ReReportport GVA Level 4 Central Square Forth Street Newcastle upon Tyne NE1 3PJ Hellens Development Ltd Land at Coxhoe, Durham Representations to Durham Pre-Submission Draft Local Plan October 2013 gva.co.uk Hellens Development Ltd Reps to Durham Local Plan CONTENTS 1. Introduction ..................................................................................................................... 3 2. Background ..................................................................................................................... 5 3. The Site – Land at Coxhoe ............................................................................................. 7 4. Comments on the Local Plan ........................................................................................ 9 5. Summary ........................................................................................................................ 18 Appendices Appendix 1 Representations Pro-forma Appendix 2 Site location Plan Hellens Development Ltd Reps to Durham Local Plan 1. Introduction 1.1 We are instructed by Hellens Development Ltd ("our client") to submit representations on their behalf to the Pre-Submission Draft Local Plan (October 2013)("the Local Plan"). On their behalf we have made submissions to each stage of the County Durham Plan and evidence base. 1.2 Notwithstanding previous detailed representations to each stage of the Local Plan, the pre-submission draft Local Plan has not increased the allocation of houses to the village of Coxhoe to a level commensurate with the size of the village or the availability of land, nor has it allocated our client’s land for housing. In our view the plan has identified insufficient housing development sites in Coxhoe and is over relying on the strategic Green Belt sites under Policy 8. 1.3 Our clients object to this position in the strongest possible terms and consider that the previous representations and evidence submitted to support increasing an allocation for Coxhoe and an allocation of our client’s land has not been properly considered by the Council. 1.4 We therefore consider that the following policies are not sound: Policy 4 – Distribution of Development Policy 8 - Durham City Strategic Sites Policy 30 – Housing Land Allocations In addition to the above Policies, our client considers that the proposals map is not sound because it does not show an existing housing commitment at Commercial Road East, Coxhoe (“The Limes”) and incorrectly shows land as a local wildlife site which has now been developed or has planning consent for development that has lawfully commenced. 1.5 In summary, our client considers that Policies, 4, 8 and 30 and the proposals map for the Local Plan are not sound because they are not: November 2013 I gva.co.uk 3 Hellens Development Ltd Reps to Durham Local Plan Positively prepared (it is not the most appropriate strategy and it is not based on balanced evidence) Justified (it is not the most appropriate when considered against the evidence based and reasonable alternatives) 1.6 As required, we have completed the Council’s pro-forma response forms and answered the questions raised which are attached in Appendix 1. 1.7 Should you wish to discuss anything in relation to this matter then please contact: David Brocklehurst Associate T 0191 269 0065 E [email protected] November 2013 I gva.co.uk 4 Hellens Development Ltd Reps to Durham Local Plan 2. Background 2.1 Our client is a major landowner in the north east and in Durham with interest in sites in Coxhoe, Ferryhill and Peterlee. 2.2 These representations refer only to our client's land at Coxhoe. 2.3 The land our client owns in Coxhoe is located at the northern edge of the village, to the north of Commercial Road East. It was historically a lime works. The remaining undeveloped/non consented extent of ownership is outlined in red on the plan in Appendix 2. The land which already benefits from planning consent is annotated on the same plan. 2.4 The entire area of our client's ownership has previously benefitted from outline planning consent granted by Durham City Council in the mid 1980's and renewed several times, lastly in the early 1990's. The outline consent granted (which included further land to the south outside our client's ownership) was for residential, commercial, retail and industrial uses. Our client’s land contained the retail, commercial and industrial uses. Only the housing element was ever constructed (the housing estate to the south known as Beechfield Rise) however the principle that our client’s land is suitable for development has been established in the recent past. 2.5 More recently our client obtained residential planning consent for the development of 80 houses on part of the land in 2009 and then later in 2011, obtained consent for a further 47 houses. That housing is currently well under construction by Barratt Homes (a development knows as "The Limes") and at the date of this letter have constructed 70 houses. 2.6 As part of the assessment of both of those applications, the Council (Durham City at that time) agreed that the land (being part of a former lime works) is previously developed as defined (at that time) in PPS3. The remainder of our client's land (outline in blue in Appendix 2), which also formed part of the same lime works, must also be recognised as being previously developed. November 2013 I gva.co.uk 5 Hellens Development Ltd Reps to Durham Local Plan 2.7 In total our client has permission to construct 127 houses on their land at Coxhoe under the following planning consents: 4/07/00860/OUT and 4/09/00592/RM – 80 dwellings 4/11/00166/FPA – 47 dwellings 2.8 The first two phases of development of the land has been very successful and since construction began in 2011, Barratt Homes has completed 70 dwellings (therefore approximately 35 per annum). They have also started on the next phase of 47 houses with the first houses programmed to complete by June 2014 and total completion of the site by the end of 2015. In the first two years of construction the site has out- performed other Barratt housing sites in Durham. This is a reflection of a combination of the following factors: The location of Coxhoe in very close proximity for access to the A1 and to Durham City; Coxhoe having a range of facilities within walking distance of the site; The edge of countryside location; The affordability of the homes on offer between £110,000 and £190,000; A range of house types, sizes and styles; and A lack of supply elsewhere in Coxhoe and in Durham City/Central Durham and the surrounding villages to Durham City due to Green Belt constraints and the lead in time to development of the proposed Strategic Sites around Durham City under Local Plan Policy 8. 2.9 Given the success of the sale of the existing houses constructed it is anticipated that the balance of the 127 homes (i.e. 57 dwellings) which have planning consent will be completed by Barratt Homes over the next two years (site completion at the end of year 2015). 2.10 Acknowledging the success of the existing permitted development on our client's land, they are seeking further development on part of the remainder of their land and it is that land (outlined in red in Appendix 2) to which the representations in this report relate. November 2013 I gva.co.uk 6 Hellens Development Ltd Reps to Durham Local Plan 3. The Site – Land at Coxhoe 3.1 The site which is the subject of these representations is outlined in red on the attached plan (“the site”) in Appendix 2 and equates to 2.8 hectares. The remainder of our clients land is outline in blue on the same plan. 3.2 The site was formerly part of a lime works and retains structures on site from that historic use. The land has not been in active use in recent years but is previously developed land. The Council has previously accepted in granting planning consent to our client on their land that it is previously developed as defined in planning policy guidance (PPS3/NPPF). 3.3 The land remains privately owned and is not publicly accessible and does not have any rights of way across it. 3.4 The site is in part a Local Wildlife Site ("Local Site") and other than the remaining structures associated with the former lime works comprises of self seeded magnesium limestone grassland and shrubs and some sporadic individual and groups of trees together with 3 ponds in the far north east corner of the site. The site is bound by a watercourse to the north but is not at risk of flooding. 3.5 The site is relatively flat in its western part but rises gently up to the east edge with the Crow Trees Nature Reserve. 3.6 The site is accessible directly from Commercial Road East which runs along the southern boundary. 3.7 The site borders open arable farmland to the north, the Crow Trees Nature Reserve to the east and land used for horse grazing to the south. The land borders a permitted housing site to the west which is now under construction. 3.8 The land sits at the northern edge of Coxhoe village but is within walking distance of its principle shops and services on Coronation Terrace and Station Road. November 2013 I gva.co.uk 7 Hellens Development Ltd Reps to Durham Local Plan 3.9 The proposal is for our client’s land outline in red on the plan (2.8 hectares) in Appendix 2, to be developed for in the region of 100 houses with the remainder of their land ownership (8.8 hectares) used as an extension to the Crow Trees Nature Reserve. Any development could also involve biodiversity off-setting either on our client’s retained land or at an alternative location.