PLANNING STATEMENT
DEVLOPMENT TO PROVIDE RETIREMENT LIVING ACCOMMODATION COMPRISING 42 APARTMENTS AND 11 BUNGALOWS WITH ASSOCIATED AMENITY AND LANDSCAPING AND LANDSCAPING ENHANCEMENT TO MISTLEY PLACE PARK AT MISTLEY PLACE PARK, NEW RD, MISTLEY, MANNINGTREE CO11 1ER
February 2021
McCarthy & Stone are widely recognised as the market leader in the provision of retirement housing and extra care accommodation for sale to the older section of society. To date, more than 50,000 specialised dwellings for the elderly have been built or are in the course of construction at over 1,000 McCarthy & Stone development sites throughout the United Kingdom. McCarthy & Stone schemes consist of 1 and 2 bedroom apartments within a single development with accompanying communal facilities such as residents lounge, laundry room, refuse room, guest suite and house a manager’s office.
The Planning Bureau Ltd. are the retained planning and architectural consultancy for McCarthy and Stone.
This Planning Statement has been produced by Richard Butler MRTPI, Planner, with The Planning Bureau Ltd. Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
Contents Executive Summary ...... 5 1 Introduction ...... 1 1.1 Purpose ...... 1 1.2 Supporting Documents ...... 1 2 Site and Surroundings ...... 2 2.1 Location ...... 2 2.2 Description ...... 3 2.3 Suitability for Retirement Living ...... 3 2.4 Site Constraints ...... 4 2.5 Planning History ...... 5 3 Engagement ...... 6 3.1 Pre-Application ...... 6 3.2 Public Consultation and Stakeholder Engagement ...... 7 4 Proposed Development ...... 8 4.1 Overview ...... 8 4.2 Use and Quantum of Development – Retirement Living ...... 8 4.3 Form and Scale ...... 9 4.4 Access and Parking ...... 10 4.5 Landscape Proposals ...... 11 4.6 The Nature and Concept of ‘Retirement Living’ Sheltered Accommodation ...... 11 5 Need for Older Persons Accommodation ...... 13 5.1 The Need for Specialist Accommodation for Older People...... 13 5.2 National Need for Older Persons Housing ...... 13 5.3 Local Need for Older Persons Accommodation ...... 16 6 Planning Policy ...... 18 6.1 Development Plan ...... 18 6.2 National Planning Policy Framework (NPPF) ...... 18 7 Assessment of Proposals ...... 21 7.1 Legal Statutory Framework ...... 21 7.2 Assessment of Proposal against the Adopted Development Plan ...... 21 7.3 Material Considerations ...... 29 8 Affordable Housing Statement ...... 35 9 Conclusion ...... 36 Appendices
Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
Appendix A: ‘Housing Markets and Independence in Old Age: Expanding the Opportunities’ by Professor Michael Ball of Reading University Appendix B: ‘The Top of the Ladder’ by Claudia Wood, DEMOS Appendix C: ‘Creating Housing Choices for an Ageing Population’ by Shelter Appendix D: ‘A Better Life: Private Sheltered Housing and Independent Living for Older People’ by The Opinion Research Business Appendix E: Identifying the Health Gain from Retirement Housing by the Institute of Public Care Appendix F: ‘Local area economic impact assessment Report’, March 2014 (Unpublished) by Institute of Public Care Appendix G: ‘Healthier and Happier: An analysis of the fiscal and wellbeing benefits of building more homes for later living’ by WPI Strategy and Homes for Later Living
Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
Executive Summary
Proposal
• The application proposes 42 Retirement Living apartments and 11 Retirement Living bungalows for older persons with associated communal facilities, parking, and landscaping.
• The development also delivers enhancements to wider parkland and facilitates the transfer of the land to public use. This represents a significant Social and Environmental benefit to the Local Community.
• In accordance with the National Planning Policy Framework (NPPF) (Paras 39-42) the applicant has actively sought to engage in pre-application discussions with the local planning authority, local community and where relevant statutory consultees (please see Statement of Community Involvement).
Need for Older Persons Accommodation
• The National Planning Practice Guidance has identified that the need to provide housing for older people is ‘critical’ given the projected increase in the number of households age 65 and over accounts for over half of all new households.
• Paragraph 61 of the NPPF advises that local planning authorities should plan for a mix of housing based on current and future demographic trends and the needs of different groups in the community including older people.
• The Local Plan highlights the necessity of a senior proposition within Tendring. Policy LP 2 concerns seniors housing, stating that “the Council will support the development of bungalows, retirement complexes, extra care housing, independent living, starter homes, self-build and other forms of residential accommodation aimed at meeting the future needs of older and disabled residents as well as family housing”.
• Tendring District has the 5th highest proportion of residents aged 65+ of any local authority in the UK, with almost 30% of residents in this age cohort. Projections suggest there will be a 18% increase in the 65+ population and a 28% increase in the 75+ population between 2019-2029.
• There is an estimated current shortfall of over 951 private seniors housing units in Tendring.
Planning Policy
The proposed development complies with national planning policy and policies of the local development plan in the following way:
• The proposed scheme delivers on all three dimensions of sustainable development (economic, social, and environmental) as set out by Para 8 of the NPPF.
• The proposal for specialist accommodation in for the form of 42 Retirement Living apartments and 11 Retirement Living bungalows that will count towards the Council’s overall housing supply.
• The provision of specialised accommodation for older persons is in accordance with national planning policy and the local plan.
• It is acknowledged that there are planning policy matters that the proposals conflict with, due to the site being outside of the settlement boundary and within a green gap policy area, however, the
Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
relatively limited harm caused in this regard is outweighed by the significant material planning benefits that the proposals deliver.
Material Planning Benefits
• Older Persons housing has significant economic benefits as residents rely on local shops and services for their everyday needs. A report produced by ORB identifies that a scheme of 55 residents generates a spend in local shops of £610,000 per annum, and when compared to a conventional housing development some £2.3 million more in local spending over the lifetime of the scheme.
• Older Persons housing has significant social benefits for residents in terms health and well-being which reduces pressures on local health care facilities, and for many can provide companionship in later life.
• Specialised forms of residential accommodation for older persons also has the benefit of freeing up under occupied family housing in the local area by providing housing choice for older residents of the community.
• The proposed landscape enhancements and transfer of Mistley Place Park and associated Tea Rooms to the local community represent a significant material benefit, in Environmental, Social and Economic terms.
Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
1 Introduction
1.1 Purpose 1.1.1 This planning statement has been prepared and submitted by The Planning Bureau on behalf of the applicant in support of a full planning application for land at Mistley Place Park.
1.1.2 McCarthy and Stone Retirement Lifestyles is the applicant for the planning application (“the applicant”).
1.1.3 The proposed development is for:
‘Development of land to provide Retirement Living accommodation comprising 42 apartments and 11 bungalows with associated amenity and landscaping; landscaping improvements to Mistley Place Park; new access to New Road, and associated works.’
1.1.4 Tendring District Council (“the Council”) is the local authority with jurisdiction over the planning application.
1.1.5 The purpose of this Statement is to assess the proposed development against the relevant development plan policy and material planning considerations, and to explain the technical aspects of the proposal.
1.1.6 The applicant’s project team have met with the Council’s Planning Officers and conducted extensive consultation with the public and local stakeholders within the context of current COVID-19 restrictions and precautions.
1.1.7 Council’s guidance has been followed in the preparation of this Statement including the Council’s checklist for validation of major planning applications. A list of the application documentation has been included within the submitted covering letter. The scope of application documents as submitted demonstrate that the proposals are sound and technically deliverable.
1.2 Supporting Documents 1.2.1 Several technical reports have been submitted in support of this planning application. The documents include:
Item Provided by Architectural Drawing Pack On Architecture Design and Access Statement On Architecture Initial Landscape and Visual Appraisal ES Landscape Planning Landscape Visual Impact Assessment ES Landscape Planning Landscaping Strategy (Development Site) ACD Ecological Assessment ES Ecology Solutions Archaeological Desk Based Assessment RPS Heritage Statement Keevil Heritage Ltd Drainage Strategy Report IDL Land Contamination Report Crossfield Statement of Community Involvement BECG Sustainability Assessment Energist Transport Statement Paul Basham Associates Tree Survey and Impact Statement Keen Consulting Senior Housing Planning Needs assessment Knight Frank Flood Risk Assessment Amazi Development Financial Viability Statement Alder King – (to follow)
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Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
2 Site and Surroundings
2.1 Location 2.1.1 The application site is situated approximately 350m east of Manningtree Town Centre and 1km west of Mistley as demonstrated in Figure 1.
2.1.2 The development site comprises the western portion of the site (approximately 10%). Landscaping works are proposed to the wider site area.
Figure 1 - Location Plan (not to scale)
2.1.3 The sites location between the settlements of Mistley and Manningtree provides a position where the services of both settlements are easily accessible from the site. The map below shows the location relative to surrounding services.
Figure 2 - Amenities Map (Source – Design and Access Statement, On Architecture)
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Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
2.2 Description 2.2.1 The site is accessed from New Road.
2.2.2 The site comprises a former animal park, and currently consists of disused animal shelter and fencing enclosing grazed paddock land. Included within the site is a ‘Tea Room’ building which previously operated as a destination for users of Mistley Place Park. 2.2.3 To the east of the site is open land, with the beginning of the urban area of Mistley town beyond. To the south is open land comprising recreation land, the Mistley Cricket Club and St Mary’s and St Michael’s Church. To the west the site borders the urban edge of Manningtree. To the north is the Stour Estuary, with the ‘The Walls’ forming the boundary between the site and the estuary.
2.2.4 The plan below provides a view of the site in the context of the surrounding area.
Figure 3 Aerial View of Site and Surroundings source: Initial Landscape and Visual Appraisal
2.2.5 The red outlined area shows the extend of the ‘development site’; the blue area shows the wider landscaped area that will remain as Mistley Place Park.
2.3 Suitability for Retirement Living 2.3.1 The site is a very suitable location for ‘Retirement Living’, housing as it is near shops, transport links and other necessary amenities.
2.3.2 In selecting sites for elderly persons’ accommodation, McCarthy & Stone take full account of the location criteria recommended in the joint Advisory Note of the National House Builders’ Federation and the National Housing and Town Planning Council entitled "Sheltered Housing for Sale" (2nd Edition - 1988). The five location criteria identified are: -
(i) Topography (ii) Environment (including safety and security) (iii) Mobility (iv) Services (v) Community Facilities
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Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
2.3.3 2.3.3 The table below demonstrates the accessibility to local amenities:
Amenity Distance (m) Walking Time Cycle Time (minutes) (minutes) Bus Stop 90 westbound 1 westbound < 1 westbound 100 eastbound 1 eastbound < 1 eastbound Place of Worship St Mary’s and St 200 2 < 1 Michael’s Church Manningtree Dental Practice 750 9 4 Tesco Express 750 9 4 Manningtree Library 750 9 4 ATM 800 10 3 Mistley Railway Station 850 11 3 Boots Pharmacy 950 12 4 Riverside Health Centre 950 12 4 Post Office 1100 14 5
Table 1: Proximity to Local Services. Source: Transport Statement, Paul Basham Associates
2.3.4 The ideal site for ‘Retirement Living’ accommodation is difficult to find. However, the site that is the subject of this application is eminently suited to a use such as retirement living housing and is well situated to serve the needs of the local elderly person who will occupy such a development.
2.4 Site Constraints 2.4.1 The extract below is taken from the Tendring District Council Local Plan Polices Map and denotes the relevant constraints to the site.
Figure 4 Local Plan Proposals Source: Tendring District Council
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Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
2.4.2 The site falls within the following Local Plan Designations: Outside of Settlement Boundary, Within a Safeguarded Local Green Space, Strategic Green Gap and the Mistley and Manningtree Conservation Area. These matters will be discussed in the later chapters of this Planning Statement.
2.5 Planning History 2.5.1 The following applications are noted regarding the site on the Tendring District Council web site:
Application Reference Description Decision 92/01361/FUL Change of Use from Environmental Centre to Private County Park, Field Study Centre, Approved and animal sanctuary 02.08.1995 15/01869/OUT Creation of publicly accessed parkland including demolition of existing cafe and two Application houses, erection of new cafe/cultural centre, up to 78 dwellings including retention of Withdrawn one existing dwelling, drainage, and other associated infrastructure, including new accesses on to New Road. 16/00572/ACV Nominated as an Assets of Community Value help and maintained by Tendring District Application Council. Failed
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Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
3 Engagement
3.1 Pre-Application 3.1.1 Formal pre-application engagement was undertaken with Tendring District Council.
3.1.2 A scheme similar to the applications proposals was presented. However, the key differences were the positioning of the apartment block at the western extent of the development area and two sections of bungalows at the east side.
3.1.3 A Pre-Application meeting was held at the Council offices on 6th December 2019 and a written report was provided shortly after on 11th December. The meeting was very constructive and provided some key matters for review.
3.1.4 The table below sets out the key points noted in the response with the right-hand column our further consideration of these matters is noted in the table below:
Pre-Application Comments Response Principle Site is in ‘Open countryside beyond the development This matter is noted; however, material limits of Mistley and Manningtree,’ therefore an considerations are relevant in this case; the objection in principle to development that is not significant need for Retirement Living directly related to agricultural, forestry or Accommodation that is not accounted for in the Local countryside recreation development. Plan. Care uses outside of SDBs is possible provided no landscape impact. Green Gap Designation Green Gap – site is protected area between Mistley LVIA demonstrates harm is limited and development and Manningtree. is well contained in the Landscape Structure of the site, whereby development does not hard the separation of the settlements.
Recent High Court decisions note that Green Gap polices to not absolutely preclude development and specific harm to the purpose of designating land as Green Gap must be evidenced to justify a refusal. Area of Outstanding Natural Beauty The revision to the AONB boundary to be noted The LVIA and Landscape Strategy provide full consideration to the landscape designations and intrinsic quality of the area. Ecology Site is close to SSSI, RAMSAR site, SPA, and local The Ecological Assessment and suggested mitigation wildlife area measures are provided as part of the application submission that take account of the local designations. The application proposals will provide ecological enhancements. Heritage The heritage officer noted that, “The principle of The parkland restoration proposals are detailed in Development within the specified section of the the application submission and form a key element of application site may be acceptable from a heritage the benefits attributed to the development. point of view, given the proposal includes the restoration of the parkland which is now considerably deteriorated providing some heritage benefit to the scheme… the proposed resurrection of parkland and its subsequent transfer into common use, as suggested within the submitted documents could potentially outweigh the harm cause in relation to heritage.” Design
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Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
Pretence to ‘Country House’ architecture would also The Heritage officer has noted that the Country be discouraged, as the proposals would not be able House approach is not appropriate, while also trying to confirm to the country house aesthetic through to restrict the development to a small development layout and setting; structures which would normally area. These comments have been taken on board. be spread across a large expanse of land appear crammed into a small plot, their orientation seeming The layout now has a more formal relationship to the haphazard worth regard to the park and mass retained parkland, and the arrangement of buildings imposing due to the small size of the plot and its is more appropriate for the setting. planned density. From a theoretical standpoint, the erection of a country house style building which would necessarily be of limited grandeur due to its function, disconnection from its setting and obscured screening planting, is somewhat ill-conceived. With the restoration of the parkland, it would appear The suggestion of a lodge type building with more appropriate to populate the area with buildings subordinate structures has been followed. The that would be expected in this type of setting, at least massing of the lodge structure has been broken up at least in design, such as a lodge with subordinate with careful design. structures referencing the forms, details, and material present throughout the Conservation Area, reinforcing the character and local distinctiveness of Manningtree and Mistley. Country Park Use The principle of enhancing and turning the site back The enhancement transfer of the land to the Parish to public use was encouraged. Reassurances in terms Council remains central to the proposals. The transfer of delivery were requested. Queries of future of assets will also include the Tea Rooms which maintenance were raised. provides a revenue for future maintenance. The landscape strategy is expected to be low maintenance following initial set out. Future details of this aspect will be secure through S106 discussions. Trees The site contains significant trees and careful All trees have been surveyed and minimal removal is protection and management is required. required. Significant additional planting is proposed. Highways No known issues were presented Application is supported by a Transport Statement.
3.2 Public Consultation and Stakeholder Engagement 3.2.1 A full review of the pre-application engagement is provided within the submitted Statement of Community Involvement produced by BECG.
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Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
4 Proposed Development
4.1 Overview
4.1.1 As noted in previous sections of this report, the application consists of two main elements: the provision of Retirement Living Accommodation and associated matters, and the enhancement of Mistley Place Park and the transfer of this land to Mistley Parish Council. The statements below set out further detail of the proposals.
4.2 Use and Quantum of Development – Retirement Living 4.2.1 The proposal is for the development of the site and replacement with 42 Retirement Living apartments and 11 Retirement Living bungalows (C3).
4.2.2 The proposals also include surface parking and amenity areas.
4.2.3 The proposed Retirement Living will feature communal facilities such as a residents’ lounge; guest suite; electric buggy store; House Manager’s office and emergency call/alarm systems.
4.2.4 The proposal will also feature landscaped gardens for the enjoyment of its residents. McCarthy & Stone’s management company (McCarthy & Stone Management Services Ltd) maintains the grounds and fabric of all its developments following construction thus safeguarding the interests of the owners and the local community.
4.2.5 The apartment building sits centrally within the development area, with the primary elevation pacing into the wider Mistley Place Park. Rows are bungalows are situated to the rear of the apartments and to the north of the site. Parking is provided to the south west of the site within a parking court located next to the access point from New Road.
Figure 5: Layout Plan
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Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
4.2.6 The accommodation is provided in the following arrangement:
Apartments 1 Bed 2 Bed Total Parking Ground Floor 9 5 33 First Floor 10 7 Second Floor 6 5 Total 25 17 42 Bungalows 1 bed 2 Bed 3 Bed 10 1 11 Total 25 27 1 44
4.3 Form and Scale 4.3.1 The apartment building is designed to appear as a lodge building, with the bungalows arranged as subsidiary buildings.
4.3.2 The apartment building is two storey scale, with rooms provided in some roof sections but not all.
4.3.3 The building appearance is broken up with changes to the roof line, and material finishes.
4.3.4 The flank elevation will be visible when entering the site, therefore this elevation has interest but is secondary to the front elevation that addresses the park land.
Figure 6: Apartment Building Elevations
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Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
4.4 Access and Parking 4.4.1 The Development Site will have an access directly onto New Road with the existing access point.
Figure 7: Access for Retirement Living Development
4.4.2 By transferring the ownership of Mistley Place Park to the Parish Council this also removes access for two bungalows not part of the application proposals. The remedy this situation a new access is proposed onto New Road to serve these bungalows.
Figure 8: New Access for Existing Bungalows
4.4.3 33 parking spaces will be provided for the apartments, and 11 spaces for the bungalows.
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Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
4.5 Landscape Proposals 4.5.1 The proposals include a Landscape Strategy to enhance the Mistley Place Park, these are explained further in the Landscape Strategy document; the plan below provides an outline of the proposals.
Figure 9: Landscape Strategy Plan
4.6 The Nature and Concept of ‘Retirement Living’ Sheltered Accommodation 4.6.1 ‘Retirement Living’ Sheltered Accommodation is a proven option for older people who wish to move into accommodation that provides comfort, security, and the ability to manage independently to a greater extent. It enables older people to remain living in the community and out of institutions whilst enjoying peace of mind and receiving the care and support that they need.
4.6.2 Retirement Living developments, as proposed here, are designed for the more independent older person with development of one- and two-bedroom apartments around a central core of communal facilities. The communal facilities include residents lounge, guest suite, and refuse room, mobility scooter store and house managers’ office. All apartments have level access and careline facilities, whilst all floors are accessed by lift. The developments are supervised by a House Manager and occupation of the apartments is controlled through the lease. This type of accommodation was historically referred to as Category II type sheltered housing.
4.6.3 Since 2010 McCarthy and Stone now manage their own developments and a House Manager is based on-site, supported by the company’s Management Services Team. This allows for the maintenance and management of the development and its grounds in line with best practice and all legal lease management requirements that apply. It also means that McCarthy & Stone has an ongoing commitment to its developments and the wellbeing of its residents.
4.6.4 While anyone may purchase an apartment, the apartments are sold based on a 999-year lease requiring the accommodation, except for the House Manager’s office accommodation, to be occupied by persons
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Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
over 60 years. In the case of a couple, that part of the lease shall be satisfied where one of the occupants is over the age of 60 years and the other is over the age of 55 years.
4.6.5 This is a reasonable and caring approach to the limitation on the occupancy of retirement living housing in that it recognises and allows for those exceptional cases where a spouse, who needs special accommodation, may have a younger partner.
4.6.6 Such occurrences are, in any event, found to be extremely rare as between 60-70% of occupants are aged 78 years or over with about 30% aged 80 years or over. Most McCarthy & Stone residents (some 85-90%) are widowed or single, with 75% of apartments comprising single, female households.
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Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
5 Need for Older Persons Accommodation
5.1 The Need for Specialist Accommodation for Older People 5.1.1 The proposed development of the site for housing for older people is a significant opportunity to contribute towards meeting the current and projected need for special needs housing for the elderly within Newport Pagnell, Milton Keynes and in the UK generally.
5.2 National Need for Older Persons Housing 5.2.1 A House of Lords select committee was set up in 2013 to consider the implications of demographic reform. The Committee’s considerations included the following projections:
• There will be 51% more people aged 65 and over in England in 2030 than there were in 2010 • There will be 101% more people aged 85 and over in England in 2030 than there were in 2010 • The 85 and over cohort are increasing in number more rapidly than other segments of the population. 69% of over 85s currently have a long-term illness or disability compared with 34% of 65s to 74s. The ageing of the population will need housing provision that meets their needs and may well include care and support services.
5.2.2 In May 2011, Professor Michael Ball of Reading University produced his report entitled ‘Housing Markets and Independence in Old Age: Expanding the Opportunities’. The report provides an analysis of why in this country we face a shortfall in housing for older people and what we can do about providing more private sector housing for older people. The Executive Summary of his report is attached in Appendix A.
5.2.3 In summary, the report identifies that there are currently only 105,000 private sector (owner occupied) units of specialist older person’s housing in the UK, which is about 2% of the total number of homes for those aged 65 and over. The report identifies that this form of housing has benefits for residents, their families, local communities, the public sector and society in general, but the provision of this accommodation is being constrained by restrictive planning and housing policies.
5.2.4 The report statistically identifies that the need for this form of accommodation is set to increase with the changing demographics of the UK. By 2033, there is expected to be an additional 3.5 million older households in England alone, which is 60% increase on today’s levels. In respect to supply, the report states:
“Build rates are low and need to grow four times from that achieved even before the 2007/8 downturn to cope with just a moderate increase in demand. Forecasts in the research show a potential increase in the use of this accommodation from 2% currently to 5% of housing for those aged over 65 and over the next decade or so. This would generate a build rate of 16,000 owner occupied retirement housing units a year, compared to just 4,400 in 2007.”
5.2.5 In September 2013, Demos, an independent research institute, published its report “The Top of the Ladder” which looked at what it described the ‘next housing crisis’ – the chronic undersupply of appropriate housing for older people. The report identifies that those at the top of the housing ladder are often trapped in homes that are too big and unmanageable, pointing to a lack of housing choice of suitable homes for older persons to downsize into is having not only a negative effect on older people’s health and wellbeing but also on the rest of the housing chain. The report identified the housing and socio-economic benefits of specialist older person’s accommodation, which had been identified by several reports, such as ‘Lifetime Homes, Lifetime Neighbourhoods’, but the lack of progress in implementing the proposals of such reports. The report suggests that if just half of those interested in
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Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
downsizing were able to do so, 4 million older people would be able to move freeing up 3.5 million homes. A copy of the executive summary has been appended to this report at Appendix B.
5.2.6 Almost simultaneously to the publication of the Demos Report, the DCLG published revised National Planning Practice Guidance online, in which it states:
‘Housing for older people
The need to provide housing for older people is critical given the projected increase in the number of households aged 65 and over accounts for over half of the new households (Department for Communities and Local Government Household Projections 2013). Plan makers will need to consider the size of dwellings needed in the future in order to free up houses that are under occupied. The age profile of the population can be drawn from Census data. Projections of population and households by age group should be used. The future need for older persons housing broken down by tenure and type e.g. sheltered, enhanced sheltered, extra care and registered care can be obtained from a number of online too kits provided by the sector.” [Emphasis added]
5.2.7 It is clear from the terminology used that the issue of housing for older persons is recognised by the Government as of an importance where its delivery is ‘critical’ and that local planning authorities should be actively looking to plan to ensure the delivery of such housing can be considered a material planning benefit and the use of the word ‘critical’ in the planning guidance, requires significant weight to be attached to the proposed scheme for retirement living (Category II Sheltered) accommodation..
5.2.8 Additionally, there has been a growing number of reports published that promote the strategic need to provide more and better housing for those in later life as well as the benefits that specialist accommodation for older persons delivers in planning, housing social and health terms. These reports have been published by a variety of organisations including: the private sector, academic institutions, charities and numerous Government bodies at national and local level.
5.2.9 A further report was published by the DCLG committee entitled ‘Housing for Older People’ on the 5th February 2018. It highlighted the lack of suitable housing for the older generation and called on Government to come together and improve policies affecting this area, making the following recommendations:
• More specialist retirement housing should be built to address a shortfall of supply, estimated to be around 15,000 to 25,000 units each year. • Recognition that retirement housing promotes the health and wellbeing of older people, leading to savings in spending on health and social care, and for this to be addressed in the forthcoming social care green paper. • The National Planning Policy Framework should be amended to emphasise the key importance of the provision of housing for older people and the new standard approach to assessing need should explicitly address the housing needs of older people. • To facilitate the delivery of new homes, specialist housing should be designated as a sub- category of the C2 planning classification or be assigned a new use class. • Councils should publish a strategy explaining how they intend to meet the housing needs of older people in their area and, in their Local Plans, identify a target proportion of new housing to be developed for older people along with suitable, well-connected sites for it.
5.2.10 The summary to the report concluded;
‘National and local planning policy should give greater encouragement to the development of housing for older people. Older people who wish to move should be able to choose from a wide range of housing to accommodate their needs and preferences. However, the evidence we heard suggested there was shortage of desirable mainstream, accessible and specialist housing and bungalows in both the private and social sectors.’
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Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
5.2.11 The most recent report from WPI Strategy and Homes for Later living, which was released in September 2019 and includes new analysis, conducted by a former Treasury economist, that finds:
• People living in homes for later living typically experience reduced health risks, contributing to fiscal savings to the NHS and social care services of c. £3,500 per person per year; • Building 30,000 more retirement dwellings every year for the next 10 years could generate fiscal savings across the NHS and social services worth £2.1bn per year; • Using established national well-being criteria for happiness and life satisfaction, an average person aged 80 feels as good as someone aged 10 years younger after moving from mainstream housing to housing specially designed for later living.
5.2.12 A copy of this report is appended to this report as Appendix G.
5.2.13 We do however consider the following four reports to be of relevance and an executive summary for each is appended to this document:
• ‘Creating Housing Choices for an Ageing Population’ by Shelter (Appendix C) • A Better Life: Private Sheltered Housing and Independent Living for Older People’ by The Opinion Research Business’ (ORB) (Appendix D); and • ‘Identifying the Health Gain from Retirement Housing’ by the Institute of Public Care (Appendix E). • Local area economic impact assessment Report, by the Institute of Public Care (Appendix F)
5.2.14 These reports detail that extra care accommodation provides a valuable form of specialised accommodation meeting a specific housing need. In doing so, it gives rise to significant planning and social benefits that realise other planning objectives given national and regional priority. The following table highlights some of the benefits of extra care developments, which are social, economic, and environmental.
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Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
Summary
• Government recognises dramatic increase in the older population in the next 20 years • National Planning Guidance identifies the need to provide housing for older people as ‘critical’ • National Planning Policy Framework requires Local Planning Authorities to plan their housing supply based on current and future trends including meeting the needs of different groups in the community such as older people • Current levels of private sector older persons housing only makes up 2% of the total number of homes for those aged 65 and over
• Specialist older persons’ accommodation assists in recycling the local housing market by releasing family homes back on to the market
• Specialist older persons’ accommodation has economic benefits to the local economy with residents utilising local shops for their everyday needs. • Specialist older persons’ accommodation has social benefits in respect to allowing older people to continue to live within their own community and health and welfare benefits of living in accommodation designed for their needs thus reducing risk of injury or mobility issues • Specialist older persons’ accommodation has environmental benefits in respect to energy bills and reduced transport costs.
5.3 Local Need for Older Persons Accommodation 5.3.1 The proposed redevelopment of the site for ‘Older Persons Accommodation’ provides a significant opportunity to contribute towards meeting the current and projected requirements for special needs accommodation for the elderly in Tendring District Council, North Essex, and the UK generally.
5.3.2 A Planning Needs Assessment has been produced by Knight Frank and submitted as part of this application submission. The analysis shows there is a significant shortfall in the number of seniors housing units within Tendring District. Content from the Tendring Local Plan and Tendring Strategic Housing Market Assessment documents also recognises a need to increase the provision of seniors housing. The comments below provide a summary of the report’s findings.
5.3.3 Tendring Councils Housing Strategy, 2020 – 2025 supports seniors housing schemes. The Local Plan recognises that Tendring District “has one of the highest proportion of over 65’s in the UK and the prediction is for this age group to continue increasing. Addressing the housing and other needs of the elderly will be paramount over the coming years”.
5.3.4 The Strategic Housing Market Assessment Update provides more detail on the demographics of the area. 6.3. highlights that “the Census indicates that 23.5% of households in the HMA were older person only households (households where all members are 65 or over), compared to 22.3% regionally and 20.5% nationally. Within the HMA, Tendring records the largest proportion of older persons only households (32.6%)”. Section 6.5 suggests that “the population aged 65 or over is going to increase dramatically over the plan period from 134,682 in 2015 to 205,906 in 2037, a rise of 52.9%”. Looking at individual localities, Tendring is projected to have an older person population growth of 44.5%. In reviewing demographic trend for the area, the Planning Needs Assessment notes that, with references to the latest Census data and 2019 mid-year population estimates, “there are currently an estimated 146,561 individuals in Tendring as of 2019. Of this, 14.1% of the total population are aged 75+, amounting to 20,645 individuals. This proportion of individuals aged 75+ is considerably higher than for the East of England (9.3%) and England (8.5%)”. During the 2009-2019 period, the 65+ population in Tendring has grown by 6,623 and the 75+ population has grown by 2,103. The largest growth in percentage terms has been within the 70-74 age cohort, which has grown by 41% over the ten-year period. This is followed by the 75-79 age cohort, which has grown by 19%. The older age cohorts are most likely to require care and support within their residence. It is worth noting that the 65-74 age cohort has accounted for more than two thirds of the 65+ population growth in Tendring. This cohort is a key target market for Retirement Living units.
5.3.5 In considering future demand, the Planning Needs Assessment uses the ‘Housing LIN Strategic Housing for Older People Resource Pack (SHOP); “the toolkit suggests there is currently an estimated demand for 2,477 leasehold sheltered housing units in Tendring to cater for its existing 20,645 residents aged 75+. This is expected to rise over the next decade, with an additional 704 units required by 2029. It is
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Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
therefore estimated that by 2029, there will be 26,508 individuals aged 75+ in Tendring, with a need for 3,181 units. Estimates for Tendring will differ to figures reported in the Tendring Local Plan, due to the use of the latest ONS population projections (2018-based) and latest ONS mid-year estimates (mid- 2019), which were not available at the time of the SHMA. Nonetheless, it is clear from both sets of figures that there is an increasing elderly population in Tendring, with a growing requirement for specialized housing for seniors across the area.”
5.3.6
Summary
• Tendring District has the 5th highest proportion of residents aged 65+ of any local authority in the UK, with almost 30% of residents in this age cohort. • Projections suggest there will be a 18% increase in the 65+ population and a 28% increase in the 75+ population between 2019-2029. • The majority of existing seniors housing stock social housing and a majority of the private stock was delivered pre-2010. • There is a deficit of comparable seniors housing schemes, which provide an independent lifestyle to older residents while better suiting their needs. • There is an estimated current shortfall of over 951 private seniors housing units in Tendring. • Population projections suggest this gap will widen over the coming years. •
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Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
6 Planning Policy
6.1 Development Plan 6.1.1 Section 70(2) of the Town and Country Planning Act 1990 (as amended) states that in dealing with planning applications, local authorities should have regard to the provisions of the development plan, so far as material to the application, and to any other material considerations. In deciding planning applications, Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires proposals to be determined in accordance with the Development Plan unless Material Considerations indicate otherwise.
6.1.2 The relevant development plan documents comprise:
6.1.3 Development Plan Documents
(i) Adopted Local Plan 2007 (ii) Adopted Local Plan 2007 Proposals Maps (iii) Tendring District Local Plan 2013-2033 and Beyond: North Essex Authorities’ Shared Strategic Section 1 (Adopted 26th January 2021) (iv) Tendring District Local Plan 2013-2033 and Beyond Publication Draft
Supplementary Guidance
(v) Enabling Development and the Conservation of Significant Places (2008). (vi) Essex Design Guide (2005) (vii) Parking Standards Design and Good Practice Guide (2009)
Planning Guidance
(viii) Tendring Landscape Character Assessment (Volume 2) (2001)
6.1.4 The policies and guidance within these documents will be used to assess the proposals in the following section of this statement.
6.2 National Planning Policy Framework (NPPF) 6.2.1 The Revised National Planning Policy Framework was published on 24th July 2018 and subsequently updated February 2019. This document sets out the Government’s objectives for the planning system placing “sustainability” at the forefront of national planning policy. Paragraph 9 explains that “Pursuing sustainable development involves seeking positive improvements in the quality of the built, natural and historic environment, as well as in people’s quality of life.”
6.2.2 The NPPF stipulates that the planning system should be ‘supporting strong, vibrant and healthy communities’ by ‘providing the supply of housing required to meet the needs of present and future generations’ (paragraph 8) [emphasis added]. Paragraph 61 of the NPPF highlights the need to ‘deliver a wide choice of high-quality homes, widen opportunities for home ownership and create sustainable, inclusive and mixed communities. Local planning authorities should plan for a mix of housing based on
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Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
current and future demographic trends, market trends and the needs of different groups in the community...such as...older people’ [emphasis added].
6.2.3 Paragraphs 10 and 11 explains that: “At the heart of the Framework is a presumption in favour of sustainable development. Paragraph 11 goes on to state “For decision making it means ‘approving development proposals that accord with the development plan without delay.”
6.2.4 The NPPF goes on to emphasise that Planning Authorities should support enterprise and facilitate housing, economic and other forms of sustainable development and sets out a criterion by which such proposals should be considered.
6.2.5 The NPPF requires the planning system to deliver sustainable development; this is defined as a threefold objective in paragraph 8 in terms of:
• Economic objective • Social objective • Environmental objective
6.2.6 The three components need to be pursued in an integrated way looking for solutions which deliver multiple goals. It is therefore clear that what the National Planning Policy Framework wishes to see is balanced decision making with all factors considered rather than “development control” decisions made in isolation of the three overriding principles.
6.2.7 In line with the three dimensions of sustainable development identified in the NPPF, the proposed development performs the following important roles:
• Economic: the proposed development will provide a range of economic benefits, including direct employment, supporting the local economy with an increased footfall and local expenditure, and revitalising the housing market through the release of under occupied family housing.
6.2.8 Ensuring the vitality of town centres is identified in the NPPF as one of the Core Planning Principles in delivering sustainable development. A report compiled by ‘The Opinion Research Business’ (ORB) entitled A Better Life: Private Sheltered Housing and Independent Living for Older People (Appendix D) sets out the economic benefit that a private retirement housing scheme can bring to a town and identifies that a scheme of 55 residents generates a weekly spend in local shops equivalent to £610,000 per annum. When compared to a conventional housing development, approximately £2.3 million more in local spending would be spent over the lifetime of the scheme. This is supported by the unpublished ‘Local area economic impact assessment report’ by Institute of Public Care which identifies that the total expenditure in the local economy per Retirement Living development is £670,000 per year, £125,000 more than a general needs housing scheme.
• Social: The NPPF stipulates that the planning system should be ‘supporting strong, vibrant and healthy communities’ by providing the supply of housing required to meet the needs of present and future generations’ (Paragraph 8) [Emphasis added]. Paragraph 61 of the NPPF highlights the size, type and tenure of housing needed for different groups in the community should be assessed and reflected in planning policies (including, but not limited to, those who require affordable housing, families with children, older people….. [Emphasis added].
6.2.9 Older people are defined as in Annex 2 – Glossary of the NPPF as “people over or approaching retirement age, including the active, newly-retired through to the very frail elderly; and whose housing
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Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
needs can encompass accessible, adaptable general needs housing through to the full range of retirement and specialised housing for those with support or care needs.”
6.2.10 In conclusion, the golden thread running through the NPPF is a presumption in favour of sustainable development. The proposed development is in a sustainable site, providing a specialist form of accommodation for the elderly that addresses the urgent and increasing need within the district and in doing so supports economic and social objectives. It is therefore wholly in keeping the concept of sustainable development detailed within the NPPF.
Summary
• At the heart of the National Planning Policy Framework (NPPF) is a presumption in favour of sustainable development • The three dimensions to sustainable development are economic, social and environmental. • The proposed development is the epitome of sustainable development meeting the three areas in the following way: Economic – residents increase spend in local shops and services, long and short term employment Social – Provides a form of housing that meets current and future housing needs. Supports health, social and cultural well-being Environmental – Makes effective and efficient use of this prominent and vacant site • NPPF objective to boost significantly supply of housing • Housing applications should be determined in the context of the presumption in favour of sustainable development • Local Planning Authorities should plan for a mix of housing based on current and future demographic trends including housing for older persons • Residential applications for which there is a demonstrated need and which support downsizing should be supported • The proposed development meets the housing objectives of the NPPF in the following ways: - Contributes to the Local Planning Authorities 5 year supply of deliverable sites - Makes efficient and effective use of land as a finite resource - Provides a specialised form of housing that there is an identified national and local need - Makes provision towards the delivery of affordable housing Stimulates the housing market by recycling underused properties so they can better meet a community’s housing needs.
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Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
7 Assessment of Proposals
7.1 Legal Statutory Framework 7.1.1 The purpose of this section is to assess the proposed development against relevant development plan policies and material considerations.
7.1.2 Section 70(2) of the Town and Country Planning Act 1990 (as amended) states that in dealing with planning applications, local authorities should have regard to the provisions of the development plan, so far as material to the application, and to any other material considerations.
7.1.3 In deciding planning applications, Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires proposals to be determined in accordance with the Development Plan unless Material Considerations indicate otherwise.
7.2 Assessment of Proposal against the Adopted Development Plan
Policy Policy Review Compliant Adopted Local Plan 2007 Policy QL1 - Material The spatial strategy for Tendring to 2011 follows established national and regional Spatial Strategy considerations principles for sustainable development. support the development a. Most new development will therefore be concentrated at the larger urban areas proposals of Clacton and Harwich, where accessibility to employment, shops, and other facilities and services is maximised, and there is a choice of means of transport. These towns also contain the largest supply of previously developed land, for use in general preference to greenfield sites.
b. In the smaller towns and villages, limited development consistent with local community needs will be permitted.
Manningtree and Mistley are defined as Towns within the policy text. The site is outside of the settlement boundary; however, the development is consistent with local community needs as per part B of the policy. The public benefits achieved through development of the site are significant, and the development of accommodation for older people meets an evidence local need that is not accounted for in the Local Plan. Policy QL2 – Achieved All new development proposals should be located and designed to avoid reliance Promoting on the use of the private car and promote travel choice other than in exceptional Transport circumstances. Permission will not be granted for development if it is not Choice accessible by a choice of means of transport. Where necessary, measures to improve the accessibility of development will be required (from the developer), particularly access by walking, cycling and public transport.
The site is located with excellent public footpath access to local services and facilities. Further detail is provided within the submitted Transport Statement. The proposals include additional footpath linkages that will improve on the accessibility within the area for walking. Policy QL3 – Material The Development area of the site is within Flood Zone 1. The wider area of the Minimising and considerations site includes proposals that are compatible with the Flood Zone classifications. Managing Flood support the Risk development Further information is provided within the Flood Risk Assessment and Drainage proposals. Strategy submitted with this application. Policy QL6 – Achieved Mistley Waterfront and Village is are identified on the Local Plan Proposals Maps Urban as Urban Regeneration Areas . Within these Urban Regeneration Areas permission Regeneration will be granted for development that reinforces and/or enhances the function, Areas character and appearance of the area and contributes towards regeneration and renewal. The proposals are entirely supportive of the aspirations set out in the Local Plan Policy, meeting the following aspects of the policy:
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Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
i. Investment in social, economic and transportation infrastructure; and
ii. Initiatives to improve vitality, environmental quality, social inclusion, economic prospects, education, health, community safety and accessibility. Policy QL7 – Achieved The policy includes a support for development proposals that provides new local Rural services, and recreation or community facilities within Settlement Development Regeneration Boundaries to meet identified local needs and protects and/or enhances landscape character and biodiversity.
The proposed development and associated community benefits follow the principle of this policy, despite being outside the settlement boundary, the proposals build on and enhance existing facilities. Policy QL9 – Achieved The policy requires all new development to make a positive contribution to the Design of New quality of the local environment and protect or enhance local character. Development The development refers to existing design forms in the locality. The apartment building provides a scale of building that is politely positioned within the site and sits within the context of the surrounding backdrop of vegetative screening along the boundaries of the site. Important existing features are retained and protected, such as the veteran tree within the centre of the site and the strategic views across the site from New Road to The Walls and the estuary beyond.
The wider landscape proposals enhance local character and distinctiveness.
Boundary treatments are to be replaced with more appropriate estate fencing
Further design detailing is provided in the accompanying Design and Access Statement. Policy QL10 – Achieved The proposals meet the policy requirements through the following matters: Designing New Development to The proposed access makes use of an existing access point, the highway network Meet will be able to safely accommodate the additional traffic the proposal will Functional generate. Needs Circulation within the site and convenience of access to the development reflects the hierarchy of transport users set out in Policy QL2.
The design and layout of the development maintains and/or provides safe and convenient access for people with mobility impairments.
The development contributes to community safety by incorporating or providing measures to minimise opportunities for crime and anti-social behaviour.
Buildings and structures are orientated to ensure adequate daylight, outlook, and privacy.
Provision is made for functional needs including private amenity space, waste storage, separation and recycling facilities, servicing, vehicle, and cycle parking.
The site will be served by utility services and other infrastructure necessary for the development proposed. Policy QL11 – Achieved The proposed development is compatible with surrounding land uses and Environmental minimise any adverse environmental impacts. Impacts and Compatibility of The benefits to the wider landscape and ecology of Mistley Place Park outweigh Uses the harm of the development confined to the western extent of the site. Given these considerations:
The scale and nature of the development is appropriate to the locality;
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Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
The development will not have a materially damaging impact on the privacy, daylight or other amenities of occupiers of nearby properties;
The development will not lead to material loss or damage to important environmental assets such as buildings of architectural interest, the historic environment, water courses, important archaeological sites and monuments and areas of conservation, recreation, ecological or landscape value; and will in fact enhance them.
The development, including any additional road traffic arising, will not have a materially damaging impact on air, land, water (including ground water), amenity, health or safety through noise, smell, dust, light, heat, vibration, fumes or other forms of pollution or nuisance; and
The health, safety or amenity of any occupants or users of the proposed development will not be materially harmed by any pollution from an existing or committed use.
The Landscape Strategy includes appropriate, compensatory mitigation measures to balance the limited environmental impacts of the development. Policy QL12 – Achieved The proposals include extensive works to the surrounding Mistley Place Park and Planning transfer this area to the ownership of the Mistley Parish Council. Obligations Further matters of local infrastructure will be discussed with officers through the application process.
Policy ER16 – Achieved The proposals enhance the tourism and leisure potential of Mistley Place Park; Tourism and measures to improve accessibility, parking and inclusiveness will be adopted in Leisure Uses these proposals. Policy HG4 - Material Matters of affordable housing have been discussed with officers. Where possible, Affordable considerations contribution to affordable housing will be made for off-site provision of affordable Housing support the housing. development proposals. Policy HG5 - Achieved The proposals include provision of development to meet an evidenced significant Local Needs shortfall in the provision of older persons accommodation. The development Affordable directly addresses this need. Housing Outside Village Development Boundaries Policy HG7 - Achieved The proposed development density is appropriate given the wider site Residential considerations. Densities Policy HG9 – Achieved The Proposals include high levels of amenity space, both private and communal. Private Amenity All of which are noted to be functional and useable. Space
Policy COM2 – Achieved One of the key tenants of a McCarthy Stone development is to provide security Community and peace of mind to residents. Security and reducing the fear of crime are built Safety into the proposals. Policy COM3 – Achieved The proposals provide a mechanism to secure and retain a long-standing public Protection of provision of open space and recreation and a community asset in the form of the Existing Local tea rooms. In handing these over to MPC, this is secured for long term. Services and Facilities Policy EN1 - Achieved The quality of the district’s landscape and its distinctive local character will be Landscape protected and enhanced. The proposals consider the estuary, skylines and Character prominent views, and the historic landscapes and listed parks and gardens, ancient woodlands, and other important woodland, hedgerows, and trees in the area.
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Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
This is reviewed in detail in the submitted Landscape Visual Impact Assessment. Policy EN2 – Material The proposals include development within the Green Gap area; however, this has Local Green considerations been positioned and designed in a way that limits the impacts on the purposes of Gaps support the including land within a Green Gap Designation; therefore the harm to the area is development viewed as limited and the gap is not compromised in terms of protection against proposals. coalescence of settlements. Furthermore, the benefits achieved in terms of the wider proposals for the area outweigh the harm.
The policy specifically references the need to maintain views of the Stour Estuary. The Landscape Visual Impact Assessment demonstrates how these views are protected and not diminished by the development. Policy EN5- Achieved The site is not within the AONB; however, the northern border of the site abuts Areas of the recently extended AONB designation. The Landscape Proposals will enhance Outstanding the appearance of the site included from views from and to the AONB. Natural Beauty (AONBs) Policy EN6 – Achieved The submitted Ecological Assessment details how ecological enhancement will be Biodiversity achieved. These are detailed in the Material Benefits section of this statement. Policy EN11a - The Ecological Assessment also considers the relationship of the development to Protection of the protected sites. International Sites Policy EN17 - Achieved Development within a Conservation Area must preserve or enhance the character Conservation or appearance of the Conservation Area. Areas The site is within the Mistley Conservation Area.
A Heritage Statement has been submitted with the application and this shows that “the new retirement development has been designed to take full account of and be sensitive to its locality, with particular regard to the historic (but undesignated) parkland as well as the nearby Scheduled Monument and listed buildings. The development offers great benefits to the local community both directly and indirectly through its provision of retirement accommodation and enhancement of the local public environment. It does not cause any harm to the historic Mistley Place Park (which has been neglected over several years) but instead will conserve and enhance it, much to the benefit of the Manningtree & Mistley Conservation Area. The parkland beyond (east of) the retirement complex will be returned to the local community for their use and enjoyment.” Policy TR1- Achieved A Transport Assessment is submitted with this application. The document notes Transport the development will use an existing access which is suitable to serve the Assessment development. The location offers the opportunity for residents to access local shops and services on foot, and cycling will be a suitable form of transport for Policy TR2 – residents also. Travel Plans The wider Landscape Proposal aim to improve the local footpath network. And Policy TR3a – additional links to pedestrian footpaths are proposed as part of the development. Provision for Walking
Policy TR4 – Safeguarding and Improving Public Rights of Way
Policy TR5 - Provision for Cycling
Policy TR6 – Provision for
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Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
Public Transport Use
Policy TR7 – Achieved Appendix 10a provides parking standards required for different types of Vehicle Parking accommodation. There is no specific reference to Retirement Living at New developments. The submitted Transport Statement set outs the proposed level of Development parking and the justification for the level of parking provided. Other Achieved 12.47 Other trees and woodland of importance are those in the Furze Hill area, References to School Wood, the Beech Plantation, trees surrounding Game Keepers Pond and the site within Mistley Green and those within Mistley Place Park and Mistley Lodge. The the Local Plan Manningtree and Mistley Conservation Area covers the whole of Mistley Place Park thus ensuring strong protection for these trees.
Trees within the site are protected and further tree planting will enhance the appearance of the area. Tendring District Local Plan 2013-2033 and Beyond – Section 1
North Essex Authorities Shared Strategic Section 1 Plan Policy SP 1 Achieved The Policy notes Local Planning Authorities will take a positive approach that Presumption in reflects the presumption in favour of sustainable development contained in the Favour of National Planning Policy Framework. They will always work pro-actively with Sustainable applicants to find solutions which mean that proposals can be approved wherever Development possible, and to secure development that improves the economic, social, and environmental conditions in the area. The proposals provide a sustainable form of development. Policy SP 2 Achieved Contributions will be secured from development towards mitigation measures in Recreational accordance with the Essex Coast Recreational disturbance Avoidance and disturbance Mitigation Strategy 2018-2038 (RAMS). Avoidance and Mitigation The development will meet provide appropriate contributions to RAMS. Strategy (RAMS) Policy SP 3 Achieved Existing settlements will be the principal focus for additional growth across the Spatial Strategy North Essex Authorities area within the Local Plan period. Development will be for North Essex accommodated within or adjoining settlements according to their scale, sustainability, and existing role both within each individual district and, where relevant, across the wider strategic area.
The proposed demonstrate a key role within the existing settlements of Mistley and Manningtree. Policy SP 7 Achieved All new development must meet high standards of urban and architectural design. Place Shaping Principles The proposed development meets the following aspects of this policy:
• Respond positively to local character and context to preserve and enhance the quality of existing places and their environs; • Provide buildings that exhibit individual architectural quality within well-considered public and private realms; • Protect and enhance assets of historical or natural value; • Incorporate biodiversity creation and enhancement measures; • Create well-connected places that prioritise the needs of pedestrians, cyclists and public transport services above use of the private car; • Provide a mix of land uses, services and densities with well- defined public and private spaces to create sustainable well- designed neighbourhoods; • Enhance the public realm through additional landscaping, street furniture and other distinctive features that help to create a sense of place; • Provide streets and spaces that are overlooked and active and promote inclusive access;
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Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
• Include parking facilities that are well integrated as part of the overall design and are adaptable if levels of private car ownership fall; • Provide an integrated and connected network of biodiverse public open space and green and blue infrastructure, thereby helping to alleviate recreational pressure on designated sites; • Include measures to promote environmental sustainability including addressing energy and water efficiency, and provision of appropriate water and wastewater and flood mitigation measures including the use of open space to provide flora and fauna rich sustainable drainage solutions; and • Protect the amenity of existing and future residents and users with regard to noise, vibration, smell, loss of light, overbearing and overlooking.
Tendring District Local Plan 2013-2033 and Beyond Publication Draft Policy SPL 1 Achieved Manningtree and Mistley are defined as Smaller Urban Settlements with the Managing settlement hierarchy; this is the second of four tiers. This notes the settlements as Growth sustainable locations for new development. Policy SPL 2 Achieved The policy notes that outside of Settlement Development Boundaries, the Council Settlement will consider any planning application in relation to the Settlement Hierarchy and Development any other relevant policies in this plan. Boundaries Policy SPL 3 Achieved Part A: Sustainable Design Design.
The development will make a positive contribution to the quality of the local environment and protect or enhance local character.
a. The proposed development is well designed to enhance local character and distinctiveness;
b. the development relates well to its site and surroundings;
c. the development enhances views across the site to the estuary;
d. the design and layout of the development maintains and enhances important existing site features of landscape, ecological, heritage or amenity value;
e. boundary treatments and hard and soft landscaping are designed as an integral part of the development reflecting the function and character of the development and its surroundings.
Part B: Practical Requirements.
a. access to the site is practicable and the highway network will be able to safely accommodate the additional traffic the proposal will generate;
b. the design and layout of the development provides safe and convenient access for people with mobility impairments;
c. the development incorporates measures to minimise opportunities for crime and anti-social behaviour;
d. An energy statement has been submitted to demonstrate how the proposal will minimise the production of greenhouse gases and impact on climate change;
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Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
e. The buildings and structures are designed and orientated to ensure adequate daylight, outlook, and privacy for future and existing residents;
f. Provision is made for private amenity space, waste storage, separation and recycling facilities, vehicle, and cycle parking; and
g. the development reduces flood risk and opportunities are taken to integrate sustainable drainage within the development, creating amenity and enhancing biodiversity.
Part C: Impacts and Compatibility.
a. the development will not have a materially damaging impact on the privacy, daylight, or other amenities of occupiers of nearby properties;
b. the development, including any additional road traffic arising, will not have unacceptable levels of pollution on: air, land, water (including ground water), amenity, health or safety through noise, smell, dust, light, heat, vibration, fumes or other forms of pollution or nuisance;
c. the health, safety or amenity of any occupants or users of the proposed development will not be materially harmed by any pollution from an existing or committed use. Policy HP 1 Achieved The proposals promote increased contact with nature and access to the District’s Improving open spaces and offering opportunities for physical activities. Health and Wellbeing Policy HP 2 Achieved The proposals provide enhanced community facilities to meet needs arising from Community the proposed development and for the wider community. Facilities Policy HP 3 Achieved The development will protect and enhance existing Green Infrastructure in the Green local area; the proposals provide investment for enhancement and restoration of Infrastructure Green Infrastructure. Policy LP 2 Achieved The Council will support the development of bungalows, retirement complexes, Housing Choice extra care housing, independent living, starter homes, self-build and other forms of residential accommodation aimed at meeting the future needs of older and disabled residents as well as family housing. Policy LP 3 Achieved The sites location and proposed development achieves the following: Housing Density and Standards a. accessibility to local services;
b. national minimum internal floor-space standards;
c. the required mix of housing;
d. the character of development (and where appropriate enhance that character) in the immediate area;
e. an appropriate transition between built development and the open countryside; and
f. on-site infrastructure requirements that will need to be incorporated into the layout of the development (including green infrastructure, highways and footpaths built to adoptable standards and any community facilities). Policy LP 4 Achieved To proposed development achieves a positive contribution towards a ‘sense of Housing Layout place’, this is achieved through:
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Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
a. promoting health and wellbeing by incorporating and maximising the use of green infrastructure, verges, trees and other vegetation through the development site and wider area.
b. minimising the opportunities for crime and anti-social behaviour by ensuring good surveillance, clear definition between public and private spaces and convenient access for emergency services;
c. ensuring internal road layouts can safely and comfortably accommodate emergency services, waste collection services, buses (where necessary) and other large vehicles;
d. providing sufficient off-street parking space to accommodate the likely number of vehicles and therefore minimising the visual and safety implications of on-street parking;
e. providing a scale of development that is in keeping with the semi-rural nature of the site and surroundings;
g. ensuring the dwellings meet minimum standards of internal space. Policy LP 5 Material Matters of affordable housing have been discussed with officers. Where possible, Affordable and considerations contribution to affordable housing will be made for off-site provision of affordable Council Housing support the housing. development proposals. Policy LP 10 Material The Council will also consider, on their merits, proposals for the development of Care, considerations new (including change of use to) care homes (Use Class C2) on land outside of Independent support the settlement development boundaries where they will still support a sustainable Assisted Living development pattern of growth in the District. proposals. The proposals are for Retirement Living accommodation that is within use Class C3; however, the needs assessments undertaken demonstrates a significant need for the proposed type of development and therefore the same consideration should be given to the proposals as being suitable immediately adjacent to the settlement edge.
The proposals meet the following criteria:
a. located on a site safely accessible on foot within 800 metres of the edge of the settlement development boundary of one of the District’s ‘strategic urban settlements’, ‘smaller urban settlements’ or ‘strategic rural service centres’
The proposals offer a high quality, safe, secure, and attractive environment for their residents and provide sufficient external space to accommodate the normal recreation and other needs of residents, visitors, or employees. Policy PPL 1 Achieved The proposed development area is within Flood Zone 1. The wider site containing Development the enhanced Mistley Place Park includes land within Flood Zones 2 and 3. The and Flood Risk landscape proposals will enhance the area, but not compromise the role these areas provide within the water and drainage infrastructure of the environment. Policy PPL 5 Achieved The development provides adequate provision for drainage and sewerage and WATER include Sustainable Drainage Systems (SUDs) as a means of reducing flood risk, Conservation, improving water quality, enhancing the Green Infrastructure network, and Drainage and providing amenity and biodiversity benefits. Sewerage Further information is provided within the Drainage Strategy. Policy PPL 6 Achieved The proposals include development within the Green Gap area; however, this has Strategic Green been positioned and designed in a way that limits the impacts on the purposes of Gaps including land within a Green Gap Designation; therefore the harm to the area is viewed as limited and the gap is not compromised in terms of protection against
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Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
coalescence of settlements. Furthermore, the benefits achieved in terms of the wider proposals for the area outweigh the harm.
The policy specifically references the need to maintain views of the Stour Estuary. The Landscape Visual Impact Assessment demonstrates how these views are protected and not diminished by the development. Policy PPL 8 Achieved Development within a Conservation Area must preserve or enhance the character Conservation or appearance of the Conservation Area. Areas The site is within the Mistley Conservation Area.
A Heritage Statement has been submitted with the application and this shows that “the new retirement development has been designed to take full account of and be sensitive to its locality, with particular regard to the historic (but undesignated) parkland as well as the nearby Scheduled Monument and listed buildings. The development offers great benefits to the local community both directly and indirectly through its provision of retirement accommodation and enhancement of the local public environment. It does not cause any harm to the historic Mistley Place Park (which has been neglected over a number of years) but instead will conserve and enhance it, much to the benefit of the Manningtree & Mistley Conservation Area. The parkland beyond (east of) the retirement complex will be returned to the local community for their use and enjoyment.” Policy CP 1 Achieved A Transport Assessment is submitted with this application. The document notes Sustainable the development will use an existing access which is suitable to serve the Transport and development. The location offers the opportunity for residents to access local Accessibility shops and services on foot, and cycling will be a suitable form of transport for residents also.
The wider Landscape Proposal aim to improve the local footpath network. And additional links to pedestrian footpaths are proposed as part of the development. Policy DI1 Achieved The proposals include significant contributions to local infrastructure. Further Infrastructure infrastructure matters will be discussed with Tendring Council. Delivery and Impact Mitigation
7.3 Material Considerations 7.3.1 As stated in Section 38(6) of the Planning and Compulsory Purchase Act 2004, “If regard is to be had to the development plan for the purpose of any determination to be made under the planning Acts the determination must be made in accordance with the plan unless material considerations indicate otherwise.” Paragraph 2 of the NPPF reinforces this, “Planning law requires that applications for planning permission be determined in accordance with the development plan, unless material considerations indicate otherwise”
7.3.2 This section highlights elements of material considerations, and overbearing benefits of the proposals that have been mentioned previously in this statement and reiterates how the proposals are highly supportive of sustainable development and provide net gains across each of the different objectives; economic, social and environmental.
7.3.3 Prior to reviewing these material considerations it is worthwhile reiterating that this section has already demonstrated a very high level of compliance with the policies of the Development Plan, and the proposals are very much in accordance with the development plan, save some matters as identified in the table above. In brief, these elements of non-compliance relate to the location of the site being immediately outside of the settlement boundary and within the countryside designation; however, the material considerations set out below outweigh the limited harm of the proposals due to the
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Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
development being outside of the settlement boundary; and in doing so provide a strong case for support of the proposals.
Benefit Evidence By ENVIRONMENTAL Landscape Existing Situation
The use of the site for the animal sanctuary use has resulted in overuse/over grazing, and compromised the landscape quality of the area. The encroachment of animal shelters and associated items and ad-hoc fencing has a detrimental impact on the openness and landscape quality of the area. Proposed Situation Initial Landscape and Visual Appraisal The Landscape Strategy is a technical document that considers the designations (Landscape and Ecological) of the site and surrounding area and then in turn has directed the proposed Landscape Strategy for the site; this includes the following items:
• Clearance from the site – removal of unnecessary fencing and structures, removing clutter. • Opening of Views across the site to follow the Green Gap Policy • Development Provided in an area of the site that does not infringe of the views across the site. • Sympathetic Boundary Treatment • Repair of overgrazed grass areas • Seeding of grassland and meadow areas • Ecologically sensitive treatment of the lake • Footpath through woodlands and general maintenance Ecology Existing Situation Ecological Assessment, Feb 2021 by Ecological Solutions The habitats of most interest within the context of the site are the tree line in the south of the site and the fallen trees for the opportunities they offer faunal species, as opposed to any significant intrinsic ecological value. The improved grassland that dominates the site is of limited ecological value and its removal to facilitate the proposed development is of no significance. Proposed Situation Ecological Statement, ES.
The Landscape Strategy for the proposed development includes significant enhancements to the wider Mistley Place Park.
These include a new native species hedgerow to be planted along the eastern and north- eastern boundaries of the development, and new scattered native tree and shrub planting to the north of Dormy Cottage (to the south of the land within the applicant’s control). Whilst these features have been designed to provide screening from the wider parkland, they shall also provide important linear features and better connectivity across the area for bats and other wildlife.
The existing fencing and animal shelters associated with the paddocks will be removed to create a more naturalised open landscape, and the improved grassland reseeded and managed to create a species-rich wildflower meadow grassland.
Additional scattered tree planting will be completed across the parkland, which once mature may provide further roosting and nesting opportunities for bats and birds. The pond will be managed through dredging and marginal clearance to create a high-quality habitat. Further enhancements through the planting of native and emergent species could also be considered.
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Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
Overall, the enhancement and management of the wider areas as part of the proposed development will deliver significant net gain for biodiversity, offering considerable new opportunities for wildlife. SOCIAL Public Access Existing Situation
Historically, the site was available for public use, and more recently the site, through use as an animal sanctuary, the access for the site to the public has remained; however, this is been an informal situation and would not be protected for public use in perpetuity.
A recent application to register the site as an Asset of Community Value was unsuccessful demonstrates the issues of the current states of the land and the ownership restrictions that present long term concern. Proposed Situation These matters to secured through S106. The proposal includes the transfer of the land to Mistley Parish Council. This will secure the long-term future of the site to local public ownership.
The transfer of assets will include the Tea Rooms, where future use of the Tea Rooms can support the on-going maintenance cost of Mistley Place Park.
The use of the Tea Rooms can provide significant social benefit to the local community, whether through use by local community groups, events. Public Use Existing Situation
There is public use possible to MPP. Proposed Situation Initial Landscape and Visual Appraisal Public use will be enhanced through the upgrades to the footpaths within the site, including the following:
• Mowed paths through the parkland areas to guide public access and prevent excessive encroachment onto flora • Footpaths through woodland upgraded to achieve enhanced accessibility and inclusivity. • Resurfaced and enlarged parking area to enhance accessibility and inclusivity. Well-Being Existing Situation
The site offers some benefit to well-being with the natural elements that remain, however, the positive benefits are somewhat depleted due to the current appearance of the site. Some could potentially find this to have a negative impact on a sense of well-being. Proposed Situation See Appendix E of this Planning Statement. The provision of specialist residential accommodation designed specifically to meet the needs of older persons is recognised in having benefits for health care and the wellbeing of residents. There are number of independent reports that look at the health and financial benefits of retirement housing.
The Institute of Public Care (IPC) produced a report entitled ‘Identifying the Health Gain Benefits from Retirement Housing’, the executive summary of the report has been appended to this statement at Appendix E. As the report states it looks at the benefits in terms of health gain from specialised accommodation for older persons compared to the general market housing stock. The report identifies that specialist older person’s accommodation;
• Specialist housing is associated with a reduced level of expected nights spent in hospital. This is estimated as producing an annual cost saving to the NHS of £2,598 per resident per annum.
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Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
• On average residents experience a 35% improvement in mobility and 20% in functions of daily living. There is also a 25% reduction in the use of medication by residents. • Over 50% of residents believe that specialist housing helps to promote good health. More than half of all residents (55%) consider their health to be good or very good.
Proposed Situation Initial Landscape and Visual Appraisal The landscape enhancements and improved public access will offer significant benefits to residents and the local community in terms of well-being through connection to nature offered by the proposals. Health Care Existing Situation
The existing site offers very little in terms of health care benefits. Proposed Situation See Appendix D of this Planning Statement ORB produced a report entitled ‘A Better Life: Private Sheltered Housing and Independent Living for Older People’, the executive summary is appended to this Statement at Appendix D. In respect to health care benefits the report identified;
• The average number of visits per annum to a GP from current residents of specialist accommodation is 4.2 compared to 6 visits amongst the national population aged 75+. • 41% of residents felt that their health had improved from making the move into retirement housing.
The Homes and Communities Agency carried out a study looking at the ‘Financial benefits of investment in specialist accommodation for vulnerable and older people’. The Report found that the financial benefits largely arise from the reduced reliance on health and social care services and was estimated to be around £219 million for nearly 12,400 older people. At a time of austerity in Government expenditure those levels of financial savings are significant and perhaps underline the Government’s reference to the delivery of older person’s accommodation as being ‘critical’.
In addition to the measurable health benefits identified by the referenced reports there is also the immeasurable benefits of companionship and sense of community that specialist older person’s accommodation can provide for older persons. For many single older persons loneliness and isolation can be as debilitating as physical health conditions. Retirement living housing can play an important societal role in inclusive neighbourhoods and communities.
Education Existing Situation
There is limited educational experience at the site at present. Proposed Situation These details will be advanced as the application progresses. The landscape enhancements will include educational material in the form of boards detailing ecological and biodiversity information.
Opportunities will also be reviewed for information on the cultural heritage of the woodland.
McCarthy Stone have received interest from other educational bodies and these details will be passed into MPC for them to consider in their future plans for the area. Housing Need Existing Situation Seniors Housing Planning Need Assessment The proposed scheme as identified by previous sections of this statement will deliver housing to meet an identified local housing need –older person’s accommodation. In respect to the provision of older persons’ accommodation, the Government have set out that its delivery is ‘critical’. Locally the Council have recognised the projected increase in the older age cohorts of 32
Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER the population and acknowledged that a choice of housing options for older people will need to be provided to meet the housing need. Accordingly, I consider that significant weight can be afforded to the development proposal given its proposed delivery of specialist accommodation for older persons.
Tendring is evidenced to include demographic profile that shows a significant need for Retirement Living Accommodation opportunity, but these are not provided for within the Emerging Plan and there is an increasing unmet need for the accommodation proposed as part of this development.
Proposed Situation See Appendix C of this Planning Statement. The proposed residential development provides a significant contribution towards meeting the needs for older persons accommodation in the area.
A further housing benefit of McCarthy & Stone retirement developments is the propensity of them to free up existing under occupied housing stock in the area and catalyse housing chains. A report carried out by Shelter (Appendix C) in 2012 calculated that nationally if the 20% of older households which are currently under-occupied were to downsize, around 840,000 family sized homes would be released, including 760,000 in the owner-occupied sector. McCarthy & Stone find on average around 60% of occupants move into a McCarthy & Stone scheme from within a five-mile radius of the site.
Economic Long Term Sustained Income to MPC from MPP Existing Situation
The site offers no financial benefit to Mistley Parish Council. Proposed Situation Further information to be provided to MPC on this The transfer of Mistley Place Park and the Tea Rooms to MPC will offer a community asset that matter. can provide a future financial revenue to the Parish Council and other groups that may wish to use the facilities. Job Creation – Construction Existing Situation
N/A Proposed Situation
The construction phase of the development will provide a significant level of employment and economic activity. The redevelopment of the site is likely to see local jobs generated through the construction of the scheme. On average McCarthy & Stone employ circa 60 local companies connected with the construction professions in building their proposed schemes, with anticipation that this would create local work for in the region of 120 people. Job Creation - Operational Existing Situation
The current operations provide employment of approximately 2 part time posts. Proposed Situation
The scheme itself would provide a mix of full and part time positions which broadly equates to between 2-4 full time equivalent posts in the long term. Emerging planning policies emphasizing the importance of economic issues in decision making this level of employment is a significant planning benefit. It is considered that there are significant local benefits that weigh in favour of the proposed development.
The operation of the tea rooms will also provide opportunity for local employment. Local Economic Benefits Existing Situation
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Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
There is limited economic activity generated by the site at present. Proposed Situation See Appendix D of this Planning Statement. The NPPF identifies the planning system as having a key role in building a strong and competitive economy. The provision of specialised accommodation for the elderly would also provide other benefits to the community and local economy. A significant benefit to Mistley and Manningtree from the scheme would however be the intended elderly residents themselves. If approved, the development once fully occupied, is likely to accommodate some 65 - 75 residents who given their age are likely to use the shopping and other facilities of the nearby local shops on a regular basis.
Research undertaken by ORB in respect of private sector sheltered housing confirms the above. In their document “A Better Life” (overview provided at Appendix D) published in October 2003, detailed consideration was given to the benefit of developments for the elderly upon local amenities.
Chapter 4 of the Report on page 27 identifies the following: -
“Private sheltered housing schemes play a vital part in the life of local communities. The propensity of older people to spend locally is high, assuming there is access to local shops which ordinary housing cannot guarantee.”
Annexe B of the Report sets out the economic benefit that a private sheltered housing scheme can bring to a town, and identifies that a scheme of 55 residents generates a spend in local shops of £610,000 per annum, and when compared to a conventional housing development some £2.3 million more in local spending over the lifetime of the scheme. The Report also undertook several case studies with local traders and on page 27 the owner of a local pharmacy commented: -
“Since the retirement housing scheme opened three years ago, business has definitely increased by ten to twenty percent. Businesses locally do well because elderly people tend to shop locally”
This evidence demonstrates the point made by Paragraph 85 of the NPPF very well, that residential developments play an important role in ensuring the vitality of centres. The contribution that this form of residential development can play on the local economy should not be underestimated.
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Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
8 Affordable Housing Statement
8.1.1 This chapter should be read in conjunction with the Financial Viability Assessment which will be submitted shortly after the initial submission. This report will confirm the position with regards to the off-site affordable contribution that can be offered.
8.1.2 In terms of use class designation under the Town and Country Planning Act retirement living accommodation or sheltered housing of the type proposed is generally classed as a Class C3 use. Unlike general residential housing or flats retirement housing meets a very specific specialist housing need and its form and layout with associated communal areas, service charges, and overall lifestyle is very different. It is very much a safe and secure community of people living within individual apartments set within communal grounds and facilities within the building. Notwithstanding the viability issue the ability to provide on-site affordable housing would be not be in the wider interests of the scheme nor indeed the overall level of affordable that could be provided.
8.1.3 On site provision within the same block is not possible due to the functional and managerial issues surrounding retirement/sheltered developments; an issue which has been explored in substantive detail in various planning appeals. The primary point is that development viability is the key to affordable housing provision and the principal factors will be set out in the Alder King financial viability appraisal. Viability therefore determines the quantum of affordable housing which may be provided whether on site or as a commuted sum.
8.1.4 It is not practical to mix “affordable retirement housing” with “open market retirement housing” within one building because of the communal facilities within retirement housing and the on-going service and maintenance arrangements which results in a weekly service charge. Housing associations have been consistently unwilling to meet these charges and thus it is not practical to have mixed tenure affordable housing within an open market retirement housing development.
8.1.5 The managerial problems of mixed tenure are well recognised. There have been a substantial number of planning appeals which deal with managerial issues of sheltered housing which have concluded that on site mixed tenure schemes were not possible for the reasons previously stated.
8.1.6 The following is a selection of appeals considering the issue of attempting to provide affordable housing as part of sheltered/retirement developments and all have reached the same conclusion. The appeal decisions can be submitted if required.
• Fordingbridge August 2000 paragraph 24 • Newbury May 2006 at paragraphs 24/25 • Launceston June 2006 at paragraphs 27/28 • Wigginton June 2006 at paragraphs 17/19 • Warminster October 2006 at paragraph 10 • Guisley November 2006 paragraphs 45/50 • Greenford April 2007 at paragraphs 18/19 • Edenbridge August 2007 at paragraph 23
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Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER
9 Conclusion
9.1.1 The proposed development complies fully with the NPPF’s objectives of a presumption in favour of sustainable development. It fulfils all three dimensions of sustainable development listed by the NPPF. The proposed development will:
• Provide a range of economic benefits, including direct employment, supporting the local economy with an increased footfall and local expenditure, and revitalising the housing market through the release of under occupied family housing. • The proposal will provide 53 ‘Retirement Living’ Sheltered Accommodation units, for which there is a significant evidence need. • Provide social benefits through the provision of specialist accommodation for older people, giving older people housing choice to help maintain their independence, remain within an inclusive community, and reduce pressure on health care facilities. • Provide environmental benefits through making effective and efficient use of a valuable land resource, assisting with the delivery of housing within a short-term timeframe which would reduce pressure on other unallocated land for residential development and through the promotion of sustainable construction methods and techniques.
9.1.2 The National Planning Policy Framework requires Local Planning Authorities to plan their housing supply based on current and future trends including meeting the needs of different groups in the community such as older people.
9.1.3 The scheme itself has been designed following engagement from the local community and incorporating pre-application advice from the Council which has resulted in a high-quality design in keeping with the surrounding area.
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