Portland Neighbourhood Plan Development and Growth Policies Purpose of Report 1. This report sets out the current position regarding the demand for and supply of development land on the Island of Portland and makes recommendations regarding the policy approach that should be taken by the Portland Neighbourhood Plan. Background 2. Neighbourhood plans are development plans, and will be used for determining planning applications. Accordingly, they can identify and allocate sites for new development including housing, employment, business use, leisure and other forms of development which the Town Council considers suitable, should it be appropriate to do so. Neighbourhood plans can also protect and safeguard land for future uses (for example open spaces) and define (or redefine) development boundaries or settlement limits for those places where some further growth may take place.

3. The larger strategic development sites will be allocated within the Local Plan and this needs to be taken into account. In the current Local Plan only three sites on Portland are allocated for specified uses1. The Town Council has the right to consider allocating further sites within the Neighbourhood Plan, particularly if it is considered that policies within the Local Plan do not offer sufficient criteria to guide the development of sites in place of an allocation.

4. The National Planning Practice Guidance (NPPG) confirms that a neighbourhood plan can allocate development sites, subject to meeting the required appraisals, assessments and viability tests2. If a neighbourhood plan does seek to allocate development sites, the NPPG requires the local planning authority to work constructively and positively with the ‘qualifying body’ (i.e. the Town Council) so that identified local need can be met.

5. It should also be noted that the NPPG addresses whether a neighbourhood plan can allocate additional or alternative sites to those in a Local Plan and sets out the criteria which apply where this option is considered. This includes the need for a qualifying body to explain and justify with robust evidence why any alternative sites are more appropriate than those in the Local Plan. Paragraph 044 ends by stating that “Should there be a conflict between a policy in a neighbourhood plan and a policy in a Local Plan, section 38(5) of the Planning and Compulsory Purchase Act 2004 requires that the conflict must be resolved in favour of the policy which is contained in the last document to become part of the development plan.”

6. The case for including site allocations in the Neighbourhood Plan, is that it will provide developers, service providers, the local planning authority and residents with more certainty about what sites are likely to come forward in the future, in what order and for what purpose. In short, by identifying specific sites, decisions on planning applications can be a given a clear steer immediately and the community is more likely to see the development it wants take place. It should be noted however that including site allocations could affect the local community. For example, it can be a divisive process and it could have an impact on house prices adjacent to the proposed site.

1 Land at Osprey Quay is allocated for primarily employment, leisure and ancillary retail uses and residential as part of a mixed-use scheme. The Former Hardy Complex as shown on the policies map is allocated for housing development. Land at Kingbarrow Quarry, , Verne Yeates, Inmosthay Quarry and Perryfield Quarry Butterfly Conservation Nature Reserves is allocated as part of the Portland Quarries Nature Park. 2 See paragraph 042 of the NPPG at http://planningguidance.planningportal.gov.uk/blog/guidance/neighbourhood-planning/preparing-a- neighbourhood-plan-or-order/ 7. Local sensitivities, the need to apply a rigorous appraisal method and provide sufficient evidence for favouring and allocating specific sites, has discouraged many neighbourhood planners. Many Neighbourhood Plans have chosen not to allocate sites, but rather to set locally- based criteria (to complement policies in the Local Plan) by which any site that comes forward for development can be assessed and controlled.

8. The decision as to whether to allocate one or more sites should ultimately be guided by a consideration as to whether doing so is the only way to secure the type of development that is needed and wanted by the community. The Town Council has already decided that it does not want to rely solely on the Local Plan and the local planning authority to determine future development on Portland. This paper explores the efficacy of either allocating sites or setting criteria-based policy, to guide development to appropriate locations, in the context of the local issues and opportunities on Portland and what the community wants to see happen.

Planning Progress 9. The Neighbourhood Plan has progressed satisfactorily since work really got going in 2014. By the middle of 2016 the evidence base was in place and its findings had informed the Plan’s topics, aims and objectives. All through the process, the community has been consulted and the views and aspirations of local people have been taken into account.

10. The latest Local Plan3 was adopted in 2015, although the Neighbourhood Plan Steering Group had found it, with only three site-specific policies for Portland, lacking in terms of providing a relevant strategic context for neighbourhood planning on Portland. Indeed, in Mid-2015 the Steering Group had considered whether it should commission its own strategic planning framework that could manifest itself in a form development plan or ‘masterplan’ for the Island and include site allocations.

11. It was decided however that this may not be necessary once the local planning authority committed to a full review of the Local Plan. In finding the Local Plan sound in 2015, the Inspector recommended that an early review should be undertaken, primarily because the Local Plan was not robust enough in demonstrating a five-year supply of housing.

12. The Local Plan Review got underway early in 2017. Whilst housing numbers and potential sites was a focus, the local planning authority has also taken the opportunity to look at other aspects where recent evidence or Government policy changes has had an impact on the 2015 Plan. These include: a more logical assessment of green areas; the changing nature of employment and growth opportunities; new Government housing initiatives; climate change and erosion and sustainable energy. Many of them are matters of a strategic nature that have an impact too, on neighbourhood planning for Portland.

13. The Local Plan Review is scheduled to be completed by 2019. The first stage of the Review was an Issues and Options document which was the subject of a district-wide consultation during February and March 2017. A dialogue has been maintained between the Portland Neighbourhood Plan Steering Group and the local planning authority. This is enabling the Steering Group to frame its approach and policies for Portland in the knowledge of what is emerging from the Local Plan Review and to influence that Review from a Portland Neighbourhood Plan perspective.

14. With this relationship established, the Steering Group has felt more confident in proceeding with policy development. During the first part of 2017 it commissioned: 1. A Heritage and Character Assessment4 – an objective study to describe and articulate what is special and distinctive about a Portland by identifying recognisable patterns of elements or characteristics that make one landscape different from another. Its purpose is to ensure

3 https://www.dorsetforyou.gov.uk/media/209581/West-Dorset-Weymouth--Portland-Local-Plan- 2015/pdf/West_Dorset__Weymouth___Portland_Local_Plan_2015.pdf 4 https://www.portlandplan.org.uk/wp-content/uploads/2017/06/PCP-Portland-HCA-low-res.pdf that development proposals respond to local character and history, and reflect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation. 2. A Site Appraisal Report5 - an independent and objective assessment of the sites that were considered available for inclusion in the Neighbourhood Plan, providing a clear assessment of the suitability of each of the sites for potential housing development. The Site Appraisal Report has significantly influenced what follows in this paper. Strategic Context 15. The Local Plan Review process is still far from compete. The Initial Issues and Options Consultation document (February 2017) does however provide an indication of how the Local Plan may evolve.

Growth Options 16. A major purpose of the Review, as the Local Plan Inspector explained, is “to identify additional land capable of meeting housing needs to the end of the current plan period” (i.e. to 2031) “as well as the broad location for development in the five-year period thereafter” (i.e. to 2036). The Inspector did not recommend that any specific locations in Weymouth or on Portland should be examined for their future growth potential. However, the need to look forward for a further five years, requires the local planning authority to consider what additional growth will be required to meet the needs of Weymouth and Portland, and where, over the extended plan period to 2036.

Housing Development 17. The overall need for housing across the Local Plan area between 2011 and 2031 is calculated as 15,500 net additional dwellings. The average annualised requirement is for 775 new homes per annum. The starting point for the Review is that provision needs to be made to accommodate this level of housing development for a further five years (i.e. 3,875 additional new homes for the period 2031 to 2036). If the currently estimated shortfall to 2031 is added, it indicates that the Review must make provision for at least another 4,520 new homes overall, if to adequately cover the period to 2036. The Review therefore has to identify sufficient additional land to accommodate at least this level of housing growth.

Employment Land 18. The overall demand for employment land across the Local Plan area between 2011 and 2031 is estimated as 60 hectares. The updated requirement for employment land for the period 2013 to 2036 is for between 62 and 63 hectares. The identified supply of employment land in the Local Plan exceeds the projected demand. On that basis, there is no need to allocate any additional employment land as part of the Review. However, provision of employment land as part of any larger development sites may however be sought to provide a balance of land uses. The emerging strategic economic plan identifies Dorchester, Weymouth and Portland as the ‘core area’ for growth.

Distribution of Development 19. The Local Plan recognises a three-tier hierarchy of settlements. To meet development needs up until 2036, the Review must consider the future development needs of the settlements in the first and second tiers of the settlement hierarchy. It does consider that eight settlements in the top two tiers of the settlement hierarchy are likely to have sufficient capacity to accommodate the additional growth now proposed. For settlements in the third tier of the hierarchy (mainly the larger villages), the Review envisages local needs generally being met through development within DDBs6 and through neighbourhood planning.

5 Link to Site Assessment Report on website 6 DDBs = Defined Development Boundaries The Settlement Hierarchy and Portland 20. Portland is treated by the current Local Plan as a single entity which falls within the second tier of the settlement hierarchy, therefore identifying it as one of the ‘market and coastal towns’ which would be a focus for future development. However, the Review has recognised that ‘Portland’ is not a town as such, but a collection of settlements that together support a range of services typically found in a town. “It may be clearer [to make] reference to ‘the settlements on Portland’ rather than the ‘coastal town’ of Portland. There are considered to be eight settlements on Portland, which are Castletown, , Easton; ; Grove; Southwell; and Weston”7. This down-grading of Portland will likely mean that the next version of the Local Plan will not include a strategic target of housing numbers or the strategic allocation of sites for the Portland neighbourhood plan area.

Green Infrastructure Network 21. A green infrastructure network will be identified, which will be given significant protection from development. In establishing the network, there will be a review of existing designations. To define the green infrastructure network, a series of categories will be established to identify different elements and their function and benefit within the network.

Environmental Constraints on Portland 22. The Review recognises that any consideration of future development options for Portland must be done in the context of the substantial environmental constraints on the Island, which include: • the World Heritage Site • the Heritage Coast (from along ) • Chesil & The Fleet Special Area of Conservation (SAC) • the to Studland Cliffs SAC • areas at risk of flooding • Sites of Special Scientific Interest (SSSIs) • Sites of Importance for Nature Conservation (SINCs) • Regionally Important Geological and Geomorphological Site (RIGS) • Scheduled Monuments • the whole of the Island being an area of archaeological potential • Conservation Areas at Fortuneswell, Grove, Easton and Weston

Possible Development Sites 23. In considering the extent of future growth options on Portland, the Review process has involved an initial 360-degree search of all possible development site options around the main settlements, which is taken to mean outside of the current ‘defined development boundaries’8. Unsuitable options were discounted at an early stage, through an initial site sieving exercise and sustainability appraisal. The conclusion of the first filter of site options is that “there are no significant opportunities around the settlements of Castletown, Easton, Fortuneswell and Grove”, largely due to the combination of different environmental constraints. Two sites have been identified for further consideration. At this stage, no commitment is being made to the development of any individual site or group of options. • Site at eastern end of Weston Street - possibly 50 dwellings • Site south of Southwell - possibly 130 dwellings

7 Joint Local Plan Review for West , Weymouth and Portland, Initial Issues and Options Consultation, February 2017 8 Defined development boundaries (DDBs) were carried forward to the 2015 Local Plan from previously adopted local plans. DDBs define the areas within which development will generally be accepted. There are 12 DDBs on Portland. Policy SUS2 of the Local Plan states: “Within the defined development boundaries residential, employment and other development to meet the needs of the local area will normally be permitted. Outside defined development boundaries, development will be strictly controlled……..” https://www.dorsetforyou.gov.uk/media/209581/West-Dorset-Weymouth--Portland-Local-Plan- 2015/pdf/West_Dorset__Weymouth___Portland_Local_Plan_2015.pdf 24. It should be noted that these sites along with many other planning “issues and options”, including asking the question “are there any brownfield sites on Portland which may be suitable for residential development?”, were the subject of a consultation exercise associated with the Local Plan Review in February/March 2017.

Community Reaction 25. Portland Town Council along with the people and businesses of Portland were invited to respond to the local planning authority’s site assessment and to comment generally on the growth and development options. Several statutory consultees were also asked to give an opinion. The initial analysis of the Consultation Response shows little support for either of the two identified greenfield sites.

26. The basis of many of the objections received echoes the issues identified in the site appraisal i.e.: • Possible impact on SAC, SSSI and SNCI, World Heritage Site, Portland Coastline, scheduled monument and conservation area • The entire site is currently designated as safeguarded mineral within Site at eastern end of the Minerals Strategy (Both parts of site lie within an extant mineral Weston Street planning permission) • Pressure on existing infrastructure • Loss of green corridor and strategic gap • Landscape impact - impact on Portland Coastline, SNCI and scheduled monument Site south of Southwell • Loss of agricultural land and wildlife habitats • May prejudice development of adjoining mineral site (with pp)

27. As regards the general approach to growth and housing development on Portland, analysis of the response to the consultation, done in preparing this report, indicates: • There is little support for a higher level of growth than has been the average on Portland over the past five years (45 dwellings per year) • The major ‘issues’ that must be taken into account when considering development options are: the need to protect the natural environment, the capacity of the road network, and the impact on community infrastructure such as community facilities, health and education • It is believed that there remains significant development potential and capacity on brownfield sites (several sites have been suggested) Recent Development Activity 28. According to the Council’s Background Paper9, since 1991, the population of Portland has decreased by approximately 2% from 13,190 to 12,966, caused largely by the loss of the Royal Navy.

Portland Housing Completions Total Affordable 97/00 49 00/05 266 05/10 403 10/11 4 11/12 104 6 12/13 19 19 13/14 44 15 14/15 24 7 15/16 40 17 16/17 953 64

9 Joint Local Plan Review for West Dorset, Weymouth and Portland, Portland Background Paper Issues and Options Consultation Version, February 2017 29. In the period 1997/98 to 2016, approximately 1,000 dwellings have been completed. The annual average delivery rate currently stands at 45 dwellings per year for the five-year period 2011/12 to 2015/16. Since 2011/12, there have been only 64 affordable housing completions. Development Intentions 30. Appendix A to this report sets out the current commitments, applications and expressions of interest on a site by site basis. In summary:

No. of Sites Poss’ Yield (dwgs) Sites with Extant Permission (2016-) 45 894 Sites subject to Planning Applications (Jun 2017) 6 92 Other sites nominated for SHLAA 102015 26 177 Additional sites nominated for SHLAA 2016 6 49 Disposal Sites 11 17 94 1,229

31. This indicative level of ‘development intention’, is likely sufficient for the local planning authority to be content that Portland’s contribution to the overall target is acceptable and consistent with the Local Plan’s approach of modest growth on Portland largely because of the perceived local employment opportunities and the environmental constraints.

32. This means that, subject to further discussion and agreement with the local planning authority, the policy approach to housing numbers and sites that can be taken by the Portland Neighbourhood Plan can be based on local needs, demands and opportunities. Needs and Demands Housing 33. The Steering Group, having reviewed the local evidence including the response to community consultations, has agreed that the following should provide the context for the local housing strategy and policies in the Neighbourhood Plan: • There are around 300 people on the housing waiting list with a Portland local connection • These are mainly younger families looking for 1 or 2 bedroomed properties • There are a number (unknown) of elderly people who are currently living in larger homes and who wish to downsize • Easton is one of the most accessible places in Dorset for services • There are large brownfield sites in Underhill which with a joined-up approach could yield substantive numbers • Local authorities and the Health Service are looking to rationalise their estate • Southwell School (redundant) and St Georges School both occupy large land blocks • The HCA are seeking shared equity arrangements • There is potential for a local Community Land Trust to play a part • The Local Plan Review has identified potential housing development sites in areas where the community infrastructure is lacking, although access to public transport is good • These areas are also close to areas identified as of landscape importance and potential biodiversity green space. • There is a general sensitivity about large scale building on perceived green space The Steering Group has concluded that housing land allocation should be based around smaller numbers located in proximity to Easton; and should find ways to join up the private and public- sector land offer, to maximise the brownfield development potential.

10 SHLAA = Strategic Housing Land Availability Assessment Employment 34. As regards the context for the local employment strategy and policies in the Neighbourhood Plan: • Dorset LEP has identified the employment area on Portland as being able to yield an additional 3,000 jobs. This is in line with previous employment levels enjoyed via the MoD and Navy. • Employment land allocated in the Port area, was based on previous areas developed and green space designations occurred largely independent of an assessment of future employment needs. • There is scope to affect a realignment of boundaries to yield a more visible and cohesive offer • Foster clustering and innovation • The Port has access to limited financial resources which impacts on their ability to market the land holding they have • The HCA11 has had limited marketing success with Osprey Quay • The intention is the visibility of the Western Dorset Growth Corridor will help with these constraints • Devolution and the creation of Unitary Councils and a Combined Authority will mean that the link between business growth and service provision will be more direct • SMEs and entrepreneurial approaches should be supported The Steering Group has concluded that employment land allocation should find ways to maximise the opportunity from the existing land offer and improve its visibility; and integrate SME and entrepreneurial activity in proximity to identified centres to improve their viability. Additional Land Supply 35. The Steering Group further concluded that it may be in the best interests of future development and growth on Portland that it should give serious consideration to including policies that identify specific development areas and perhaps go as far as allocating sites within the Neighbourhood Plan. This begins with a thorough and objective appraisal of the options.

36. To extend its knowledge and awareness of the development potential of land beyond that committed and that identified by the SHLAA on Portland, the Neighbourhood Plan Steering Group commissioned a Site Appraisal Study and Report. The Study appraised ten sites nominated by the Steering Group. All these sites are either in or close to existing settlements areas and have had a previous use, whose future is in question.

37. The full Site Appraisal Report, which is available on-line12, considered that four sites are most appropriate for taking forward for housing through the Portland Neighbourhood Plan. “This is due to the capacity of the sites to deliver housing, their location, their availability, and the limited number of constraints present at the sites.”

38. The four sites are as follows: • New Brackenbury School (possible 11 dwellings) • St. George’s School (possible 57 dwellings) • Southwell School (possible 34 dwellings) • Royal Manor School (possible 58 dwellings)

39. In addition to these sites, four further sites are considered as being “potentially suitable” for taking forward for the purposes of the Neighbourhood Plan. These latter sites however have significant constraints, including relating to environmental constraints, that would need to be addressed.

11 HCA = Homes and Communities Agency 12 Link to Site Assessment Report on website 40. In view of the extent of current commitments, it is clear that not all the above sites are needed for housing. This gives the community the opportunity to consider the development options to make best use of these well-known and generally well-located community assets.

41 Of the most suitable development sites, both the former Royal Manor School and Southwell School site have been the subject of recent (July 2017) community consultations carried out by the HCA. For the Royal Manor School site, 52 new houses and apartments are proposed, providing a mix of dwellings from 2 bed apartments to 4 bed houses. 50% of the homes on the site would be affordable Starter Homes. For the Southwell School site, 58 new houses and apartments are proposed, providing a mix of dwellings from 2 bed apartments to 4 bed houses. 50% of the homes on the site would be affordable Starter Homes. Conclusions 42. It is accepted that sites where development has begun over the past few years and sites with planning permission have established their future uses for housing or employment purposes. Much of this commitment is within the defined development boundaries of the Local Plan. The local planning authority in assessing planning applications, has sought to protect the environmentally sensitive parts of the Island. Although some development has been approved outside of the defined development boundaries because of the lack of evidence of a five-year supply.

43. The Steering Group’s own surveys have established that there remains a substantial area of brownfield land on the Island. The Site Assessment Report confirms that some of it is developable for housing.

44. It can be concluded therefore that: • There appears to sufficient developable land available on Portland for the Neighbourhood Plan to put policies in place, if it is thought necessary, to protect all environmentally significant and sensitive sites and valuable ‘local green space’ • Current housing and employment commitments are likely to be sufficient to meet the requirements of the Local Plan • Housing policy must focus on addressing local needs as well as opportunities • The Neighbourhood Plan objective of focussing development on brownfield sites and previously used land is achievable • If sites are to be allocated, there is a choice to be made as to which sites and what type of development is acceptable • Additional study and consultation will be necessary to aid selection of the ‘best’ and preferred sites for development • Development proposals on some of the most suitable development sites, such as the former school sites, are well advanced and have been received positively by the community • There is an ‘issue’ as to what policies will be appropriate for ‘other’ brownfield sites • There should be a role for community-led housing initiatives

45. These all lead to the overall conclusion that it would not only be time- and resource-consuming to allocate sites within the Neighbourhood Plan for housing development, but it is probably unnecessary given the extent of commitments and the advanced stage of proposals for other sites that are suitable and have the community’s support. It is important however that the Neighbourhood Plan should include criteria-based housing policies to ensure that future housing development delivers the type of housing that is required.

46. As regards employment land, there is sufficient land already earmarked in the Local Plan. The draft Neighbourhood Plan needs to concentrate on policies that will help make sites more appealing, encourage business development and growth in the interests of boosting the local economy and creating much need good quality local jobs.

47. Recent studies have highlighted how unique, important and vulnerable the natural environment of Portland is. The Neighbourhood Plan can include policies to ensure that the impact of future development on the natural environment is minimal. The Site Assessment Report, in indicating that several of the sites put forward by the Steering Group were potentially suitable for development, also confirmed that some were less so. The Neighbourhood Plan should not leave these sites ‘exposed’ and unprotected. It is beholden on the Portland Neighbourhood Plan to ensure policies are in place that will facilitate an appropriate and positive future role for the Verne, Frances Quarry Area, Weston Road derelict house and the site at Moorfield Road, in particular. Recommended Policy Approach 48. The four school sites deemed suitable for development are all within the current DDBs. This seems to reinforce the current Local Plan policy position that “residential, employment and other development to meet the needs of the local area” should take place within the DDBs, with a presumption against development taking place outside of the DDBs, unless it is for specific and fully justified purposes. On that basis, it is suggested that the current Local Plan’s policies, SUS1 and SUS2, are adequate in content and extent for Portland.

49. If this is accepted, it will be important to ensure that the same or similar policies are in the next version of the Local Plan. This is probably best achieved by re-confirming or re-defining the Portland’s DDBs and their purpose, in collaboration with the local planning authority and including an appropriate DDB policy in the Neighbourhood Plan. It will be even more important to ensure that policies are in place in the Local and/or Neighbourhood Plan to protect land outside the DDB’s from inappropriate development.

50. Where the Local Plan may be considered inadequate is the lack of recognition of the specifics of the Portland housing market. The table below demonstrates the extent to which the Local Plan’s policies address Portland’s neighbourhood planning objectives for housing and business development. It suggested that only the employment training objective is satisfactorily addressed.

Portland Issue NP Objective Local Plan Housing Development Character of development Recognise distinct character of ENV4 Heritage Assets settlements ENV10 The Landscape and Townscape Setting Limited reference to settlement character Community Land Trust Facilitate exception site development HOUS2 Affordable Housing Exception Sites No reference to CLT Design Ensure development is appropriate in scale ENV10 The Landscape and Townscape Setting and type ENV12 The Design and Positioning of Buildings Limited reference to historic character or vernacular Local housing need Ensure housing mix reflects current local HOUS3 Open Market Housing Mix housing needs No refence to local housing need and market Second homes Prevent new dwellings becoming second No relevant policy homes Self-build and custom Encourage self-build and other affordable No relevant policy housing housing initiatives Small dwellings Ensure there is a good proportion of small HOUS3 Open Market Housing Mix dwellings on new developments No refence to addressing imbalance in supply Business and Employment Development Enterprise hub Identify local building suitable for ECON1 Provision of Employment conversion No reference to business hub New enterprises Facilitate SME’s and start-up units ECON3 Protection of Other Employment Sites No specific reference to start-ups Northern Arc Masterplan approach ECON2 Protection of Key Employment Sites PORT1 Osprey Quay No recognition of Port or northern arc Training Support training-related development COM6 Provision of Educ. and Training Facilities Does support new or replacement facilities

51. It is recommended that the Neighbourhood Plan includes policies: Regarding housing: • Recognising the different character areas on Portland, referring to the HCA • Linking future provision to a thorough assessment of local housing need and addressing recognisable imbalances in supply • Specifically tailored to the current intentions of the CLT (if it has discernible intentions) probably in the form of an exception site policy • Encouraging innovative solutions to housing provision including self-build and custom-built developments in appropriate locations • Discouraging the proliferation of second homes

52. Regarding employment: • Safeguarding existing employment sites • Supporting new employment development particularly new business hubs/centres to provide for SMEs and start-up businesses • Supporting a masterplan approach to the northern arc that achieves a rationalisation of land uses

53. Regarding specific sites: • Hardy Complex – supporting a more environmentally-friendly and less visually intrusive scheme including full/partial demolition of the block (a proposal with widespread community support), should the current planning consent lapse • The Verne – establishing the constraints and criteria that any development would need to meet (with reference to the Heritage Character Assessment), perhaps in association with the Community Land Trust • Frances Quarry area –protecting wildlife habitats • Moorfield Road – ensuring the site is protected because of its wildlife value and as part of the green gap • Site of derelict house, Weston Road– protecting the site’s historic and wildlife value and as part of the green gap

PW/PNP/Aug17 Appendix A Portland Housing Sites mid-2017

Sites with Extant Permission June 2017

Per September 2016 Report No. Dwgs 1A, Avalanche Road 1 2 East Street 1 28 Fortuneswell 2 52, Park Estate Road 1 72, Easton Street 3 8 Rufus Way, Grove 1 9, Rufus Way 1 Adj 44 Chiswell (site of former 34a Chiswell) 1 Adj. 88 Avalanche Road 10 Adj. Westcliff House, Weston Rd 1 Alma Terrace 11 Between 12 & 14 Woolcombe Road, Weston 3 Castle Court Site, Osprey Quay (u/c) 39 The Hardy Complex, Main Block, Castle Road 363 Land rear of Hardy Block 191 Land adj 19(b), Clements Lane 1 Land adjacent to 33, Park Road 1 land adjacent to 8, Moorfield Road 1 Land at Bransbarrow, Brandy Row, Chiswell 1 Land at North End of Perryfield Work, Pennsylvania Road 6 Land r/o, 95 to 127, Reforne (built) 4 Land to east of 35, Park Road 1 Land to rear of 6, Southwell 1 Land to south of 62 to 72, Weston Street 8 Osprey Quay/Castle Court (u/c) 31 Perryfield Works, Pennsylvania Road, Easton 9 Rear of 20 East Street 1 Rear of 44C-62, Weston Street 1 Royal Victoria Lodge, Victoria Square 5 TOPE/020 Workshops, Bottomcoombe Works, Easton 62 Total 762 Since Sep 2016 PA Ref. No. Dwgs Bumpers Lane WP/17/0017/RES 71 49 Grove Road WP/17/00183/FUL 3 r/o 1-3 Belle Vue Cottages WP/17/00093/FUL 1 Land north of 54 New Street WP/17/00076/RES 3 103 Fortuneswell WP/16/00944/FUL 6 Land opp. 139-165 Avalanche Road WP/16/00783/FUL 10 Public Conveniences, High St, Southwell WP/16/00692/FUL 1 Land r/o 132-144 Wakeham WP/16/00693/OUT 2 8a Sweet Hill Road WP/16/00394/OUT 1 Maritime House, Southwell Business Park WP/16/00506/OFF 1 Land rear of Ventnor, Verne Common Road WP/16/00286/FUL 8 Grove Infants School, Grove Road WP/16/00008/FUL 5 6 Branscombe Close WP/15/00392/FUL 2 Rear 9-11 Easton Street WP/15/00202/FUL 1 Brandy Row Workshops WP/15/00368/FUL 9 151 Weston Street WP/15/00619/OUT 8 132

Sites with Pending Planning Applications

Site: PA Ref. Possible Yield Land to South of Augusta Road WP/15/00767/FUL 22 affordable Land r/o, 82b-82d Wakeham WP/17/00371/OUT 5 bungalows Underhill School WP/17/00323/FUL 21 dwellings Portland Lodge Hotel, Easton Lane WP/17/00270/OUT 24 flats Council Offices, Fortuneswell WP/17/00037/OFF COU to dwellings 8 units The Windmills, Park Road WP/16/00142/FUL 12 dwellings (in lieu of previously approved care home) 92

Sites Identified Within SHLAA 2015 Not Identified Above

Ref: Site: yrs 0-5 6-10 11-15 WP/TOPE/001 Land r/o 23 Moorfield Road 2 0 0 - 2 WP/TOPE/002 Land r/o Fancys Close, Reforne 5 0 0 - 5 WP/TOPE/003 Land at Reforne 0 3 0 - 3 WP/TOPE/010 Offices & Stone Factory 0 0 18 - 18 WP/TOPE/014 Glen Caravan Park 0 0 5 - 5 WP/TOPE/015 Land adj. Junior School 16 0 0 - 16 WP/TOPE/018 67 New Street 1 0 0 - 4 WP/TOPW/002 Land beside 1-13 Courtlands Road 4 0 0 - 4 WP/TOPW/003 Land r/o Avalanche Road 0 5 0 - 5 WP/TOPW/005 Sea Mist, Sweethill Road 0 0 0 2 2 WP/TOPW/023 Land r/o 119-145 Avalanche Road 0 10 0 - 10 WP/TOPW/024 Parking area Bowers Rd & Four Acres 0 4 0 - 4 WP/TOPW/029 17 Sweethill Road 3 0 0 - 3 WP/TOPW/016 Land north west of Croft Road 4 0 0 - 4 WP/TOPW/022 Land to the r/o Branscombe Close 0 5 0 - 5 WP/UNDE/001 Underhill Methodist Church 0 10 0 - 10 WP/UNDE/002 Land to the west of Fortuneswell 0 3 0 - 3 WP/UNDE/003 Garages adj. 105-107 East Weare Road 2 0 0 - 2 WP/UNDE/004 Land adj. 2-14 Amelia Close 5 0 0 - 5 WP/UNDE/005 Garages adj. 31-39 Coronation Road 2 0 0 - 2 WP/UNDE/009 Green Shutters Inn 3 0 0 - 3 WP/UNDE/010 Land r/o 17-19 Clovens Road 0 7 0 - 7 WP/UNDE/014 Hambro Car Park 10 0 0 - 10 WP/UNDE/016 Land adj. to 44 Leet Close 0 10 0 - 10 WP/UNDE/017 Boscawen House, Castle Road 10 0 0 - 10 WP/UNDE/018 Islanders Club for Young People 0 25 0 - 25 177

Sites Identified Within SHLAA 2016 Not Otherwise Identified

WP/TOPE/031 45 Wakeham 5 WP/TOPW/011 Land between 21-25 Weston St 6 WP/TOPW/030 Avalanche Rd 8 WP/TOPW/031 NE Corner Southwell BP 8 WP/TOPW/032 South of Southwell BP 7 WP/TOPE/032 41-47 Wakeham 15 49

Sites in LP Review Issues and Opportunities (Feb 2017):

Possible (subject to consultation): P1 Eastern end of Weston Street 50 Possible impact on SAC, SSSI and SNCI, World Heritage Site, Portland Coastline, scheduled monument and conservation area. P2 South of Sweet Hill Road, Southwell 130 Landscape impact - impact on Portland Coastline, SNCI and scheduled monument 180 Discounted: Reason: A South of Castletown Impacts on Isle of Portland to Studland Cliffs SAC, Isle of Portland SSSI, and scheduled monuments. Steep topography. B New Ground Impacts on Isle of Portland to Studland Cliffs SAC, Isle of Portland SSSI and nearby SNCI C West Weare Impacts on Isle of Portland to Studland Cliffs SAC, Isle of Portland SSSI and World Heritage Site. Area also vulnerable to coastal erosion. D Bowers, Impacts on Isle of Portland to Studland Cliffs SAC, Isle E Inmosthay of Portland SSSI and Portland (Easton) conservation F Independent Quarries area. Areas either working quarries or part of Portland Quarries Nature Park. G West of Weston Impacts on Isle of Portland to Studland Cliffs SAC, Isle H Barleycrates Lane of Portland SSSI and World Heritage Site. Area in part vulnerable to coastal erosion. J Between Easton & Grove Impacts on Isle of Portland SSSI and nearby SNCI K Reap Lane Impacts on Isle of Portland to Studland Cliffs SAC, Isle of Portland SSSI and World Heritage Site. Area in part vulnerable to coastal erosion. L East of Avalanche Road This area is the subject of a planning application for minerals extraction. N Freshwater Quarries Impacts on Isle of Portland to Studland Cliffs SAC Isle of Portland SSSI, World Heritage Site and nearby SNCI. Area in part vulnerable to coastal erosion.

Possible Housing Sites Identified for Disposal by Public Bodies

New Street WPBC 2 Car Park, Park Road WPBC 2 Croft Road WPBC 2 Brandy Row WPBC 1 Other Smaller (Underhill) DCC 10 17

Additional Sites Assessed by AECOM June 2017

Site Name Size (ha) Hardy Complex 5.88 Portland Hospital 2.22 New Brackenbury School 0.46 The Verne 0.45 Frances Quarry Area 2.61 Moorfield Road 6.67 St. George’s School 2.53 Site of derelict house Weston Road 0.30 Southwell School 1.41 Royal Manor School 2.56

Appendix B

Map A Current DDBs

2008 DDB’s Underhill Area Southwell Business Park Grove Wide Street Easton-Weston Villages Easton Lane Bumpers Lane Portland Port Estate Weston Street Perryfield Works Southwell