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Matter 4: Davidsons Developments Ltd (2809)

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Matter 4: Davidsons Developments Ltd (2809) Davidsons Developments Limited: ID 2809 MATTER 4 – The Development Strategy Issue: Whether the Development Strategy set out in Policy CS1 is justified, effective and consistent with national policy. N.B. Detailed issues relating specifically to the proposed Sustainable Urban Extensions and Directions of Growth are dealt with under other Matters. Questions 1) What is the basis for the proposed distribution of development between different parts of the Borough i.e. the Principal Urban Area, Loughborough and Shepshed, the Service Centres and other settlements? 2) What options were considered for the distribution of development? Why was this option chosen and why were alternative options discounted? 3) What is the basis for the settlement hierarchy set out in Policy CS1? Is it appropriate and justified? 3.1 The overall distribution of development between the Leicester PUA and the Rest of District in Policy CS1 is based on the distribution as set out in the now revoked East Midlands Regional Plan. Given the revocation of the Regional Plan, and the more recent evidence presented in the SHMA 2014 (PSD/14), the rationale for this distribution needs to be reviewed. 3.2 The settlement hierarchy set out in Policy CS1 was informed by the assessment of available services and facilities in settlements undertaken by the Council and set out in the Developing a Settlement Hierarchy Report, 2007 (EB/DS/9), the Settlement Hierarchy Review, 2008 (EB/DS/14) and the Service Centre Review, 2011 (EB/DS/13). 3.3 Pegasus has engaged with the Council through the preparation of the Core Strategy arguing that Anstey represents a suitable location to accommodate further growth. This engagement included previous submissions on the Core Strategy Supplementary Consultation, June 2012 and a more recent response to the Further Consultation on the Sustainability Appraisal Supplementary Report. For ease of reference, copies of these submissions are attached at Appendix 1 for information. Page 1 EMS.2354: Charnwood Local Plan Core Strategy Examination – Matter 4 Davidsons Developments Limited: ID 2809 3.4 The Sustainability Appraisal Supplementary Report (PSD/2) has been prepared by the Council to clarify how reasonable alternatives were identified as part of the Core Strategy Supplementary Consultation in 2012, the reasons for rejecting or selecting alternatives and the implications on the revocation of the Regional Plan on reasonable alternatives for the overall spatial strategy. 3.5 In our response to consultation on the Sustainability Appraisal Supplementary Report we have outlined why we consider the reasons presented for rejecting the option of growth at Anstey are not justified. 3.6 We have also highlighted the failure of the Council to consider a review of the definition of the extent of the PUA following the revocation of the Regional Plan. 3.7 In the Council’s Supplementary Consultation on the Core Strategy, June 2012, the role of Anstey and Syston in supporting the growth of the PUA was assessed as a reasonable alternative in recognition of the strong relationships these settlements have with Leicester City. 3.8 Anstey is identified in the Core Strategy as one of a number of Service Centres where some growth is proposed over the plan period. However much of that growth has already been accommodated and, on the basis of the proposed Core Strategy policy, further growth over the remainder of the plan period may be very limited. It is not considered that this represents the most appropriate approach given the opportunities available accommodate some further growth in these settlements in a sustainable way. 3.9 Anstey is a sustainable settlement and has recently accommodated further growth with the development of some 165 homes to the north of Groby Road by Davidsons Developments. 3.10 Anstey offers a range of services and facilities and is very well located in relation to Leicester City, with regular, high quality bus connections to main destinations in the City including the city centre and hospitals. The fact that, unlike Birstall and Thurmaston, the settlement is not physically connected to the built up area of the City does not diminish the good functional relationship the settlement enjoys with the main urban area in the HMA. Page 2 EMS.2354: Charnwood Local Plan Core Strategy Examination – Matter 4 Davidsons Developments Limited: ID 2809 3.11 There are potential issues with the timing and deliverability of the Council’s preferred SUE to the east of Thurmaston. Provision for some further growth at Anstey as part of an expanded PUA, would provide the necessary flexibility to deal with any delays in progress of the Council’s preferred sites. 3.12 The indicative masterplan proposals submitted as part of the response to the Core Strategy Supplementary Consultation shows the opportunity to accommodate some 500 homes to the south of Anstey without any unacceptable impacts. 3.13 An opportunity associated with further growth to the south of Anstey is also the scope to provide for highway improvements through an all movement traffic light controlled junction with Anstey Lane and the A50. This potential benefit is one that should be taken into account in assessing the sustainability of growth at Anstey as part of a strategy for growth in south Charnwood. 3.14 In our view, Anstey should be considered as a potential location for further growth to help support provision within and adjoining the PUA and address any shortfalls in supply from other sources. 3.15 Even if it is not considered to form part of the PUA, the settlement is a highly sustainable Service Centre capable of accommodating further growth. 4) Is the approach to the scale of development in different parts of the Borough appropriate and justified? 5) Is Policy CS1 sufficiently clear in terms of the scale of development in individual Service Centres, other settlements and small villages and hamlets? 5.1 In response to Matter 2, the findings of Chelmer Modelling undertaken on behalf of a consortium of developers, including Davidsons Developments Limited, is set out. This concludes that the scale of housing development required in the Borough to meet full, objectively assessed needs (OAN) is at least 1,144 dwellings a year. The scale of development to be directed towards different parts of the Borough will need to be re-considered as a result. 5.2 Policy CS1 proposes that at least 3,170 dwellings are directed towards Service Centres, including Anstey over the period to 2028. Figure 1 to the Core Strategy indicates that all but 200 of this requirement had been met through completions and commitments as at 2012. This proposed Page 3 EMS.2354: Charnwood Local Plan Core Strategy Examination – Matter 4 Davidsons Developments Limited: ID 2809 distribution effectively places an embargo on any further development in the more sustainable settlements over the remainder of the plan period. This does not represent the most appropriate or sustainable strategy and ignores the opportunities available, such as at south Anstey, to deliver further development sustainably to help meet future requirements and provide for a degree of flexibility to address shortfalls in provision from other sources of supply. Page 4 EMS.2354: Charnwood Local Plan Core Strategy Examination – Matter 4 Davidsons Developments Limited: ID 2809 Appendix 1: Response to Core Strategy Supplementary Consultation, July 2012 Page 5 EMS.2354: Charnwood Local Plan Core Strategy Examination – Matter 4 Land South of Anstey CONTENTS: Page No: 1. INTRODUCTION 1 2. KEY CHANGES SINCE 2008 2 3. DIRECTIONS FOR GROWTH 4 4. OPTIONS FOR SOUTH CHARNWOOD 6 5. SUSTAINABILITY APPRAISAL 8 6. SERVICE CENTRES 9 Appendices APPENDIX 1: PRESENTATION TO MEMBERS, 27TH JUNE 2012 10 APPENDIX 2: LEICESTER PUA CONTEXT PLAN 11 APPENDIX 3: INDICATIVE MASTERPLAN PROPOSALS 12 EMS.2354 July 2012 Land South of Anstey 1. INTRODUCTION 1.1 This submission in response to the Core Strategy Supplementary Consultation has been prepared on behalf of Davidsons Developments Limited who has interests in land to the south of Anstey. 1.2 The submission sets out the reasons why this location should be identified as a Direction for Growth and be included as part of the Council’s preferred strategy to accommodate future housing requirements over the period to 2028. In support of the representations, indicative masterplan proposals have been prepared illustrating the options available to accommodate up to 500 homes in this location. A sustainability appraisal has also been prepared using the refined SA Framework. This has been included as a separate report. A presentation on the indicative masterplan proposals was made to members on the 27th June 2012. A copy of the presentation is attached at Appendix 1. 1.3 At its meeting on the 21st July 2011, Charnwood Borough Council’s Plans Committee resolved to grant outline planning permission for the development of up to 165 dwellings on land north of Groby Road, along with new areas of open space, allotments and an extension to the cemetery. The section 106 agreement has now been concluded and the decision has been issued. As part of the response to the Strategic Housing Land Availability Assessment (SHLAA) a number of potential development sites have been identified to the south of Anstey around Green Farm (PSH4, PSH92 and PSH212). In addition Davidsons made a submission in relation to land to the north of Gynsill Lane (PSH213). 1.4 The following sections set out Davidsons’ comments on the Supplementary Consultation, including comments on the options for South Charnwood. Page 1 EMS.2354 July 2012 Land South of Anstey 2. KEY CHANGES SINCE 2008 2.1 Paragraphs 1.13 to 1.20 of the Supplementary Consultation document set out the key changes that have taken place since the last consultation in October 2008. This includes further work undertaken to establish the scale of additional development to be accommodated over the extended period to 2028.
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