bypass.
HP14049 – Land at Sherecroft Farm Hearing Statement – Matters 12/13 51985 – The Highwood Group
Appendix 1
Land under our client’s control and proposed allocations
DWG Nº: HP14049_ Development Framework_001a
MILL HILL
A 334
Botley
ReevesRowland
Court
3 1 InstBotley
Botley MillsCraft & Business Centre
1 3 4at
herin
eW
heel
Mew
s
2
Mud
MLW
8.2m
4.3m
11.9m
SHERECROFT GARDENS
A3051
A 334A 334
HouseBurhlea
Waterford
Berwyn
House
Bank
Charnwood
Highbank
Sherecroft Ambergate
11.9m
10.7m
9.1m
Track
Donkey Lane
B3354
l Sub Sta
Allotment Gardens
Tennis court
16
25
1
7
44
1
5
13
House
Fire
The Mill6
14
Station
10
15
19
42
52
38
24
2
PH
1
1822a
Surgery
Millstream House
13
2
9
10
2
The Mews
1
Spindrift
Honeysuckle Cott
TheOld Bakery
11
CS
CC
LW
Def
Co Const
BdyBoro Con
st,CP
&ED
Bdy
Und
NTL
Mea
nH
igh
Wat
er
NTL
MLW
Rive
r
Mill-
race
Ham
ble
WB
Sl
FB
Sluice
Tk
Path
(um
)
Path
(um
)
A 334
El Sub Sta
Bottings Estate
Sherecroft Farm
45
Testing Station
Goo
dsVe
hicl
eTe
stin
gSt
atio
n
3
House
20
1
Goods Vehicle 17.1m
FB
LB
Mon
umen
tHILLSONS ROAD
SL
SL
WB
WB
ETL
EstateBottings
7
Depot
The White House
8to
10
Garage
16to
17
15
11 to 12
Railway H
13
Botley St
Depot
(PH)
The
6
SB
(Nursing Home)
Track
0m 50m 100m 150m
Ordnance Survey © Crown Copyright 2014. All rights reserved. Licence number 100022432. Plotted Scale - 1:2500
Key
Site Location Botley By-Pass Route Employment Care Village
Sherecroft Farm, Botley
Development Framework
DWG Nº: HP14049_Development Framework_001a
Drawn: MA
Checked: PB
Scale: 1:2500 @ A3
Date: 18/12/2015
Notes:
Address:The Pavilion, 1st Floor, Botleigh Grange
Hampshire, SO30 2AF tel: +44 2382 022800fax: +44 2382 022889Email: www.wyg.com
This map is produced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Sta-
reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. WYG Planning & Environment, licence no: 100017603.
This drawing is for illustrative purposes only and is subject to detailed topographical survey and site investigation, including ground conditions/ contaminents, drainage, design and planning/ density negotiation. The feasibility of the design shown, therefore, must not be relied upon. It has not been considered in respect of the CDM regulations.