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North of Robinettes Lane, Cossall

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North of Robinettes Lane, Cossall Chapter 10 - Proposed potential housing and/or employment development sites CHAPTER 10 – Proposed Potential Housing and Employment Sites AC(b) NORTH OF ROBINETTES LANE, COSSALL Objection 1185 2780 Simms & Co Shoosmiths Solicitors Summary of Objection Issues 1185/2780: Simms & Co 1. The site at Oakwood Grange/Mabey Depot, Robinettes Lane, Cossall should be included for housing because: (i) It is a brownfield site consistent with Government Policy. (ii) It would improve the living environment of adjoining residents. (iii) It would accord with the aims and objectives of the plan for housing. (iv) It would improve the local environment. (v) It would reduce HGV use of narrow roads through Cossall. Council’s Response: 2. Site Details Site area: 5.5 hectares (13.5 acres) Location: The site is situated approximately 300m east of Cossall village, a rural village clustered around a narrow road. It also lies adjacent to the Cossall Conservation area (see attached map for location). The site was originally part of Cossall colliery which closed in the 1950s. Current use: An enclave of development occupying industrial uses, some residential and open land (part used for dumping manure). The site is part greenfield, part previously developed land. Ecological value: No designated wildlife sites exist on the site although part of the site is in a Mature Landscape Area. However it is proposed that this part is deleted from the MLA designation in this Local Plan Review. Green Belt: The site is situated in the Green Belt and isolated from any built-up area. Public transport: There are no frequent bus services within walking distance, or 400m. A frequent bus service exists 1.6km away on Coronation Road with services running to Nottingham, Nuthall, Kimberley and Ilkeston/Hallam Fields. Road Access: From a private road leading off Robinettes Lane. Site Assessment 3. The Council has applied a set of principles in choosing housing sites and standard criteria were also used to assess all releases of Green Belt land (the Council’s Round Table Papers on Housing and Green Belt). 4. The following site specific factors were of particular importance in assessing this site: Broxtowe Local Plan Review: Inspector’s Report Page 1 of 237 Chapter 10 - Proposed potential housing and/or employment development sites (i) Development of the Green Belt site would constitute a significant intrusion into the countryside/green belt and wider landscape. (ii) This is an isolated rural site not well served by frequent public transport services. (iii) This site is very poorly related to the existing character and form of development. (iv) Development could detrimentally affect the Cossall Mature Landscape Area (MLA), and the adjacent Cossall Conservation Area which includes distinctive listed buildings. (v) The site is not in close proximity to any services or facilities. (vi) Robinettes Lane is not a satisfactory access in terms of highway standards. (vii) Development would result in the loss of numerous silver birch trees. 5. These issues fed into the assessment of the site together with the more strategic factors identified in the Council’s Housing Round Table Paper. 6. The site has had the same consideration as other potential development sites. In this instance Site AC(b) was not preferred which led the Council to select other sites in preference to accommodate new houses. The reasons for this are presented below. 7. The criteria which governed the selection of allocated sites as set out in the Council’s Round Table papers, listed the importance of taking into account the guidance contained in PPGs and in the County Structure Plan. The Council considered that allocation of this site for housing would be wholly inconsistent with this guidance. Development would be contrary to the principles set out in PPG3, PPG2 and the Structure Plan Review (SPR) and would not conform to the criteria the Council has consistently applied. Government and Strategic Guidance 8. One of the primary objectives of PPG3 is that sustainable patterns of development should be promoted. Paragraph 30 requires the use of a sequential approach when identifying areas and sites for residential development starting with the re-use of previously developed land and buildings within urban areas. The SPR strategy also supports this perspective by encouraging development to be concentrated within and adjoining urban areas and at locations along public transport corridors. The site is in part previously developed land where currently occupied by the industrial buildings and their curtilage, and in part greenfield - the wooded area to the north-west of the site which can be considered to be part of the natural surroundings. Although partly previously developed land it is not consistent with Government policy to develop previously-developed land situated in the Green Belt and isolated from an urban area. For that reason the site does not conform with PPG3’s search sequence. 9. In SPR terms Cossall is regarded as a village (Para 1.65) and is not part of the urban areas as defined by the SPR. The site does not however adjoin Cossall village, in fact the site is separated from it by fields. Hence the site is situated in an isolated position and consequently is remote from public transport, in fact no buses serve the village itself or pass the site. The nearest services are located in Trowell or on Coronation Road to the north which are beyond recognised walking distances of 400m. The site also relates poorly in terms of its proximity to services and facilities, which Cossall village lacks. This would inevitably lead to the use of the private car as a means of accessing these. Locating development here would as a result fail to maximise the opportunity to seek to minimise the need to travel and the distance travelled, in line with government guidance. 10. The SPR (para 1.74) does not look favourably upon the development of sites isolated from existing settlements. Outside urban areas Policy 1/3 states that limited provision could be made within villages. PPG3 addresses the issue of village expansion in paragraphs 69-71. It is clear that the proposals for this site in its isolated situation do not accord with this guidance. Green Belt 11. It is the Council’s opinion that development of the site would be unacceptable in terms of Green Belt policy. The site assists in safeguarding the countryside from encroachment. PPG2 states that the fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently Broxtowe Local Plan Review: Inspector’s Report Page 2 of 237 Chapter 10 - Proposed potential housing and/or employment development sites open. The Council does not support the development of sites which would prejudice the open character, or other Green Belt purposes of adjacent land which will remain in the Green Belt. 12. The objector considers that the site should also be recognised as a major developed site in the Green Belt. The Council does not consider that within Broxtowe Borough, there are any major existing developed sites situated in the Green Belt that merit designation as defined by PPG2 Annex C. Accordingly this site is not considered appropriate for such designation. The Council considers the site area and the level of development on it to be too small to be regarded as a ‘major’ or ‘substantial’ site (para C1). As such redevelopment of the existing uses will be restricted to development considered appropriate within the Green Belt. Cossall Conservation Area 13. The site is situated adjacent to the Cossall Village Conservation Area. The designation is intended to preserve the clearly defined form of the village and particularly the attractive street form, the skyline and grouping on the hilltop. The Council considers that it is important to preserve the unique setting and character of the area, which has historical connections with D H Lawrence. Development of this site would risk ruining the special character and appearance of the area as a clearly defined village. Development would not enhance the village even if buildings were designed to have regard to the scale, height, design and materials of the conservation area. 14. In 1996, as part of an overall review of conservation areas, an extension of the Cossall Conservation Area was created in conjunction with an Article 4(1) Direction to control agricultural development which might affect the setting of the village. This extension included the fields to the east of the village, adjoining this site, demonstrating the sensitivity of views of the village from this direction, and confirming the Council’s desire to protect the openness of this part of the greenbelt. 15. It is clear due to its proximity to the conservation area that new development would only be appropriate at a low density so as not to detrimentally impact upon the character or appearance of the locality. This would be contrary to the Council’s objective of achieving sustainable patterns of development to ensure the more efficient use of land in the development of new housing. Cossall Mature Landscape Area 16. Part of the site, a small area to the west, is currently part of a Mature Landscape Area designation (MLA), a local countryside designation which seeks to protect those parts of the County’s landscapes which have been least affected by adverse change. As part of the Local Plan Review the County Council have reappraised the boundaries of the Borough’s MLAs. Current MLAs have been examined to assess whether land should be included or removed from the designation. Stringent definitions and criteria taken from PPG7 have been applied to such areas. As a result of this evaluation, changes have been proposed by the County Council to the Cossall MLA and are part of the Council’s Inquiry Changes.
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