Great Cheverell Planning Statement
Gladman Developments Ltd
Land North of Westbury Road, Great Cheverell
November 2013
Prepared by
GL Hearn Limited 1 St James's Square Manchester M2 6DN
T +44 (0)161 829 7800 F +44 (0)161 829 7810 glhearn.com
Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
Contents
Section Page
1 INTRODUCTION 4
2 SITE AND SURROUNDINGS 6
3 THE PROPOSED DEVELOPMENT 7
4 PLANNING POLICY CONTEXT 9
5 LAND USE ASSESSMENT 20
6 DETAILED ISSUES 29
7 CONCLUSION 40
List of Figures
FIGURE 1: EXTRACT FROM THE ENVIRONMENT AGENCY FLOOD RISK MAP 36
Appendices
APPENDIX A: S.106 DRAFT HEADS OF TERMS 42
APPENDIX B: LOCATION OF LOCAL AMENITIES 44
APPENDIX C: SUSTAINABILITY MATRIX 46
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
Quality Standards Control
The signatories below verify that this document has been prepared in accordance with our quality control requirements. These procedures do not affect the content and views expressed by the originator.
This document must only be treated as a draft unless it is has been signed by the Originators and approved by a Business or Associate Director.
DATE ORIGINATORS APPROVED November 2013 Phil Robinson Mike Baker Planning Associate Director Planning Director
Limitations This document has been prepared for the stated objective and should not be used for any other purpose without the prior written authority of GL Hearn; we accept no responsibility or liability for the consequences of this document being used for a purpose other than for which it was commissioned.
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
1 INTRODUCTION
1.1 This Planning Statement forms part of the suite of documents submitted to Wiltshire Council by Gladman Developments Ltd (referred to herein after as Gladman) in support of their application for outline planning permission for residential development, with all matters reserved on land north of Westbury Road, Great Cheverell.
1.2 The proposal responds directly to the need to significantly boost the supply of housing and in particular will support Great Cheverell to sustain and build a sustainable community.
1.3 The illustrative master plan produced by fpcr demonstrates how the site will deliver a high quality residential development which will properly integrate with the neighbouring residential areas of Great Cheverell.
1.4 The application has been screened for the purposes of Environmental Impact Assessment by letter dated 4 October 2013. Confirmation that the application is not EIA development was confirmed by the Council on 10 October.
The Application
1.5 This application seeks Outline Planning Permission with all matters reserved for a residential development comprising:
• Housing - Up to 25 dwellings • New trees and vegetation • New pedestrian and cycle links • New vehicular access off Westbury Road • Additional pedestrian access on to Weavers Mead • Wherever possible retention and enhancement of natural habitat • Local play area • Planting to complement/enhance existing vegetation to provide landscape benefits • SUDS basin
1.6 This statement forms part of a wider package of information which has been prepared in support of the planning application for the proposed development. The other supporting documents include:
• Location Plan (Red Line Plan) • Planning Statement and Draft S106 Heads of Terms • Socio-Economic Impact Assessment • Design and Access Statement and Framework Plan • Landscape and Visual Impact Assessment • Habitat and Preliminary Protected Species Survey • Arboricultural Assessment • Transport Assessment
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
• Travel Plan • Air Quality Note • Noise Note • Archaeological Desk Top Assessment • Phase 1 Site Investigation Report • Flood Risk Assessment and Drainage Strategy • Utilities and Infrastructure Assessment • Statement of Community Involvement • Agricultural Land Quality Assessment • Sustainability Assessment • Heritage Statement
1.7 Section 2 contains a description of the application site and surroundings, while the main elements of the proposed development are summarised in Section 3. Section 4 provides an overview of the relevant national and local planning policy. Section 5 contains a land use assessment and considers the suitability of the site for a housing development. Following this the wider aspects of the redevelopment of the site, such as transport and environmental consideration are then summarised in Section 6. Section 7 contains the summary and conclusions.
1.8 Overall, it is concluded that the proposed development accords with the development plan and the relevant policies of the National Planning Policy Framework (NPPF) and in keeping with the presumption in favour of sustainable development should be approved without delay.
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
2 SITE AND SURROUNDINGS
2.1 The site extends to approximately 2.7 ha (6.7 acres) and is located immediately to the east of the settlement of Great Cheverell. The site has been in arable use as are many of the fields surrounding Great Cheverell.
2.2 The site is bounded by residential properties on its north western side, beyond a footpath which connects Westbury Road to Weavers Mead and the site’s south western side, over Westbury Road. To the south eastern part of the site there is a single dwelling and fields with the north of the site adjoined by fields. The site is mainly enclosed by hedges, although there are some trees on the south eastern boundary.
2.3 To the south west, over Westbury Road, there are a number of semi-detached properties which are at an elevated position overlooking the application site. To the north the site is adjoined by a relatively new housing estate which fronts Weavers Mead to the south of which are the large rear gardens of the properties which front onto High Street and back onto the site. High Street contains a range of facilities which include bus stops, a Post Office and newsagent, nursery, public house and employment opportunities. To the south west of the village are a primary school and a village hall.
2.4 The Great Cheverell Conservation Area boundary runs close to, although not abutting, the north western boundary of the Site, running along the property boundaries of historic buildings fronting the High Street.
2.5 The topography of the site slopes from approximately 86m AOD to the south of the site to approximately 72m AOD adjacent to the north eastern boundary. A public right of way (footpath) crosses the northern part of the site, exiting onto Weavers Mead.
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
3 THE PROPOSED DEVELOPMENT
Introduction
3.1 The proposed development and indicative Masterplan has been informed by the detailed site investigations and technical studies referred to at section 1 of this Statement.
Public Consultation
3.2 Gladman has undertaken a public consultation exercise during the development and preparation of this application. Details of the consultation are set out in the Statement of Community Involvement.
The Vision – Design Objectives
3.3 The Design and Access Statement produced by fpcr identifies that the vision responds to current conditions and future needs, with the overall aim of providing a high quality environment. There are a number of key design objectives which inform the illustrative Masterplan, which seek:
• To retain & enhance views - A separate Landscape and Visual Analysis has been completed. • To deliver a high quality “place” which is sustainable, safe, and attractive; the Masterplan and Design and Access Statement identify a high quality built and landscaped design that incorporates best practice principles. Using as a reference the core design texts of “Manual for Streets II” and “By Design”. • To deliver a mix of housing - up to 25 new dwellings, offering 2-5 bedroom properties, comprising a range of house types from linked townhouses to detached properties. • To provide an integrated network of public open spaces and new play facilities. • To create a ‘place’ which is designed for people and is easy to understand and move through, with quality ‘communal’ streets providing good pedestrian and cycle linkages both within the site and beyond. • To adopt inclusive design, by making the place accessible for all. • To promote sustainability and reduce energy consumption. • To ensure well designed pedestrian links with the village to the west and countryside to the east.
Delivery
3.4 The development of market dwellings will be delivered by private housebuilders, with affordable housing either provided by or in partnership with a Registered Social Landlord (RSL). Following a grant of consent, the site would be marketed by Gladman and sold to a house builder as expeditiously as possible who would submit the required reserved matters application(s).
3.5 It is likely that, subject to market conditions, the development would be completed in a few years, with the affordable housing taking place simultaneously (as required by Section 106 Agreement) alongside the market dwelling completions.
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
Section 106 Obligations
3.6 Gladman will seek to enter into constructive dialogue with Wiltshire Council to agree obligations for on and off site provisions which are reasonably related in scale and kind to the proposed development and which meet the statutory tests set out in Regulation 122 of the Community Infrastructure Levy Regulations 2010
3.7 In order to commence discussions with the Council, a draft S106 heads of terms is enclosed at Appendix A.
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
4 PLANNING POLICY CONTEXT
4.1 This section sets out relevant national and development plan policy guidance. This refers to the National Planning Policy Framework (2012), the Kennet Local Plan (2004) and the emerging Wiltshire Core Strategy.
4.2 The stated intention of the Coalition Government, as enacted by the Localism Act in November 2011, is to revoke Regional Spatial Strategies. In light of this, the South West of England RSS was revoked on 20 May 2013 so can be afforded no weight in the decision making process.
4.3 The NPPF identifies that for 12 months from the adoption of the Framework (27 March 2012), decision makers can continue to give full weight to relevant policies adopted since 2004. Following this 12-month period, due weight should be given to relevant policies in existing plans according to their degree of consistency with NPPF. Therefore, the closer the policies in the plan are to the policies in the Framework, the greater the weight that may be given.
4.4 Decision makers may also give weight to relevant policies in emerging plans according to the stage of preparation, the extent to which there are unresolved objections and the degree of consistency with the Framework.
National Planning Policy Framework
Presumption in Favour of Sustainable Development
4.5 The NPPF introduces a presumption in favour of sustainable development and encourages Local Planning Authorities to:
“approach decision-taking in a positive way to foster the delivery of sustainable development”
4.6 It goes on to state that it expects Local Planning Authorities to:
“look for solutions rather than problems, and decision-takers at every level should seek to approve applications for sustainable development where possible.”
4.7 In paragraph 14, the presumption in favour of sustainable development is identified as being at the heart of the NPPF and should be seen as the golden thread running through decision-taking. This means that development proposals which accord with the development plan should be approved without delay. Alternatively, where the development plan is absent, silent or relevant policies are out of date, planning permission should be granted unless:
• Any adverse impacts of doing so would significantly and demonstrably outweigh the benefits when assessed against the policies in the Framework when taken as a whole;
• Specific policies in the Framework indicate development should be restricted.
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4.8 In order that proposals contribute to the achievement of sustainable development, paragraph 7 of the NPPF identifies three dimensions: economic, social and environmental. These dimensions give rise to the need for the planning system to perform a number of roles, which are identified below:
• an economic role – contributing to building a strong, responsive and competitive economy, by ensuring that sufficient land of the right type is available in the right places and at the right time to support growth and innovation; and by identifying and coordinating development requirements, including the provision of infrastructure;
• a social role – supporting strong, vibrant and healthy communities, by providing the supply of housing required to meet the needs of present and future generations; and by creating a high quality built environment, with accessible local services that reflect the community’s needs and support its health, social and cultural well-being; and
• an environmental role – contributing to protecting and enhancing our natural, built and historic environment; and, as part of this, helping to improve biodiversity, use natural resources prudently, minimise waste and pollution, and mitigate and adapt to climate change including moving to a low carbon economy.
4.9 To achieve sustainable development, economic, social and environmental gains should be sought jointly and simultaneously through the planning system.
4.10 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, including (but not limited to); replacing poor design with better design, improving the conditions in which people live, work, travel and take leisure; and widening the choice of high quality homes.
4.11 In order to achieve this, the NPPF also identifies in paragraph 17 the core planning principles which should underpin decision taking. These include:
• proactively drive and support sustainable economic development to deliver the homes, business and industrial units, infrastructure and thriving local places. Every effort should be made objectively to identify and then meet the housing, business and other development needs of an area, and respond positively to wider opportunities for growth;
• always seek to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings;
• encourage multiple benefits from the use of land in urban and rural areas; and
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
• actively manage patterns of growth to make the fullest possible use of public transport, walking and cycling, and focus significant development in locations which are or can be made sustainable and that significant weight should be placed on the need to support economic growth through the planning system. At Paragraph 19 NPPF confirms that the Government is committed to ensuring that the planning system does everything it can to support sustainable economic growth.
Housing
4.12 In relation to residential development, the document sets out the Government’s key housing objective, which is to significantly increase the delivery of new homes to allow everyone to have the opportunity to live in high quality, well designed homes, which they can afford. To achieve this, the government will:
• Significantly increase the supply of housing; • Deliver a wide choice of high quality homes that people want and need; • Widen opportunities for home ownership; and • Create sustainable inclusive and mixed communities in all areas, including through regeneration and renewal of areas of poor housing.
4.13 In order to provide for a wide choice of high quality homes, the NPPF aims to boost significantly the supply of housing. Local planning authorities are required in paragraph 47 to identify and update annually a supply of specific deliverable sites sufficient to provide five years worth of housing against their housing requirements with an additional buffer of 5% (moved forward from later in the plan period) to ensure choice and competition in the market for land. Where there has been a record of persistent under delivery of housing, local planning authorities should increase the buffer to 20% (moved forward from later in the plan period) to provide a realistic prospect of achieving the planned supply and to ensure choice and competition in the market for land.
4.14 The NPPF records that in order to be considered deliverable, sites should be available now, offer a suitable location for development now, and be achievable with a realistic prospect that housing will be delivered on the site within five years and in particular that development of the site is viable.
4.15 Housing applications are to be considered in the context of the presumption in favour of sustainable development (paragraph 49). Relevant policies for the supply of housing should not be considered up-to-date if the local planning authority cannot demonstrate a five-year supply of deliverable housing sites.
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
Promoting Sustainable Transport
4.16 The NPPF requires that decisions should ensure that developments that generate significant movement are located where the need for travel can be minimised and the use of sustainable transport modes can be maximised (paragraph 34).
4.17 The framework identifies that Transport Assessments should support all developments that generate significant amounts of movement whilst Travel Plans are cited as an important tool to facilitate sustainable transport modes. It also states that development should only be prevented or refused on transport grounds where residual cumulative impacts of the development are severe (paragraph 32).
Requiring Good Design
4.18 The advice is set out in paragraphs 56 – 68 and is based on the principle that:
“Good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people.”
Promoting Healthy Communities
4.19 NPPF encourages developments to facilitate social interaction and the creation of healthy and inclusive communities by integrating and enhancing community facilities and public spaces.
Meeting the Challenge of Climate Change, Flooding and Coastal Change
4.20 The NPPF establishes the approach that should be taken in preparing planning applications to reduce emissions of greenhouse gases (paragraph 98), and to ensure flood risk is not increased elsewhere (paragraph 103).
Conserving and Enhancing the Historic Environment
4.21 In determining applications, local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting. Authorities should take account of the desirability of new development making a positive contribution to local character and distinctiveness.
Conserving and Enhancing the Natural Environment
4.22 Paragraphs 109-115 address the protection of valued landscapes. It requires local authorities to create, protect, enhance and manage networks of biodiversity and green infrastructure, to make effective re-use of previously developed land as well as emphasising the protection of undeveloped coasts and National Parks.
4.23 Paragraph 111 also addresses the use of agricultural land:
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
“Local planning authorities should take into account the economic and other benefits of the best and most versatile agricultural land. Where significant development of agricultural land is demonstrated to be necessary, local planning authorities should seek to use areas of poorer quality land in preference to that of a higher quality.”
4.24 Paragraph 113 provides clarification on the protection afforded to the status of sites which states:
“Local Authorities should set criteria based policies against which proposals for any development on or affecting protected wildlife or geodiversity sites or landscape areas will be judged. Distinctions should be made between the hierarchy of international, national and locally designated sites, so that protection is commensurate with their status and gives appropriate weight to their importance and the contribution that they make to wider ecological networks.”
4.25 In relation to this paragraph it is necessary to return to footnote 9 in paragraph 14 which provides advice on the matter of the hierarchy of designations that can be applied to areas through such criteria based policies. Footnote 9 states:
“For example, those policies relating to sites protected under the Birds and Habitats Directives and/or designated as site of Special Scientific Interest; land designated as Green Belt, Local Green Space, an Area of Outstanding Natural Beauty, Heritage Coast or within a National Park (or the Broads Authority; designated heritage assets; and locations at risk of flooding or coastal erosion.”
4.26 Paragraph 118 provides guidance to minimise impacts on biodiversity:
“When determining planning applications, local planning authorities should aim to conserve and enhance biodiversity by applying the following principles:
• if significant harm resulting from a development cannot be avoided (through locating on an alternative site with less harmful impacts), adequately mitigated, or, as a last resort, compensated for, then planning permission should be refused;
• development proposals where the primary objective is to conserve or enhance biodiversity should be permitted;
• opportunities to incorporate biodiversity in and around developments should be encouraged.”
Decision Taking
4.27 In relation to decision taking, Paragraphs 186-187 state:
“Local planning authorities should approach decision-taking in a positive way to foster the delivery of sustainable development. The relationship between decision-taking and plan- making should be seamless, translating plans into high quality development on the ground.
Local planning authorities should look for solutions rather than problems, and decision- takers at every level should seek to approve applications for sustainable development where possible (our emphasis). Local planning authorities should work proactively with applicants to secure developments that improve the economic, social and environmental conditions of the area.”
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
Engagement
4.28 Paragraphs 188-191 encourage applicants to engage in good quality pre-application engagement.
Kennet Local Plan (2004)
4.29 The Kennet Local Plan was adopted in 2004 however the Secretary of State has issued a direction setting out the policies within the Kennet Local Plan that can be 'saved' beyond 26th September, 2007.
4.30 The relevant ‘saved’ local plan policies for this application are set out below:
4.31 PD1 Development and Design . This identifies that a high standard of design will be expected in new developments, to ensure that the character, appearance and environmental quality of the Kennet area is maintained or enhanced, and to promote safety and compatibility between adjoining land uses.
4.32 HC1 Strategic Housing Provision . The Local Plan identifies scope for the construction of about 7,000 houses during the period 1991 to 2011.
4.33 HC6 Efficient Use of Land. Residential development within the defined limits of development for each of the villages listed in Table H.4 (which includes Great Cheverell) states that planning permission will not be granted for residential development which is not efficient in the use of land and which does not reflect the character of the surrounding area.
4.34 To achieve higher densities in locations which are close to village facilities and public transport connections the Policy accepts that the amount of open space required on each site by policies HC34 and HC35 may be reduced in consultation with the Local Planning Authority. In addition a high standard of design in accordance with Policy PD1 remains essential.
4.35 HC7 Housing Layout. Residential development that is in accordance with other policies and proposals of the Plan will be permitted where the proposal promotes sustainable development objectives by:-
• providing a network of streets, cycle paths and footpaths within the site which are linked to existing streets, cycle paths and footpaths to reduce the need to travel and reduce the distance travelled by private car; • connecting to an existing public transport route to ensure the site is served by alternatives to the private car; • ensuring public and private space is designed to encourage social/ community interaction; • including a mix of uses and house types to introduce variety and interest in the street scene; • using topography and aspect of the site to maximise solar gain and reduce energy consumption; and
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• ensuring that natural resources and materials, which exist throughout the life of the development, are reused and re-cycled whenever possible. The size and location of the site will be a consideration when assessing the degree to which a site can incorporate each of the elements listed above.
4.36 HC22 Villages with a Range of Facilities. With the exception of Avebury, planning permission for limited additional housing development will be granted within the defined limits of development of those villages listed in Table H.4 (which includes Great Cheverell) provided that the development is in harmony with the village in terms of its scale and character.
4.37 HC26 Housing in the Countryside. Outside of the Limits of Development, new residential development will only be permitted in the following circumstances:
• To provide accommodation for the essential needs of agriculture or forestry or other employment essential to the countryside as established in Policy HC27; • To provide holiday accommodation from the conversion of an existing building; or • Where the conversion of a listed building to residential use is the only economic means of retaining the historic structure.
4.38 Provided that the development does not affect the character of the local landscape.
4.39 HC30 Affordable Housing on Large Sites. The Local Planning Authority will negotiate with developers to secure an element of affordable housing on sites involving 25 dwellings or more or 1 hectare (irrespective of the number of dwellings) on land that come forward in Devizes, Marlborough, Tidworth, Pewsey, Market Lavington and Ludgershall.
4.40 HC31 Integration of Affordable Housing. Planning permission will only be granted where the affordable housing provided in accordance with policy HC30 is:
• carefully integrated within the overall development; • distributed in accordance with design principles established in policy PD1; • clustered in small groups of housing of not more than about 10 dwellings; and • the size and type of individual houses proposed reflects local needs.
4.41 The level of acceptable integration may vary to reflect the size of the housing site, the form of development proposed and the type of affordable housing proposed.
4.42 HC34 Recreation Provision on Large Housing Sites. In new residential developments of 20 or more dwelling units, recreational open space will be required to be provided on the basis of 2.43 ha/1000 people, comprising:
• equipped play space - 0.31ha/1000 people • casual play space - 0.41ha/1000 people • formal sports/pitches - 1.71 ha/1000 people
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
4.43 AT1 Transport Appraisal Process. All development proposals should adequately address the issues listed below, where they are relevant to the development under consideration:-
• minimise travel through careful siting and design; • the provision of alternative access to the development other than by the private car including by public transport, cycling and walking (with proper provision for people with disabilities and careful attention to cyclist and pedestrian safety); • the incorporation of facilities such as secure cycle parking, bus stops or taxi pick up/drop off points to encourage a choice of travel mode; • the provision of traffic calming measures including using imaginative design and layout wherever appropriate; • the provision of off-site highway or public transport improvements in the locality where extra traffic generated by the development would have identifiable adverse effects on highway safety or convenience; • the provision of car parking spaces in accordance with the Council's adopted maximum car parking standards; and • the provision of cycle parking spaces in accordance with the Council's adopted Minimum Cycle Parking Standards
4.44 AT9 Motor Vehicle Parking Standards. Subject to their agreement by each of the local authorities in Wiltshire, all new development will make provision for the parking of motorised vehicles in accordance with the proposed Maximum Standards, set out in Appendix AT2. This equates to 3 spaces per 5 bedroom houses or larger and 2 spaces for dwellings up to 4 bedrooms.
4.45 AT10 Developer Contributions. Contributions will be sought by way of planning agreements as appropriate for each development proposal, either separately or collectively, to ensure convenient access via alternatives to the motor car. Where contributions are deemed necessary, they will be directly and reasonably related in scale and kind to the proposed development.
4.46 NR4 Nature Conservation Outside Designated Sites. Where a proposal for development would adversely affect a feature which has local ecological importance as a wildlife habitat, or acts as a linear route or network of habitats, development will only be permitted where provision is made for the protection of the habitat within the development site (and for the management of the habitat where that can be shown to be necessary to maintain its previous value as a habitat). Where that is not possible, the development will only be permitted where provision is made for the replacement of the habitat lost with a similar area with similar wildlife habitat characteristics (and for the management of that area where that can be shown to be necessary to maintain its value as a replacement habitat).
4.47 NR6 Sustainability and Protection of the Countryside. In the interests of promoting sustainable development and the protection of the countryside, development will be restricted to locations within the Limits of Development defined for the towns and villages as identified on the Proposals and Inset Maps unless
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• the development is demonstrated to be of benefit either to the rural economy in the locality or to the social well-being of the rural community in the locality. (Any such development must comply with other relevant Policies including PD1 and NR7); or • the development is permitted by NR7
4.48 NR7 Protection of the Landscape. Where development is acceptable in principle, through other policies of the Plan, outside the Limits of Development, the Council will seek to protect and enhance the character and quality of the environment and will not permit development which is likely to have a significant adverse effect upon the landscape. In particular, development proposals will be considered against their potential effects upon:-
• landscape character, quality and distinctive features; and • views and visual amenity.
4.49 HH5 Development in Conservation Areas. Proposals which would adversely affect the setting of a Conservation Area will not be permitted.
Wiltshire Core Strategy
4.50 The Wiltshire Core Strategy has been submitted to the Planning Inspectorate and a series of hearing sessions were undertaken between 6 May 2013 and 18 June 2013.
4.51 The Council have identified a series of proposed modifications to the Core Strategy to take account of the discussions undertaken at the hearing sessions. The Council’s Proposed Modification Core Strategy (PMCS) was subject to another round of consultation which expired on 9 October 2013.
4.52 Gladman have objected to the PMCS raising issues with the use of Neighbourhood Plans to make critical decisions on strategic sites, the overall housing requirement, as a significantly higher number was discussed during the hearing sessions, and the proposed restriction on development outside settlement boundaries.
4.53 An accompanying submission relating specifically to Great Cheverell was prepared objecting to the demotion of Great Cheverell from a Large Village to a Small Village as identified in Draft Core Strategy Policy 12.
4.54 As the Plan is still subject to change and has not been deemed sound by an Independent Inspector, the policies contained within the PMCS should be afforded reduced weight until such time as the Core Strategy is formally adopted.
4.55 Nevertheless the current wording of the PMCS is identified below:
4.56 Core Policy 1 identifies a settlement strategy of principle towns, market towns, local service centres and large and small villages. Generally in relation to villages in the PMCS indicates that a limited level of development will be supported in order to maintain the viability of these
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communities. Although the policy as worded seeks to control development outside of existing settlement boundaries and a relaxation of the boundaries will only be supported where it has been identified through a community-led planning policy document. Gladman have objected to this as Neighbourhood Plans should not be used to make strategic decisions on housing allocations as there is no certainty that Neighbourhood Plans will be pursued and formally adopted following a referendum.
4.57 Core Policy 2 identifies the distribution of development; however Gladman have objected to the distribution of development as the current wording does not reflect the discussions undertaken at the hearings. The PMCS identifies 37,000 dwellings to be provided in the borough up to 2026; however there was a significant level of debate at the hearing sessions as up to 44,000 dwellings are the full objectively assessed needs for Wiltshire and this could be provided without compromising environmental assets.
4.58 Core Policy 12 identifies the settlement strategy of the Devizes area. Currently Great Cheverell has been demoted from a Large Village to a Small Village which was proposed by the Council in conjunction with Magna Cheverell Parish Council. The Parish Council’s concerns have not been raised in the previous rounds of consultation on the Core Strategy, have not been subject to any formal discussion and are not supported by the Council’s Core Strategy evidence. Gladman have objected to this alteration as the evidence demonstrates that Great Cheverell should be retained as a Large Village in Core Strategy Policy 12.
4.59 Core Policy 41 seeks to promote sustainable construction and encourage low carbon energy.
4.60 Core Policy 43 requires affordable homes to be provided at 40% on sites of 5 or more dwellings.
4.61 Core Policy 45 aims to ensure a type, mix and size of residential development necessary to meet Wiltshire’s housing need
4.62 Core Policy 50 requires development proposals to demonstrate how they protect features of natural conservation and geological value and reduce disturbance to sensitive wildlife species and habitats. It also expects proposals to enhance biodiversity.
4.63 Core Policy 51 requires development to protect, conserve and where possible enhance landscape character
4.64 Core Policy 52 expects development proposals to make provision for open space within schemes in accordance with the requirements of open space standards.
4.65 Core Policy 57 relates to design and space shaping and requires a high standard of design in all new developments. This identifies a number of elements including, amongst others, responding to
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local distinctiveness, retention and enhancement of landscape features, making efficient use of land, protecting amenities and incorporating measures to reduce crime or antisocial behaviour.
4.66 Core Policy 58 identifies that development should protect, conserve and where possible enhance the historic environment including Conservation Areas.
4.67 Core Policy 60 states that the Council will use its planning and transport powers to help reduce the need to travel, particularly by private car, and support and encourage the sustainable, safe and efficient movement of people. This will be achieved, amongst other things, planning developments in accessible locations.
4.68 Core Strategy 61 expects new development to be located and designed to reduce the need to travel, particularly by private car and to encourage the use of sustainable transport alternatives.
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5 LAND USE ASSESSMENT
Housing Need
5.1 In order to provide for a wide choice of high quality homes, the NPPF aims to boost significantly the supply of housing. Local Planning Authorities are required in paragraph 47 to identify and update annually a supply of specific deliverable sites sufficient to provide five years worth of housing against their housing requirements. In order to ensure choice and competition in the market for land, authorities should identify an additional buffer of 5%; however where there has been a record of persistent under delivery of housing, local planning authorities should increase the buffer to 20% to provide a realistic prospect of achieving the planned supply and to ensure choice and competition in the market for land.
5.2 Needs must be met regardless of recent economic conditions as concluded in the recent appeal on the Fylde Coast (APP/M2325/A/12/2186415), where the Inspector stated at paragraph 41 that “recent market conditions have not changed the need for housing, nor the clear aims within paragraphs 19 and 47 of the Framework for the planning system to do everything it can to support sustainable economic growth, and significantly boost the supply of housing”.
Housing Target
RSS Position
5.3 Wiltshire Council’s position with regards to housing land supply in the Borough was set out in the Housing Land Supply Statement (HLSS) April 2013, which was updated in August 2013. Paragraph 2.1 of the SLSS states that:
“The Regional Strategy for the South West (Revocation) Order 2013 came into force on 20 May 2013, and formally revokes the saved policies of the Wiltshire and Swindon Structure Plan 2016 and the regional strategy for the South West. Following this, the only extant or emerging housing requirement for Wiltshire is contained in the submission draft of the Wiltshire Core Strategy. This is the requirement against which the land supply is assessed.”
5.4 This accords with the findings of the High Court decision handed down in relation to Hunston Properties Ltd v. SSCLG and St Albans City and District Council ([2013] EWHC 2678 (admin)) at paragraph 15 states:
“It was submitted that because the NPPF required consideration of full housing need, the only permissible starting point was the best evidence of actual need, consideration of a planning application using a constraint adjusted figure as a starting point was plainly wrong in law and thus that the decision based on an annual housing target of 360 dwellings [derived from the RSS for the East of England] was fatally flawed.”
5.5 Therefore a housing requirement based on the revoked RSS figure should not be used in calculating 5-year housing targets.
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
5.6 The Core Strategy has not yet been formally adopted. Although it has been subject to a series of hearing sessions, the Council have identified a series of proposed modifications to the Core Strategy to take account of the discussions undertaken at the hearing sessions. The Council’s Proposed Modification Core Strategy (PMCS) was subject to another round of consultation which expired on 9 October 2013.
5.7 Gladman’s objection to the PMCS related to the overall housing requirement of 37,000 dwellings between 2006 and 2026. Gladman’s previous representations and submissions to the EIP maintain that the identified housing requirement does not reflect the full, objectively assessed housing requirement for Wiltshire as set out in the Council’s Strategic Housing Market Assessment and required by paragraph 14 of NPPF.
5.8 There was a significant level of debate at the EIP Hearing Sessions in relation to the housing requirement and there was a high degree of agreement from the private sector that the full objectively assessed need for Wiltshire was between 42,000 to 44,000 units over the plan period. In fact, the Council’s own evidence base suggested that the housing requirement for the plan period was between 35,800 and 43,200 with delivery at the top end of the range thought to be deliverable without compromising environmental assets.
5.9 The proposed target figures for housing land supply in Wiltshire over the plan period are still subject to unresolved objections. Therefore in accordance with Policy 216 of NPPF the weight accorded to the figures in the PMCS is significantly diminished.
5.10 The use of housing figures from draft Development Plans was discussed in detail at the recent appeal at Tenbury Wells (Ref: APP/J1860/A/13/2194904) which was allowed on 13 August 2013. Paragraphs 26-28 of the appeal decision are detailed below:
The Council rely on the target figure going forward for scrutiny in the emerging South Worcestershire Development Plan [submitted to the Secretary of State 28 May 2013] . Details of the inter-relationship of the three authority’s requirements were given and the emerging plan is said to reflect up-to-date need and the duty to co-operate. Paragraph 216 of the Framework says that from the day of publication, decision-takers may give weight to relevant policies in emerging plans according to three considerations. That approach was re- iterated by the Parliamentary Under-Secretary of State for Communities and Local Government in a debate of 17 July 2013 regarding the weight afforded emerging plans increasing according to their progress.
With regard to the three considerations in paragraph 216, the stage reached by the South Worcestershire Development Plan does allow the level of weight generally to be increased. Many policies of the emerging plan would be accorded this increased level and Policy SWDP25 has been dealt with in that way earlier in this Decision. However, moving on to the second bullet point, there are significant unresolved objections to the very parts of the plan that are pertinent to consideration of housing targets, which lowers considerably the weight that can be accorded. The third bullet point is then in real doubt as to whether the figures
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
being put forward would be consistent with the aims of the Framework to boost significantly the supply of housing and to meet the full objectively assessed need.
There seems some confusion over the use elsewhere of the terms ‘objectively assessed’ and ‘objectively tested’, but it can be taken that the Council has objectively assessed the need. However, until that assessment has been tested through the Examination in Public process, it is far from clear that this assessment meets the full need. As a result it is concluded that the figures in the emerging South Worcestershire Development Plan should be accorded insufficient weight at this stage to be the target for five year housing land supply purposes in this appeal (our emphasis).
5.11 In keeping with this decision there are a number of outstanding objections to the housing target figure in the Wiltshire PMCS. Furthermore the housing figures in the PMCS have not been objectively tested and formally considered sound by an independent Inspector. The figures in the PMCS should be afforded insufficient weight to be a target for 5-year housing land supply purposes.
5.12 The Local Authority does not have a Local Plan in place, which has been objectively tested. Wiltshire Council cannot have a five year housing land supply as it does not have a suitable target which complies with the ‘full, objectively assessed needs for market and affordable housing in the housing market area’, as required by paragraph 47 of NPPF.
5.13 The application should therefore be considered against paragraph 14 of NPPF which confirms that there is a “presumption in favour of sustainable development”.
Sustainable Development
5.14 The evidence base for the Core Strategy in relation to the settlement strategy is contained within Draft Topic Paper 3: Settlement Strategy Addendum (June 2011). This explains that villages have been identified in terms of a filter, which at paragraph 2.19 is identified to have been “developed based on best practice and measures of sustainability” . Paragraph 2.25 states that in order to be classified as a large village a location must have more green scores than red scores.
5.15 Magna Cheverell Parish Council and Wiltshire Council provided some clarification to the evidence prepared to support the Core Strategy. Even when these points of clarification relating to transport, developable land, facilities and drainage/flooding have been considered, the Council accept that Great Cheverell scores more green scores than red scores. The evidence demonstrates that Great Cheverell should be retained as a large village in Core Strategy Policy 12.
5.16 As such Great Cheverell is a sustainable settlement .
5.17 In order to further consider the sustainability of the site, paragraph 7 of the NPPF states that there are three mutually dependent dimensions which need to be considered in relation to the sustainability of the scheme. These are: social, economic and environmental.
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
Social
5.18 One of the positive improvements sought by the NPPF is widening the choice of high quality houses. By providing around 25 dwellings, the proposal would make a contribution to meeting the need and demand for additional housing in the area. With a mixture of sizes of houses, the requirements of a wide variety of potential residents can be met. The majority of the provision would be full market housing which would widen choice in Great Cheverell. The development proposed would provide a new market offer which is in a location well served in terms of employment opportunities and local shops and services, and will significantly increase the choice available to existing and new residents in the area, as advocated by NPPF.
5.19 The proposal will also deliver affordable housing as part of redevelopment of the site, at a level to be discussed with the Council, in order to address the shortfall in affordable housing identified in the Emerging Core Strategy. The quantum and type of affordable housing are identified in the draft S.106 heads of terms enclosed at Appendix A, which will be the subject of discussion during the processing of the proposals.
5.20 The accessibility of the site by various modes of transport is set out in the Transport Statement. Good pedestrian connectivity between the proposed residential development and the surrounding area is a key component of the development access strategy. The access strategy includes a new all mode access point off Westbury Road and a separate pedestrian access onto Weavers Mead.
5.21 The Masterplan shows the continuation of the existing public right of way across the northern part of the site and this will be enhanced through the site and onto Weavers Mead. The existing right of way running alongside the north western part of the site will be enhanced through additional landscaping. In addition there will also be another footway/cycle way to the south east of the site linking the public right of way to the north to the south and on to Westbury Road. There are also pedestrian enhancements along Westbury Road to the facilities in Great Cheverell.
5.22 It is established and acknowledged that walking is the most important mode of travel at the local level, and offers the greatest potential to replace short car trips, particularly under 2km. The Chartered Institution of Highways and Transportation provides guidance about journeys on foot. It does not provide a definitive view of distances, but does suggest a preferred maximum distance of 2km for walk commuting trips.
5.23 Appendix B identifies a range of amenities within 800m of the site. All of the amenities within Great Cheverell are within a convenient walking distance of the site, most no further than about 350m. These include: Post Office/newsagent, The Bell Inn public house, Cheverell Old School nursery, Holy Trinity primary school and Great Cheverell village hall.
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
5.24 The site is also well located for cyclists. In addition to Great Cheverell, the neighbouring villages of Market Lavington and Potterne are within cycling distance for most people. This brings an additional range of facilities within cycling distance for most people. For example Market Lavington, approximately 4km away, has a number of shops including a Co-Op supermarket and a Doctors Surgery.
5.25 The closest bus stops to the site are on High Street and are a circa 230m walk. These provide connections to Trowbridge and Devizes between 9am and early evening. The bus does offer a practical mode of transport to the nearest major centres, where there are a larger range of employment, service and shopping provision, during the day
5.26 A Travel Plan has also been prepared to support the application with the aim to encourage a shift from the use of the private car to the use of the more sustainable non-car modes for travel to and from the site.
5.27 Overall the location of the site ensures that residents would have easy access to a wide range of retail, leisure, employment and education facilities in close proximity.
Economic
5.28 The supporting Socio-Economic Impact Assessment prepared by Regeneris evaluates the potential socio-economic impacts of the proposed developments. In summary these are:
5.29 The addition of around 70 new residents to Great Cheverell, which will boost the local labour supply and would help to sustain existing employers and make the area a more attractive investment proposition to businesses considering locating or expanding in the area.
5.30 The provision of affordable homes, where Cheverell Magna Parish Council recognises the importance of attracting and retaining younger people, noting the need for affordable housing to help keep young people in the area.
5.31 The estimated 70 residents of the new housing development will spend a portion of their household expenditure in the local area, thereby increasing local spending and supporting rural shops and services.
5.32 Other wider economic benefits include New Homes Bonus and S.106 payments.
Environmental
5.33 The accompanying Phase 1 Habitat and Preliminary Protected Species Survey prepared by fpcr assessed any potential ecological constraints to development from the presence of any
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
rare/notable habitats or potential for protected species to occur. The report concludes that no notable or protected species were directly observed during the survey.
5.34 Although the proposals will lead to the loss of areas of unmanaged arable margins of limited biodiversity value, there is an opportunity to enhance biodiversity through the creation of areas of species rich grassland consisting of locally native species.
5.35 The accompanying Arboricultural Assessment prepared by fpcr identifies trees to both the northern and eastern edges of the application site. Those to the east are identified as the main arboricultural feature however the crack willow in this location showed evidence of stem and branch failures and it is recommended that these trees are pollarded in order to retain the trees in a safer condition.
5.36 It goes on to identify that the proposed development would provide an ideal opportunity to plant new trees throughout the site along with the promotion of green space and the provision of landscape buffers; however these will be subject to final consideration at the reserved matters stage.
5.37 The site has no international, national or local designations upon it and the commensurate weight to be given to loss of the countryside, in this instance, should therefore be low.
5.38 The Built Heritage Assessment prepared by CgMS identifies that the Great Cheverell Conservation Area boundary runs close to, although not abutting, the north western boundary of the site. It has been established that there is a substantial visual barrier provided by existing greenery and foliage along the north western edge of the site and this reduces the sensitivity of the identified heritage assets to development in this location, but this is subject to the drawing up of detailed designs involving appropriate scale, massing, layout and buildings materials at the reserved matters stage.
5.39 fpcr have undertaken a Landscape and Visual Appraisal (LVIA) which concludes that the landscape and visual effects are considered to be predominantly localised and contained and the resultant landscape and visual effects will lessen further over time with the maturing of the proposals and the application of a Landscape Management Plan. It goes on to state that the proposed development would not give rise to any effects that should preclude it on landscape and visual grounds. Subsequent care and attention to the detailed design of the development, including areas of open space, will however, be important. In particular, careful regard to the rooflines, elevational treatments and overall detailed design of the buildings would be required to ensure that the potential adverse visual effects are further mitigated and minimised. Similarly, careful attention will be required to the detailed design and management of the landscape framework to maximise the long term environmental benefits of this local resource.
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
5.40 The supporting Utilities and Infrastructure Assessment confirms that water, electricity and telecommunications equipment are all available in close proximity to the site. It goes on to state that initial investigations have not highlighted any concerns or engineering difficulties with servicing the proposed development with new gas, water, electric or telecommunication connections.
5.41 The Flood Risk Assessment prepared by WYG identifies the site to be within flood zone 1 and therefore the site is considered to be at low risk of flooding. The preliminary calculations for the site indicate that a surface water attenuation pond is suitable to store the flood volumes of the site and limit outflow to less than the greenfield run off rate and as such will not increase the potential for flooding elsewhere. In respect of foul drainage it is proposed to connect to the existing public foul sewer within Weavers Mead.
5.42 The Phase 1 Contamination Assessment prepared by WYG states that the preliminary contamination risk posed to future site users, construction workers, future buildings & services and flora and fauna is considered to be low and the risk posed to controlled waters is considered to be low. In addition the risk posed by ground gas from off and on-site sources to all receptors is considered to be low to moderate.
5.43 The Noise Statement prepared by Wardell Armstrong identifies that road traffic on Westbury Road and to a lesser extent, has been identified as the main contributing source of noise affecting the proposal; however this would be unlikely to have an unacceptable impact on the proposed development and noise generated by the development would be small but imperceptible at existing noise receptors
5.44 In terms of air quality the supporting note identifies that background air quality is ‘well below’ the annual mean air quality objective, therefore any additional traffic will not cause any air quality objectives to be approached or exceeded at receptor locations.
5.45 The Archaeological Assessment identified no designated archaeological assets within the site or study area; however a single un-designated archaeological asset, comprising a pair of Medieval strip lynchets, falls partly within the site which would be of local interest only. The potential for evidence of other periods is considered to be negligible to low.
5.46 The Agricultural Land Use Assessment identifies the land as part grade 2, where the soil would drain freely and part sub-grade 3a, where the soil would be slowly permeable resulting in surface wetness.
5.47 In terms of construction, it is expected that the proposed scheme will comply with the relevant building regulations at the time of construction and will be likely to follow the latest guidance to
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
reduce CO 2 emissions by providing a “fabric first” approach. The following techniques will be considered;
• Increase insulation • Reduce the effects of thermal bridging • Effective air tightness • Improved controlled ventilation
5.48 Overall there are no adverse impacts in terms of sustainability of the development and there are a number of benefits.
Summary
5.49 In view of the above, it is clear that Great Cheverell is a sustainable location identified by the Council in their PMCS. In addition the proposed residential element of the scheme would satisfy each of the three dimensions of sustainable development. It is apparent that there are few, if any, adverse impacts from the housing element of the scheme whereas there are many significant benefits. These include:
• Increasing housing supply to help meet the Council’s future housing requirements; • Providing a wide choice of quality homes, including affordable housing; • Providing housing in an accessible location; • Controlling drainage run off from the site to reduce the potential flooding elsewhere; • Providing public open space; • Improve pedestrian linkages through the site to the wider area; • Easy access by all modes of transport to all types of service, retail and leisure facilities, and employment opportunities; • Creating new expenditure to support services in the area; and • Be developed using a fabric first approach in order to reduce CO2 emissions during construction.
5.50 Given the presumption in favour of sustainable development at paragraph 49 of NPPF, the scheme is acceptable and should be approved.
Conclusions
5.51 The NPPF is the most up to date guidance and this clearly promotes boosting the delivery of housing and the provision of sustainable development and advises Local Planning Authorities to grant planning permission unless the adverse impacts of doing so would significantly outweigh the benefits.
5.52 The Local Authority does not have a target which complies with the requirements of NPPF and therefore cannot have a five year housing land supply.
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
5.53 This proposal would assist in addressing the shortfall in housing supply within Wiltshire. It has been demonstrated, in accordance with paragraph 14 of NPPF, that there are no adverse impacts which would significantly and demonstrably outweigh the benefits when assessed against the Framework taken as a whole.
5.54 The scheme is a sustainable development and therefore the proposal is supported by NPPF and should be approved without delay.
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
6 DETAILED ISSUES
6.1 Now that the principle of a housing use of the site has been established, this section considers the detailed site specific issues associated with a residential development of the application site.
Design/Layout
6.2 The Design and Access Statement produced by fpcr demonstrates that the proposals are based on sound design principles that have properly addressed the integration of the application site with the existing settlement of Great Cheverell. It addresses the amount of development proposed for the site, the intended uses, layout and proposed hierarchy of built form across the site, and the composition of the scheme within the landscape framework.
6.3 The Masterplan has also been informed by the Built Heritage Assessment prepared by CgMS which identifies that the Great Cheverell Conservation Area boundary runs close to, although not abutting, the north western boundary of the site. It has been established that there is a substantial visual barrier provided by existing greenery and foliage along the north western edge of the site and this reduces the sensitivity of the identified heritage assets to development in this location, but this is subject to the drawing up of detailed designs involving appropriate scale, massing, layout and buildings materials at the reserved matters stage.
6.4 The overarching objectives of the Masterplan are to provide a good mix of housing sizes and tenures with a range of housing embracing a 'Homes for the future' design philosophy. The amount of housing together with the proposed mix reflects the accommodation needs of the community recognising the needs of different people, families and ages.
6.5 Careful consideration has been given to the provision of a village green, green lanes as well as public open space within the scheme. Dwellings are expected to front onto the green space throughout the site in order to provide some natural surveillance. New landscaping will be integrated into the existing landscaping to create a high quality and pleasant residential environment.
6.6 The proposals will deliver infrastructure including highways, pedestrian networks and cycle networks throughout the scheme thus delivering a development with good accessibility to Great Cheverell and further afield by a choice of modes of transport.
6.7 The Design and Access Statement identifies that the protection of the existing on site environmental assets is an integral objective to these proposals. The proposed development retains and enhances the existing hedgerow boundaries and established vegetation where possible. Crucially the trees and hedgerows on the south eastern boundary will be properly
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
maintained and managed and will serve to support and potentially enhance habitat and species variety across the site.
6.8 The Illustrative Framework, when read in conjunction with the Ecological Appraisal, demonstrates that the application proposal does not give rise to significant harm in respect of biodiversity. The Ecological Appraisal demonstrates that there are no incumbent factors that would prevent development on the site. Equally there is opportunity for biodiversity enhancements as part of the proposals.
6.9 At paragraph 56 NPPF confirms that the Government attaches great importance to the design of the built environment, going on to confirm that good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people.
6.10 The proposal will provide new development which will incorporate good design and landscaping to enhance the sustainability of the proposal and as such is in accordance with NPPF and Local Plan Policies HC7, HC34, NR4, NR6 NR7 and HH5.
Transport
6.11 In accordance with Paragraphs 32 and 36 of the NPPF, a Transport Statement (TS) and Travel Plan (TP) have been prepared by Sterling Maynard Transportation Consultants to accompany the planning application. The Transport Statement reaches the following conclusions:
6.12 The location of the site provides a good context for journeys to be undertaken on foot and by cycle, and the Masterplan access strategy reflects this with the provision of excellent permeability and connectivity for pedestrians and cyclists.
6.13 Encouraging walking and cycle journeys is an essential component of the development access strategy. The location of the site provides a good context for journeys of residents to be undertaken on foot and by cycle, for a variety of purposes, including, amongst others, employment, leisure, shopping and schools. The development includes proposals to enhance the existing pedestrian access across the site and onto Weavers Mead, with a separate all access junction onto Westbury Road.
6.14 Cycle is usually considered an important mode for trips up to five kilometres in length and this brings an additional range of facilities within cycling distance for most people. For example Market Lavington has a number of shops including a Co-Op supermarket and a Doctors Surgery
6.15 Encouraging public transport journeys is an essential component of the development access strategy. Great Cheverell is served by a number of bus routes serving location such as Sailsbury,
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
Devizes, Tonbridge and Bath. The main service is the 87 which provides a service to the nearest main centres of Trowbridge and Devizes. These run from the morning (just after 9.00 am) to early evening, Monday to Saturday (there is one earlier bus on Saturday).
6.16 The application is for up to 25 residential units with all matters reserved except access. Access to the site has been discussed between Gladman Developments and the Highway Officer and the proposal is for a simple priority junction off Westbury Road in approximately the middle of the site frontage. The proposed junction will include
• A 5.5 metre access road with footpaths and 6.0 metre radius • Visibility splays of 2.4 x 22 metres consistent with the 20 miles per hour speed limit • 2.0 metre footway provided along the site frontage to the north of the access road • Widening of Westbury Road to 4.1 metres (wide enough for two cars to pass based on Manual for Streets) in the vicinity of the access
6.17 Comprehensive junction analysis and modelling is identified in the supporting Transport Statement for the 2018 AM and PM peak hours, for the ‘Base’ and ‘With Development’ situations. It is concluded that the proposed residential development will have no material traffic impact.
6.18 The supporting Travel Plan aims to encourage a shift from the use of the private car to the use of the more sustainable non-car modes for travel to and from the site.
6.19 The Plan is consistent with the aims of Wiltshire’s Local Transport Plan and the main objectives are to provide benefits to:
• Individuals - through improved health, reduced stress and monetary savings. Success will be measured in terms of reducing the numbers of cars visiting the site together with increases in the numbers of site users who walk and cycle or use public transport; • The local environment - through improved air quality and reduced noise and dirt. Once again, improvements will be indicated by reductions in the levels of motorised traffic generated by the site; • The wider environment - as part of the national and global campaigns to combat problems such as climate change.
6.20 In order to achieve this, the Plan concentrates on providing an environment within which individuals travelling to and from the site will be encouraged to use the most sustainable modes of transport.
6.21 In accordance with Paragraph 34 of the NPPF, the development proposals are located close to a range of retail, service, education and employment uses. Accordingly, the site has the benefit of reducing the need to travel and minimising journey lengths.
6.22 For the reasons set out above, there are no highway, traffic or transport reasons to withhold consent for a residential development on this site. As a result, the TA and TP will ensure that the proposed development accords with national policy requirements.
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
Habitat and Protected Species
6.23 The application is supported by an Phase 1 Habitat and preliminary Protected Species Survey prepared by fpcr which was commissioned to assess the potential ecological constraints to development from the presence of any protected, rare or notable habitats or as a result of the potential for any rare, protected or notable species to inhabit the site.
6.24 The report identifies hedgerow on three of four sides of the site; however none of the hedgerows were assessed as species rich all indigenous hedgerows which can be considered priority habitats. The fourth, eastern side is mainly bounded by fourteen mature standard crack willows Salix fragilis . All of the trees were outgrown pollards some of which exhibited signs of limb failure and fracture from the crown although no hollow cavities were observed at the time of the survey.
6.25 No notable or protected species were directly observed during the survey although there were signs and suitable habitats present. Semi improved grassland verges, hedgerow banks and hedgerow bases present on the boundaries of the site provide the potential to offer refuge and foraging opportunities to common reptile species. Hedgerow bases also have some limited potential to provide suitable terrestrial habitat to amphibian species.
6.26 No signs or evidence of use of the site by badgers was observed during the initial survey however, a badger sett and foraging signs were recorded in a field to immediately to the east of the site.
6.27 No features suitable for use by roosting bats were observed during the initial survey of the site. Although some signs of early limb failure were noted on the pollard willows present on the eastern boundary, none had progressed enough for cavities to have formed
6.28 Overall while the proposal would result in change, it would not result in ecological impacts which could justify refusal of planning permission, rather it would seek to protect and enhance biodiversity in accordance with NPPF.
Arboricultural Assessment
6.29 The Arboricultural Assessment prepared by fpcr present the findings of an arboricultural assessment and survey of trees at the site and has been carried out in accordance with British Standard 5837:2012 ‘Trees in Relation to Design, Demolition and Construction - Recommendations' (hereafter referred to as BS5837) .
6.30 The survey identified a number of trees being present around the north eastern and western boundaries although many were situated outside of the application site. These included a variety of broadleaved species and a small number of leyland cypress. The trees along the south eastern
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
boundary, which were considered in the assessment to be the main arboricultural features of the site, consist of two separate groups or over mature crack willow.
6.31 The Assessment states that the willow showed evidence of individual stem and branch failures associated with the effects of adverse weather conditions and over maturity that has accumulated over time, which would only be set to become a more regular occurrence as the trees advance in maturity and continue to experience failures of this nature. As such, if development is approved as per the Framework plan, the retention of the willow within the context of the development would be considered unsuitable from an arboricultural perspective. The report recommends pollarding of the growth to retain the trees in a “safer” condition without removing them entirely thereby maintaining their contribution to the sites biodiversity and to replant with new willow, possibly opting to also propagate the growth of the parent material thereby maintaining local genetic stock. The retention of these trees will also act as an enclosure of the site to the south and east, to assist with the sites integration into Great Cheverell.
6.32 The only vegetation cover to be lost as a direct result of the development proposals is a short section of the south western boundary road side hedgerow to facilitate the main access point. The hedgerow comprised of predominantly hawthorn and therefore from an arboricultural perspective, the statement confirmed that the removal of the required section should not raise any objection. It would be possible to replant a new hedge as mitigation for the loss as part of the landscape scheme.
6.33 The landscaping scheme which will support the development will also provide an opportunity to plant additional trees thereby ensuring continuation of tree cover in the future.
6.34 The proposed development in its provision for green space and landscape buffers safeguards sufficient new planting areas for new tree planting and re-establishment of hedgerows. The assessment states that this would be considered arboriculturally sound and as such accords with the requirements of NPPF and Local Plan Policy NR7.
Landscape and Visual Impact
6.35 Paragraph 113 of NPPF address the requirement for Local authorities to make distinctions between the hierarchy of international, national and locally designated sites, so that “protection is commensurate with their status and gives appropriate weight to their importance and the contribution that they make to wider ecological networks”.
6.36 Further information is provided at footnote 9 in paragraphs 14 which identifies the relevant designations including, amongst others, SSSI’s, Green Belt, AONB and National Parks. When viewed together the purpose of NPPF is directly related to the principal that the protection afforded to sites should be commensurate with their status.
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
6.37 FPCR have undertaken a Landscape and Visual Appraisal (LVIA) to support the application which reviews the existing baseline conditions of the local landscape and evaluates the potential effects arising from the proposed development. The LVIA considered the potential effects of the development upon:
• Individual landscape features and elements • Landscape character • Visual amenity and the people who view the landscape.
6.38 The appraisal identifies that at a national level, the site lies within the National Countryside Character Area 117 ‘Avon Vales’ described in the Character Map of England. At a local scale, the site lies within the ‘Vale of Pewsey’, as described by the Wiltshire Landscape Character Assessment.
6.39 Therefore the site has no international, national or local designations upon it and the commensurate weight to be given to loss of the countryside, in this instance, should therefore be low.
6.40 The LVIA states the landscape and visual effects are considered to be predominantly localised and contained. The most notable landscape effects arise from the changes to the landscape character of the site, the visual effects from the PROW that traverse the northern and eastern edge of the site, and properties along Westbury Road. The scheme includes an extensive and robust landscape framework that has been carefully devised to provide a suitable green structure to the site and to conserve and extend those existing features and habitats of value.
6.41 Furthermore the resultant landscape and visual effects will lessen further over time with the maturing of the proposals and the application of a Landscape Management Plan, which can ensure that the scheme will be enclosed by landscaping and will assist its integration with Great Cheverell.
6.42 Overall the proposed development would not give rise to any effects that should preclude it on landscape and visual grounds. Subsequent care and attention to the detailed design of the development will however, be important. In particular, careful regard to the rooflines, elevational treatments and overall detailed design of the buildings would be required to ensure that the potential adverse visual effects are further mitigated and minimised. Similarly, careful attention will be required to the detailed design and management of the landscape framework to maximise the long term environmental benefits of this local resource.
6.43 Accordingly the development addresses the requirements of NPPF and Local Plan Policy NR7.
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
Agricultural Land Use Assessment
6.44 The application is supported by an Agricultural Land Use Assessment prepared by Land Research Associates. The assessment confirms that agricultural quality of the survey area is partly determined by topsoil texture and the degree of soil wetness over slowly permeable subsoil and partly by slight droughtiness where sandstone or siltstone is within 1 m of the surface.
6.45 The land is of best and most versatile quality with part of the site identified as grade 2, which has deep permeable soil which drains freely and crop growth is rarely moisture-limited in summer
6.46 The remainder is sub-grade 3a, which are slowly permeable resulting in surface wetness and consequent restrictions in workability and trafficability of these areas in autumn and early spring. The Assessment does accept that the topsoils would provide a good quality resource for landscaping when the site is developed
6.47 The loss of a small amount of agricultural land in this location will not have a noticeable effect on the amount of agricultural land available in the wider area and as such addresses the requirement of NPPF.
Archaeological Surveys
6.48 A desk based Archaeological Assessment undertaken by CgMS identifies no designated archaeological assets within the site or study area, and there are no ‘Archaeological Zones’ identified by the Kennet Local Plan. A single un-designated archaeological asset, comprising a pair of Medieval strip lynchets, falls partly within the site.
6.49 The assessment identifies that there is a high potential for further evidence Medieval and Post- Medieval agricultural practices within the site, e.g. lynchets and finds deposited through manuring, with such finds being of local interest only. The potential for evidence of other periods is considered to be negligible to low.
6.50 It is concluded that the Local Planning Authority may require further assessment of this limited archaeological interest on the site through a programme of archaeological work secured by a standard planning condition.
6.51 Paragraph 128 of NPPF identifies that LPA’s should only require developers to submit an appropriate desk based archaeological assessment and where necessary a field evaluation. As this has been undertaken in support of the application, the proposal addresses the archaeological requirements of NPPF.
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
Flood Risk and Drainage
6.52 The Flood Risk Assessment and drainage strategy for the development has been prepared by WYG. In order to inform this discussions have been undertaken with the Environment Agency and Wessex in order to develop a drainage solution for the site.
6.53 The Environment Agency’s web based flood map indicates the site lies within outside of any area which is subject to flooding as confirmed on the extract from the flood risk map below.
Figure 1: Extract from the Environment Agency Flood Risk Map
Site Location
6.54 Although the proposed use of the site is classified as ‘more vulnerable’, in accordance with Table 3 of the Technical Guidance of the NPPF is considerable acceptable. The site is considered to be at low risk of flooding from fluvial sources and at low risk of flooding from pluvial, overland flow, groundwater and from reservoir failure.
6.55 A review of the British Geological Survey database has identified that the site is probably underlain by glacial deposits consisting of a mixture of sandy clays and gravels which subject to permeability testing may allow a certain level of infiltration to be provided and SUDs infiltration techniques will be viable to a limited extent
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
6.56 The Assessment identifies the Wiltshire County Council Flood Risk Management Authority and Environment Agency guidance which identifies that any on site attenuation shall be restricted to the
Qbar green field run off rate. However, the assessment of the existing Q bar rate has identified this as being less than the normal minimum rate of 5 l/s and therefore a minimum discharge rate of 5 l/s has been adopted in the design of the on-site attenuation.
6.57 It goes on to state that preliminary calculations show that the attenuation pond will require to have
a minimum volume for the 1 in 30 year storm event of approximately 293 cubic metres which will be required to be stored within the site. For the flood volumes in exceedance of the 1 in 30 year storm event up to and including the 1 in 100 year storm event plus a 30% allowance for climate change
an additional volume of 270 cubic metres will be required to be stored and it is proposed that this exceedance volume is provided by setting the ground levels such that the area around the pond can retain the additional volume without creating any flood risk to either the surrounding properties or outside of the site boundary.
6.58 The surface water attenuation identified on the Masterplan is expected to be provided by constructing an open attenuation pond linked via a suitably sized pipe discharging via a flow control device rated at 5.0 l/s discharging across third party land or alternatively via a new off-site surface water sewer into either the adjacent watercourse.
6.59 Alternatively, other storage systems e.g. permeable paving, oversized pipe work, swales and below ground storage tanks could be considered in conjunction with the provision of an attenuation pond and these options will be considered at the detailed design stage. Consent will be required from Lead Drainage Authority under the Land Drainage Act 1991 to construct the new outfall into the existing watercourse.
6.60 In respect of foul drainage, the proposed point of connection of the estimated 1.15 l/s foul flow from the development is to be into the existing 150mm diameter public foul sewer located within Weavers Mead.
6.61 The Flood Risk Assessment makes the following recommendations:
• It is recommended that a site specific geotechnical investigation study is undertaken to establish the underlying ground conditions and asses the viability of using SUDS infiltration techniques; • A detailed surface water design should be prepared to confirm the exact volume of surface water to be attenuated as part of the future reserved matters planning application. This detailed design should take into account the impending National SUDS Standards to ensure compliance with the forthcoming requirements of Schedule 3 of the Flood & Water Management Act 2010; • The detailed surface water drainage design shall review the use of incorporating rain water butts, permeable paving and swales to maximise the use of SUDS techniques and improve the water quality of the surface water run off prior to discharging into the attenuation ponds; and • On completion, a regular inspection & maintenance regime will be required to ensure that the attenuation ponds and the open watercourse are maintained and kept clear.
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
6.62 The surrounding drainage facilities can accommodate the requirements of the development. In addition it has been demonstrated that the site is appropriate in flood risk terms and will not increase flood risk elsewhere in accordance with the requirements of NPPF.
Contamination
6.63 To prevent unacceptable risks from pollution, NPPF requires Local Authorities to ensure that new development is appropriate for its location. The Phase 1 Contamination Assessment prepared by WYG and submitted with the application, has shown that the risk posed to future site users, construction workers, future buildings and services and flora and fauna is considered to be low and the this risk posed to controlled waters is also considered to be low.
6.64 The risk posed by ground gas from off and on-site sources to all receptors is considered to be low to moderate. Any potential risks can be refined through further site investigation and as such the following geo-environmental and geotechnical surveys are recommended:
• A preliminary intrusive ground investigation which would comprise a grid of exploratory holes across the site for a general appraisal of contamination and geotechnical issues, as well as targeting areas of potential contamination, which should cover; o Geotechnical parameters and foundation design options; o The likely scale of soil contamination and its leaching potential; o The presence of and likely impacts from ground gases; o The risk to surface waters and groundwater posed by the site; and, o The permeability of the site by way of effective use of soakaways. And,
• A more detailed and targeted investigation (if required, subject to the findings of the initial investigation) to refine an understanding of any issues that may be identified during the preliminary investigation stage, enable a consideration of remediation options (if required) and an assessment of geotechnical issues to support plot-specific developments if ground conditions are found to be variable across the site.
6.65 Paragraph 120 of NPPF expects that decisions on planning application should ensure that new development is appropriate for its location, the effects on pollution on health, and the potential sensitivity of the area.
6.66 It goes onto confirm that where a site is affected by contamination responsibility for securing a safe development rests with the developer and/or landowner. Accordingly Gladman are fully aware of their responsibilities and will develop the site in discussions with the relevant bodies to ensure that the site is suitable for its intended end use. The Proposal therefore addresses the requirements of NPPF.
Utilities
6.67 The submitted Utilities and Infrastructure Assessment contains information received from utility and other companies including electricity, gas, water mains and sewers and telecommunications on the
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
whereabouts of any apparatus they maintain within or in the immediate vicinity of the site. The Assessment also covers the anticipated utility requirements for the development. In relation to the following utilities, the following conclusions can be drawn:
• Water – There is a water distribution main running along Westbury Road on the opposite side of the road to the proposed development. It is likely the existing infrastructure will be able to feed the proposed development with only minor upstream network reinforcement being required. • Electricity – The electricity records supplied by Scottish and Southern Energy indicate there is a low voltage cable running to the north east boundary of the site. The scheme will require the installation of new LV cabling and service connections to cover the load requirements of the proposed development, but it is anticipated that the development will be able to be fed from the existing network. • Gas – There are no gas mains In the vicinity of the site. In this situation there a solution would be to install either individual LPG for each property or a communal LPG system feeding the properties. • Telecommunications – There is overhead telecommunications plant running along Westbury Road along the site boundary that may need to be diverted to accommodate the new proposed site entrance but no engineering difficulties or excessive costs are expected for this work.
6.68 Therefore the all of the necessary utility connections exists or can be provided for proposed residents given the site’s location within Great Cheverell.
Summary
6.69 A significant number of supporting documents have been prepared in support of the application. These confirm that the site has no international, national or local designations upon it and the commensurate weight to be given to loss of the countryside, in this instance, should therefore be low. In addition the site will form a logical extension to Great Cheverell and will be enclosed by existing and proposed landscaping. The documents also identify a significant number of benefits with a residential development of the site.
6.70 All aspects of the proposal have been fully considered and no significant adverse impacts have been identified which significantly and demonstrably outweigh the benefits of the proposal. As such the proposal should be supported in accordance with paragraph 14 of NPPF.
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
7 CONCLUSION
7.1 This Planning Statement forms part of the suite of documents submitted to Wiltshire Council by Gladman in support of their application for Outline Planning Permission for Residential Development of up to 25 residential dwellings on land north of Westbury Road, Great Cheverell.
7.2 Paragraph 14 of NPPF confirms that the presumption in favour of sustainable development is at the heart of the NPPF and should be seen as a golden thread running through decision-taking. This means that development proposals which accord with the development plan should be approved without delay.
7.3 The NPPF is the most up to date guidance and this seeks to boost the delivery of housing and, the provision of sustainable development and advises Local Planning Authorities to grant planning permission unless the adverse impacts of doing so would significantly outweigh the benefits.
7.4 It is evident that Wiltshire Council cannot have a five year housing land supply as they do not have a suitable target which complies with the requirements of NPPF given the RSS has been revoked, is based on a constrained figure and the Local Authority does not have a Local Plan in place, which has been objectively tested.
7.5 The Gladman proposals entirely accord with the presumption in favour of sustainable development in so far as the application will deliver new housing development including affordable housing which would be secured through a S.106, will assist Wiltshire Council by contributing towards the central government objective of significantly boosting the supply of housing, and the scheme would satisfy each of the three dimensions of sustainable development.
7.6 The grant of planning permission now, on this site, will improve the Council’s portfolio of suitable, available and deliverable housing sites thus contributing towards the delivery of housing land in Wiltshire. It is apparent that there are few, if any, adverse impacts from the housing element of the scheme.
7.7 The development proposed at the site provides a number of significant sustainable benefits which should be offered significant weight in the determination of the application. These benefits include:
• Increasing housing supply to help meet the Council’s future housing requirements; • Providing a wide choice of quality homes, including affordable housing; • Providing housing in an accessible location; • Providing public open space; • Improve pedestrian linkages through the site and to the wider area; • Easy access to all types of service, retail and leisure facilities, and employment opportunities; • Creating new expenditure to support services in the area; and
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
• Be developed using a fabric first approach in order to reduce CO2 emissions during construction.
7.8 Consequently, in relation to paragraph 14 of the Framework and the presumption in favour of sustainable development, the proposal would be a form of sustainable development for which there is a presumption in favour. Specific policies within the Framework do not indicate that development should be restricted in this case. The benefits of the scheme include housing provision, a significant proportion of which would be affordable homes, along with benefits to the local economy and the environment.
7.9 When considered against the policies in the Framework taken as a whole, no adverse effects have been identified that significantly and demonstrably outweigh the benefits of the proposal. Nor when the policies of the development plan are considered as a whole has harm been shown that would outweigh the matters weighing in favour of the proposal.
7.10 The application scheme would be a sustainable form of development, and considerations in this case weigh heavily in its favour and planning permission should be granted for the development proposed.
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
Appendices
APPENDIX A: S.106 Draft Heads of Terms
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Land off Westbury Rd, Great Cheverell. Heads of Terms of Terms for Section 106 Agreement Proposed Development: Outline planning application with all matters except access reserved for subsequent approval up to 25 homes with associated landscaping, public open space, and highway works. Application Date: November 2013 Local Planning Authority: Wiltshire Council County Hall, Bythesea Road, Trowbridge, Wiltshire. BA14 8JN Obligations: 1. (if not agreed via acondition) Affordable Housing: Affordable homes will provided on site at arate to be agreed with the local authority. Mix of tenure is to be agreed. Timing of construction and its phasing in relation to market units to be agreed. Arrangements for transfer of affordable units to an affordable housing provider. 2. Education: Subject to meeting with the requirements of Regulation 122 of CIL 2010, the agreement will provide for the provision of an appropriate commuted sum for education provision, (the amount and phasing of which to be agreed with the council). 3. Open Space: The Agreement will require the Developer to provide proposed onsite open space and equipped children’s play area. Appropriate phasing requirements will be specified together with the requirement to agree with the Council an appropriate scheme for the long term maintenance and management of these areas including off site commuted sums as necessary. 4. Highway and Public Transport Contribution Subject to meeting the appropriate tests of necessity and reasonableness the Agreement will require the Developer to pay necessary contributions (the amount and phasing of which to be agreed with the Council) towards the costs of improvements to highway and public transport infrastructure in the vicinity of the Development.
1 5. Community Facilities Subject to meeting the appropriate tests of necessity and reasonableness the Agreement will require the Developer to pay necessary contributions towards the costs of Community Facilities related to the impact of the development.
2 Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
APPENDIX B: Location of Local Amenities
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Planning Statement, November 2013 Gladman Developments Ltd, Land North of Westbury Road, Great Cheverell
APPENDIX C: Sustainability Matrix
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Gladman Sustainability Matrix – Great Cheverell
Sustainability Sustainability Criterion Factor Commentary Document Reference Outcome Is the site outside Green Belt, National Park, AONB and The landscape impact of the development has been assessed and found See Landscape and Visual Impact other protected landscapes? acceptable. Assessment The scheme does not affect a wildlife sensitive location The site represents the least sensitive location on the edge of town. See Ecological Assessment – SSSI, SNIC, LNR? The RSS has been revoked, is based on a constrained figure Wiltshire do not have a Local Plan in place, which has been objectively tested. Wiltshire Will the site contribute to a shortfall in the 5-year Council cannot have a five year housing land supply as it does not have a See Committee Report housing land supply? suitable target which complies with the requirements of NPPF. The site has the potential to contribute to future housing land supply. 1 the site is: Available Yes See Planning Statement Primary Check List the site is: Suitable Yes See Planning Statement
the site is: Achievable Yes See Planning Statement Development of greenfield land is necessary to deliver the housing Does the scheme accord with delivery of the Council’s growth for Wiltshire and Great Cheverell which is identified as an See Planning Statement Regeneration Strategy? appropriate location in this regard. Great Cheverell has been identified as a Large Village within the emerging Is the site adjoining or within a recognised Sustainable Core Strategy. A limited level of development will be supported in order to See Planning Statement Settlement or Location for Growth in LPA Policy? help retain the vitality of these communities. ATM 2439m Nisa, Littleton Panell Amenity Area 728m Small Park Early Years Care Provision 276m Cheverell Old School Nursery What makes this location sustainable? Food shop 261m Newsagents/Post Office/Grocers Primary school 696m Holy Trinity CE Primary School Accessibility to local and neighbourhood facilities within Bus Stop 244m Post Office See Design and Access Statement and or just beyond the 800m walking distance.- maximum Pub 365m The Bell Inn Transport Assessment acceptable walking distance (IHT) Post Office 244m Great Cheverell Post Office Shopping hub (5+ shops) 3733m Market Lavington Sports Facility 2211m Littleton Panell Community Centre 728m Village Hall Small Park 728m Small Park Pharmacy 3904m Market Lavington Pharmacy Train Station 14.16km Westbury train station Health Centre 9km Green Lane Hospital, Devizes 2 Dentist 8.69km Long Street Dental, Devizes Secondary School 3km Lavington School, Market Lavington Sustainable Settlement and College/Higher Education 8.5km Wiltshire College, Devizes Location What makes this location sustainable? Leisure / Arts Centre 8.5km Devizes Leisure Centre See Design and Access Statement and Accessibility to district services within or just beyond the Library 4km Market Lavington Library Transport Assessment 2,000m walking distance - maximum distance Large Park 2.76km Large park, Littleton Panell commutable for walking (IHT) District Centre 8.69km Devizes Town Centre Supermarket 2439m Nisa, Littleton Panell District Sports Facility 8.5km Devizes Leisure Centre Employment Area 8.69km Devizes Town Centre Bank 8.85km Santander, Devizes Development restricted to flood zone 1 / able to contain The site is not at risk of flooding. See FRA rainfall from 1:100 year rain events Areas of ecological and geological interest are The development will result in no net loss to biodiversity. See E cological Report unaffected / mitigated by the proposals Development at this location will not lead to an avoidable loss of Best and Most Versatile (BMV) See Agricultural Land Quality Assessment agricultural soils? Additional capacity provided to ensure existing Statement of Community Involvement education / medical facilities will cope
Bus Route 87 travels to larger settlements such as Trowbridge, Westbury All homes within 5km of long distance public transport and Devizes. The frequency of the bus is every 2 hours Monday to Friday. See Transport Assessment services (railway station/bus service) The nearest bus stop is 228m walking distance opposite the Post Office. Bus routes 87. Every 2 hours (Mon-Fri) to Trowbridge, Westbury and See Transport Assessment and Travel Development site within 800m of hourly bus service Devizes. Plan Simple street pattern of indicative scheme gives priority to pedestrians and cyclists linking outwards to as many Site has been designed to link as much as possible with neighbouring See Design & Access Statement footpaths. local facilities, public transport and natural green spaces as possible. Travel Plan Co-ordinator to provide site-specific 3 See Transport Assessment and Travel Travel Pack detailing measures to reduce car- A Travel Pack will be prepared for new residents. Plan Sustainable Transport reliance and give access to lift share High quality paving materials used to control traffic Pavements and shared surfaces will be prepared to provide a pedestrian speed, encourage shared-use, amenity, recreation and See Design & Access Statement friendly environment and reduce traffic speeds. community Does the scheme promote aims of Planning for The proposals are consistent with Planning for Growth. See Planning Statement Growth?
Benefits to LPA: New Homes Bonus, Council Tax Benefits associated with the provision of education, open space, highways 4 revenue, CIL / S106 contributions; Job creation (f/t, and public transport, community facilities and if not agreed via a condition, See Planning Statement p/t), Economic value of works affordable housing, subject to compliance with regulation 122 of CIL 2010 Economic Benefits Proposal that increases the viability and reinforces the Pedestrian access routes tie into existing footpath network. See Planning Statement sustainability of local businesses and facilities. Existing dwellings within settlement benefiting from Provision of new open space on-site will be made easily and readily increased sustainability by provision of new facilities on- available to both the new development and the surrounding housing. site Does the provision of Affordable Housing distributed Affordable housing is not to be grouped or pushed to the site boundaries throughout the site contribute to the major local shortfall but appropriately pepper potted throughout the development and See Affordable Housing Statement of affordable housing positioned in close proximity to local facilities Diversity of housing stock: Proposal promotes the highest quality sustainable design, creating a • flexibility within homes to enable home-working “place” which is both safe and attractive and which enhances quality of life, See Design & Access Statement • Achieve Lifetime Homes standard in all social housing health and social well-being, supporting “building for life” and “lifetime and other tenures homes”.
Achieve Code Level 3 of Code for Sustainable Homes The new homes will be built to Code 3
Meet Local Housing needs to maintain land supply and reduce waiting lists by providing a range of types, sizes Proposal provides a choice of housing size and tenure in order to help 5 See Affordable Housing Statement and tenures of market housing based on socio- create a mixed community, including provision of affordable housing. Housing economic demographics. Meets ‘Secure by Design’ standards The detailed proposals will incorporate the principles of “Secure by Design” See Design & Access Statement
6 Proposals are close to existing schools with public footpaths providing easy Enable safe routes to schools access to primary school. Education, Community & Will create a balanced community by increasing The site’s close proximity to key services provides easy access to existing Sports provision affecting affordability and introducing a younger demographic of community amenities including educational, health and retail facilities. quality of life working age population. The site specifically does not seek to create, or generate a pastiche of what A high quality built environment with a network of has gone before, but instead to look forward to contemporary sustainable 7 connected streets with active frontages responsive to design solutions which effectively integrate into the existing fabric of Great See Design & Access Statement local vernacular as reference points for design Cheverell by way of referencing common building materials, layout and Linkages Integration Design street hierarchy. (Intrinsic Factors) Provide multi-functional green spaces on-site achieving Local Plan and / or NPFA standards for recreation and play space, incorporating The site’s landscape and ecological assets, and the conservation of natural resources are important both in terms of minimising the impact of • Local landscape features, See Design & Access Statement development within the site but also in setting the development within its • Existing vegetation / native planting scheme wider context. • SUDS including swales, open water course, reed beds or ponds “approving development proposals that accord with the It has been demonstrated that the proposals are in broad compliance with Planning Statement 8 development plan without delay;” the overall objectives of national planning policy.
“and where the development plan is absent, silent or Local Plan is an outdated policy framework for determining planning NPPF: Para 14: relevant policies are out-of-date, granting permission applications because of the changed policy context in national housing Planning Statement “At the heart of the National unless:” policy and the increased development requirements. Planning Policy Framework is “–any adverse impacts of doing so would significantly a presumption in favour of and demonstrably outweigh the benefits, when There are a number of significant benefits associated with the Planning Statement sustainable development, assessed against the policies in this Framework taken development. which should be seen as a as a whole;” golden thread running through both plan-making and decision-taking... For “or specific policies in this Framework indicate The site represents one of the least sensitive locations on the edge of decision-taking this means development should be restricted (SSSI, Green Belt, Planning Statement Great Cheverell. (unless material AONB etc.).” considerations indicate otherwise)...”