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9734069 1 SG70 Land East of Abson Road Pucklechurchpdf.Pdf 2. YOUR DETAILS Name Alan Williams Company/Organisation Planning Potential (if applicable) Address Telephone Email Status (please tick all that Owner of (all or part of) the site [ ] Land Agent [ ] apply Planning Consultant [ X ] Developer [ ] Amenity/ Community Group [ ] Local Resident [ ] Registered Social Housing Provider [ ] Other (please specify) [ ] If acting on behalf of Landowner / developer please provide client name and address details: I (or my client)… Is sole owner of the site [ X ] Owns part of the site [ ] Do not own (or hold any legal interest in) the site whatsoever [ ] If Owner/Part Owner, have Yes [ X ] No [ ] you attached a title plan and deeds with this form? If you are not the owner, or n/a own only part of the site, do you know who owns the site or the remainder of it (please provide details)? Does the owner (or other Yes [ X ] No [ ] owner(s)) support your proposals for the site? 2 8. ADDITIONAL COMMENTS If necessary, please continue on a separate sheet and attach to this form. See enclosed supporting letter Completed forms, site location plans and any supporting information (Title and deeds etc.) should be emailed to: [email protected]. 6 The site is located in Flood Zone 1 and is not known to be contaminated. There are trees and hedges located to the east of the site abutting the adjacent properties. The site can be accessed from Abson Road. The site is located outside of, but immediately adjacent to, the Pucklechurch village settlement boundary, and it is positioned on the eastern fringe of Pucklechurch. Accordingly, the development of the site would not add to the coalescence of Pucklechurch with the eastern fringe of Bristol. The site is bound by Abson Road to the west, and adjoined by Hodden Lane to the South. The site is bordered to the south and east by farmhouses . Representation Planning Practice Guidance confirms that site allocation is an important part of the Local Plan process and that an assessment of land availability should identify a future supply of land which is suitable, available and achievable over the plan period. The previous representations for the allocation of the site demonstrate how the Land East of Abson Road, Pucklechurch meets these three criteria. A summary of the justification for the allocation of land east of Abson Road, Pucklechurch for housing development has been included below, and in the enclosed representations to the West of England Joint Spatial Plan (Publication Draft). Suitability The current evidence base for the South Gloucestershire Development Plan shows that the Council does not have a five year housing land supply. Furthermore, previous representations to the emerging Local Plan and the Joint Spatial Strategy have outlined that the forecast housing requirement is not ambitious, and does not take into account the current and historic under delivery of housing in the area. It is considered that this existing and likely future deficit can be met through the promotion of suitable and sustainable Green Belt sites for residential development. It is considered that a strategic approach to assessing the Green Belt needs to be adopted, rather than assessing individual sites for release, in order to satisfy housing needs of the West of England area, including South Gloucestershire. emerging Development Plan documents are located to the west of the village. However, development to the west of Pucklechurch would result in the coalescence of Pucklechurch and Bristol. The development of land to the west of Pucklechurch is therefore clearly contrary to paragraph 80 of the NPPF. On this basis, land east of Abson Road and land at Marsh Farm in Pucklechurch, which are located to the east of Pucklechurch, are the most appropriate location for additional residential development within the village. Furthermore, the site is within 800m of various existing community facilities, which include a community centre, GP surgery, local convenience, and post office. In relation to housing land supply in Pucklechurch, we are aware that land within the Pucklechurch settlement boundary with extant planning permission for 50 houses has been reallocated as a town and village green. There are now no sites suitable for the required level of housing within the settlement boundary. Therefore, sustainable locations adjacent to the settlement boundary, which includes land east of Abson Road, should be considered. On the basis of the above information, we would urge the Council to seriously consider this site as a residential allocation within the emerging South Gloucestershire Local Plan. Availability The site is owned by and there are no legal or ownership constraints. The landowner fully supports these representations that have been made on their behalf. There are no issues relating to availability of the site that would impact upon its delivery for housing within the plan period. 2 Achievable An application for residential development on this site could be progressed and submitted in the near future. Should the site be successfully allocated, it is anticipated that the delivery of homes could be within the next 5 years, contributing to the significant housing requirement in the area. Conclusion This representation is submitted by Planning Potential, on behalf of in response to the consultation on the South Gloucestershire Local Plan . The site is suitable, available, and achievable for residential development for the reasons as set out above. Although the site is located within the Green Belt, it is considered the release of the site is required to address the extensive need for new housing within the draft West of England Joint Spatial Plan and South Gloucestershire Local Plan, and the trend of under delivery in the Local Authority Area. The site is in a sustainable location adjacent to the east of the Pucklechurch village settlement, and is well served be existing amenities. The site could come forward for development within 5 years. We trust you will give this representation due consideration. Should you have questions or queries, please do not hesitate to contact me. Yours faithfully, Alan Williams Associate Planning Potential Bristol Enc. 3 of a wider area belonging to the Forest of Avon Trust; a local charity for trees for the West of England. The site is not covered by any further designations. As stated above, it is acknowledged that the site is located within the Green Belt. However, due to its location to the east of Pucklechurch, the site would not add to the coalescence with the east of Bristol, ensuring that the opportunity for urban sprawl is contained. There are currently no known physical limitations that would impact upon the suitability of the site for residential development. For instance, the site is within Flood Zone 1. The site is not known to be contaminated or polluted. The site is not within a conversation area or an area of archaeological potential. The site can be easily accessed via Abson Road, so there are few accessibility issues to overcome. Although the site is not located within the Pucklechurch village settlement boundary, it benefits from being located directly adjacent to it and is therefore well serviced by the amenities and services found within Pucklechurch itself. The site is located 0.8km away from Pucklechurch Church of England Primary School, and the village includes a range of amenities including a newsagent and post office, all located within 0.5km of the site. The site is within a short 5 minute walking distance to the closest bus stop located only 0.6km away, with bus services connecting it to the wider Bristol area. A key objective of the draft West of England Joint Spatial Plan is to promote sustainable development by ensuring that residential development is located within close proximity to sustainable transport and existing urban centres. It is considered that the site meets these key criteria. Farmhouses and other dwellings are located to the southern and eastern boundaries of the site. Therefore, the principle of development to the east of Abson Road is established, and these parcels of land should be considered previously developed land. Paragraph 89(4 and 6)) and of the NPPF considers development on previously developed land to be considered acceptable. Soundness of the West of England Joint Spatial Plan This representation to the Publication Draft of the JSP has been submitted principally in response to the identified housing requirement (based on the Wider Bristol HMA (WBA) and the B&NES HMA SHMA’s) as set out in Topic Paper 1, and the achievability of the housing requirement for South Gloucestershire included at Policy 1 of the JSP. In addition, this representation includes comment on the robustness of the Strategic Development Locations, particularly in South Gloucestershire, that are identified at Policies 2 and 7 of the JSP and Topic Paper 2. It demonstrates why land at Pucklechurch, whilst not representing a Strategic Development Location, should be included within the JSP for housing development to meet identified need. Housing Requirement Paragraph 23 of the JSP Publication Document and paragraphs 2.4 and 3.1 of Topic Paper 1 from the JSP evidence base confirm that the SHMA’s for the WBA HMA and the B&NES HMA include an Objectively Assessed Housing Need (OAHN) of 97,800 dwellings within the JSP boundary over the Plan Period. On the basis of an OAHN of 97,800 dwellings, Topic Paper 1 and Policy 1 of the Publication Draft JSP advise that the evidence- based need for housing (the Housing Target) is, therefore, 102,200 new dwellings. Paragraph 3.2 of Topic Paper 1 continues to advise that “…in light of the advice in NPPF para 14, the JSP seeks to provide flexibility by increasing the OAHN between 5% to 10%” . As a result, Policy 1 of the JSP includes an overall target of 105,500 new dwellings, which equates to approximately 7.5% flexibility on the OAHN.
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