PARISH COUNCIL CLERK: Rosie Warne 5 Barnsdale Close Great Easton LE16 8SQ Telephone: 01536 770917 Email: [email protected]

Nicola Perry 4th September 2018 Planning Officer Council Sent via email

Dear Ms Perry

HALLATON PARISH COUNCIL RESPONSE TO APPLICATION 18/01266/FUL – ERECTION OF 26 DWELLINGS WITH ASSOCIATED SITE ACCESS, PUBLIC OPEN SPACES AND DRAINAGE INFRASTRUCTURE AND DEMOLITION OF AGRICULTURAL BUILDINGS AT LAND NORTH AND SOUTH OF NORTH END, HALLATON

A Parish Council meeting was held last night to discuss the above application and following in depth discussions the Parish Council wishes to submit an objection to this application.

The response to this application includes evidence based information which has been provided by the Neighbourhood Plan Advisory Committee (subcommittee of the Parish Council)

The reasons for this objection are as follows:

Loss of Top-Grade Ridge and Furrow

Hallaton is one of very few parishes in the UK with a high level of remaining R&F, despite the huge reduction nationally in the last 50 years. S.E. Leicestershire and Northamptonshire are one of the few areas of the country that still exhibit excellent R&F. The original Ridge & Furrow was probably created in around 700-800 AD and continued in Hallaton until the Enclosures in 1771. It probably covered 90-95% of the available agricultural land available. After 1771 the land was largely turned over to pasture for sheep and cattle; but with the R&F still visible. After WW2, with the use of tractors, much of that grazing land reverted to arable use and the ancient R&F was ploughed out. This particularly applies to the more recent use of much larger tractors and ploughs that can plough to greater depths. As a result some two-thirds of the R&F in 1969 has now been wiped away.

As the remaining Ridge and Furrow predates the Norman Invasion, it is the oldest visible and physical link with ancient Anglo-Saxon Hallaton that we have and we should be very wary of losing any more. It is our link with the past and our heritage as villagers.

The planning application from Grace Homes states that the ridge and furrow for the proposed site is ‘not distinct from other areas of pasture in this locality’. We would dispute this, as illustrated in the photographs below. It is an exceptional example of ridge and furrow, made more special as it within the village boundary.

1 Figure 1: View to the north of ridge and furrow in paddock from North End roadside

Figure 2: Aerial view of ridge and furrow in paddock north of North End

The Historic Environment desk-based assessment and Heritage Statement commissioned by Grace Homes Ltd states:

9.3.4 Construction would include areas of extant ridge and furrow and related earthworks, and there would be a high adverse impact on these remains in areas of any invasive groundworks such as laying foundations, landscaping, service installation and ground reduction etc.

10.7 Earthwork remains within the site include ridge and furrow and further features likely to represent closes and paddocks at the edge of the medieval settlement, therefore the potential for remains of this date is high. Mainly representing evidence of past agriculture, these remains would be of local significance.

Grace Homes is taking the stance that according to Historic ’s guidance on the [2012] NPPF and Heritage Assets (F3)

7.10 “all grades of harm...... can be justified on the grounds of public benefits that outweigh that harm taking account of the great weight to be given to conservation and provided the justification is clear and convincing.”

2 7.11 On the issue of public benefits, Historic England confirms: Public benefits in this sense will most likely be the fulfilment of one or more of the objectives of sustainable development as set out in the NPPF, provided the benefits will endure for the wider community and not just for private individuals or corporations.

However, in August 2017 planning permission for housing in Great Glen (16/02081/OUT) was refused as ‘The development will result in irreversible damage and less than substantial harm to heritage assets through the loss of ridge and furrow field detracting from the setting of The Sycamores and St Cuthbert’s Church. The public benefits of the proposal, which include the delivery of housing and affordable housing, do not outweigh this harm and the proposal is therefore contrary to Core Strategy Policy CS11 and the National Planning Policy Framework including its paragraphs 134-135.’ (see Footnote below *) (Minutes of HDC Planning Committee 18/07/17)

We would argue that Hallaton is in a very similar situation, where this particular area of ridge and furrow is in excellent condition and within the confines of the village therefore is of more value to the community than outlying fields. It gives emphasis and context to the particular historic and agricultural character of Hallaton.

Harborough District Council agree and have stated in a letter in November 2017 that they would be unlikely to support the scheme as it is considered to be a form of development that would harm the setting of the Hallaton Conservation Area by virtue of the amount of dwellings proposed and the modern layout of the site and it will also result in a partial loss of a designated open space area. The level of harm is considered to be less than significant harm to the designated heritage asset, but it is not considered that the harm would be outweighed by what the scheme will bring.

The Grace Homes report states that only part of the site would be affected, however it is the part that is closest to the and therefore most visible and appreciated by residents.

In addition to this, the site does not meet the recommendations highlighted in the National Policy Framework Section 11, parts 110 and 111 and also Section 12. (See Footnote below **). In particular, section 126 states that local planning authorities ‘should set out a positive strategy for the conservation and enjoyment of the historic environment, including heritage assets most at risk through neglect, decay or other threats’ and that they should ‘recognise these assets as an irreplaceable resource and conserve them in a manner appropriate to their significance’. Local authorities should take into account ‘opportunities to draw on the contribution made by the historic environment to the character of a place’.

We hope that Harborough District Council will maintain the precedent set by previous planning decisions of their own and support the Local and National Planning guidelines with regard to the preservation of this site’s valued historic ridge and furrow. It might be questioned as to what the public benefits would be to a development in such an unfavourable position considering that the village is in the process of proposing suitable housing sites as part of its Neighbourhood Plan.

Footnote (*)

134. Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal, including securing its optimum viable use.

135. The effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application. In weighing applications that affect directly or indirectly non designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset.

Footnote (**)

3

National Policy Framework

11. Conserving and enhancing the natural environment 110. In preparing plans to meet development needs, the aim should be to minimise pollution and other adverse effects on the local and natural environment. Plans should allocate land with the least environmental or amenity value, where consistent with other policies in this Framework.

111. Planning policies and decisions should encourage the effective use of land by re-using land that has been previously developed (brownfield land), provided that it is not of high environmental value.

12. Conserving and enhancing the historic environment 126. Local planning authorities should set out in their Local Plan a positive strategy for the conservation and enjoyment of the historic environment, including heritage assets most at risk through neglect, decay or other threats. In doing so, they should recognise that heritage assets are an irreplaceable resource and conserve them in a manner appropriate to their significance. In developing this strategy, local planning authorities should take into account:  the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation  the wider social, cultural, economic and environmental benefits that conservation of the historic environment can bring  the desirability of new development making a positive contribution to local character and distinctiveness; and  opportunities to draw on the contribution made by the historic environment to the character of a place Impact on Views from North End

The view from North End to the south and south-west across ‘The Walnuts’ paddock, to the church and the hills beyond is exceptionally fine (Figure 3). The view is greatly valued by the villagers of Hallaton and the many walkers who enjoy the village and must be safeguarded at all costs. The paddock is rightly designated by Harborough District Council as important open space and has scored very highly in the Hallaton Neighbourhood Plan inventory ranking process.

Figure 3: View from North End to the south / south-west across the paddock with its walnut tree (T15) centre

Page 22 of the Landscape Framework document states: "Existing view across captured pastures within the settlement towards the church tower retained".

This is also quoted on page 11 of the Design And Access Statement.

4 Figure 4 shows the site plan superimposed onto Google maps at identical scale with 30% transparency so that both the existing barns and the proposed dwellings can be seen.

Figure 4: Site plan superimposed onto Google map of Hallaton, with existing sightlines in blue, proposed in orange

The effect of Plot 26 is to narrow the existing gap from approximately 30 metres to approximately 20 metres. Drawing sight lines from where the proposed meets North End, it is apparent that the field of view is narrowed greatly and even with no trees there would only just be visibility of the church spire from this position, and when trees on the south and east boundaries of Plot 26 are taken into consideration it is unlikely the church will be visible at all.

This is not an acceptable level of harm to a historic and beautiful view and does not constitute ‘sustainable development’ in the words of the NPPF. It is essential that Plot 26 is removed from the plan and development of ‘The Walnuts’ paddock be limited to the footprint of the existing barns, plus the necessary tree planting around the edges as rightly proposed in the Arboriculture Impact Assessment.

Subdivision of ‘The Walnuts’ Paddock to the south of North End

In diagrams such as the site plan, this application misleadingly presents the paddock to the south of North End as though it were already subdivided to the west of the walnut tree (Figure 5 left), when it is in fact a single block of agricultural land, as shown by the title plan (Figure 5 right).

5 Figure 5: ‘The Walnuts’ site plan (left), title plan (right).

The title deed shows under the charges register that Grace Homes has been given the option to purchase the whole of the paddock.

C4 (28.09.2016) UNILATERAL NOTICE affecting the land edged blue on the title plan and other land in respect of an option to Purchase contained in an Option Agreement dated 20 September 2016 made between (1) Roger Gill and Elizabeth Gill and (2) Grace Homes Limited.

Subdivision of the land in this way is concerning because it increases the likelihood of future development of the south-eastern part of the land which would threaten to obscure the view to the south currently enjoyed from North End.

Impact on Hunts

Remarkably the highways report makes no mention whatsoever of Hunts Lane, which would likely be significantly affected by a development of this size in close proximity.

Hunts Lane is a historic sunken lane with wooded banks, which are a beautiful feature of the village and an important habitat for wildlife. It is narrow and cars cannot pass each other, so they have to reverse back up / down the lane to get through, often damaging the banks in the process.

At the bottom of the lane is the church and school so it is a much used pedestrian route, often by children. With no pavements, however, it is hazardous and increased vehicular would endanger these users.

The road infrastructure in the north-west corner of the village is not suited to a development of this size. Cars travelling to Market Harborough, Kibworth and Leicester would be tempted to cut down Hunts Lane rather than travelling along North End to the Medbourne Road. Other potential development sites in the village have been identified which have far better access to the Medbourne Road and A47.

Figure 6: Hunts Lane looking north to the junction with Goadby Road / North End

6 Impact on a Historic Hedge (G13)

The Environmental Theme Group has identified a unique feature at the above site as environmentally significant, being a small spinney running the length of the western boundary which has grown up from a very old laid hedge. No mention of this is made in the Draft Tree Protection Plan.

Housing

Grace Homes contend that this application:  will make a significant contribution to the requirements of policy H1 and the number of new homes that need to be built within the parish  meets the requirements of Policy CS3 regarding affordable housing  contributes to the supply of accessible housing  Is suitable for this site & the site is suitable for the proposed development.  Is sympathetic to the Hallaton Conservation Area.  Includes sufficient measures to meet the increases in traffic.  should not be affected by the Neighbourhood Plan (NP) which cannot be attributed any weight because it is “at a very early stage”

Based on the finding of our evidence based research undertaken in the preparation of the Neighbourhood Plan (NP) by the Neighbourhood Plan Advisory Committee (subcommittee of the Parish Council)  This application will make meeting our housing target under policy H1 significantly more difficult.  The number and types of affordable homes proposed are insufficient in number & internal space standards and are also of the wrong tenures.  The application fails to correctly address housing needs as laid out under policy H5.  The application site covers two potential sites on the South and North of North End. Both are unsuitable for residential development and have scored very poorly in our sustainable site assessment of potential sites. The south site scoring eight & the north twelfth out of a total of 14 sites. The sites were also both assessed by HDC in 2015 as part of the SHLAA report and found to be undeliverable for on a number of counts.  The materials and designs proposed are unsuitable and will negatively impact on the Hallaton Conservation Area. The Neighbourhood Plan has a very advanced design policy and this application fails to comply with it.  The plans severely underestimate the increase in traffic that this development would bring and fails to address the nature and character of connecting and . The site has previously been assessed by HDC as part of the SHLAA process and deemed unlikely to be suitable on access grounds.  The application should therefore be refused due to inadequate highways provision.  A draft of the Neighbourhood Plan (NP) is very close to a completion and contains much, evidence based, information on the housing needs of the parish. It is sufficiently developed that a draft should be given time to be completed so that it may be weight when considering this application. 1. Housing Target

The Planning Statement from Grace Homes states:

5.15 Within this document, Hallaton continues to be identified as a Selected Rural Village. Policy H1 proposes a minimum of 30 new homes in Hallaton. The North End site would make a significant contribution to this housing requirement, and the quantum of development proposed means that social benefits, including affordable housing provision, the potential development of bungalows and new areas of new public open space can be delivered as part of Hallaton’s housing requirement.

The Harborough Local Plan (HLP) policy H1 gives a target of 30 dwellings to be built by 2031 in Hallaton Parish. However, reference to the HEDNA (Housing & Economic Needs Assessment) suggests that this target should be increased to 35 for the NP, when assessing housing needs until 2036.

7 The Grace Homes application would offer 26 dwellings, a shortfall of 9. Whilst a small number of houses may be built on windfall sites, it is likely that a further development site would be needed to deliver the remaining 5-9 dwellings required.

Our assessment of potential sustainable sites indicates the only suitable sites for such development are either close to the North End site or of too great a size for 5-9 units. Sites close to the North End development would most likely prove unsuitable due to the unsustainability of two developments so close together. Sites too large for 5-9 units would not be suitable given the requirements of HLP policy H5 to make efficient use of land.

Therefore, we believe that this application, whilst offering a contribution of 26 units to the housing target, will actually make it more difficult for Hallaton Parish to meet its obligations under the Local Plan by making the delivery of the remaining units required much more difficult to achieve. It would leave us with fewer dwellings than we need and poor choices for where to build the remaining necessary housing stock.

2. Affordable Housing

The Planning Statement from Grace Homes states that they will provide the following numbers of affordable homes:

3.1 An affordable mix of 2 x 1 bed bungalows; 3 x 2 bed homes and 3 x 3 bed homes. The tenure of affordable housing will be the subject of negotiations with the Council’s housing officer;

It also states:

5.4 Policy CS3 seeks a minimum of 40% affordable housing in Harborough Rural North and Central Housing Sub-Market Area, within which Hallaton is located. On sites of 3 or more units, this provision should be made on site. The tenure split for all affordable housing will remain flexible to represent housing need at the time of a planning application being received. Developments are also expected to contribute to the provision of affordable homes that are suitable to the needs of older persons and persons with disabilities

This proposal does not meet the minimum requirements laid out in Core Strategy policy CS3 as quoted by Grace Homes themselves: 40% of 26 dwellings is 10.4, rounded down to 10. They propose 8 homes a 20% shortfall.

In terms of the affordable housing provision the policy changes set out in the policy CS3 will not be met.

3. Housing Mix

Policy H5.2 States:

Major Housing development should provide a mix of house types that is informed by up to date evidence of housing need

HTG has examined the entire latest census data to produce a detailed, evidence based assessment of housing need (see Appendices 1&2).

This research shows that Hallaton has a much higher proportion of properties of 5 or more bedrooms and a lack of one to three bedroom properties compared to local and national averages. This directly leads to chronic under- occupancy when compared to regional and national averages.

It also shows that the two sectors of the parish population likely to experience the greatest housing need are young people and the elderly.

A preponderance of larger properties means that there is a lack of suitable housing stock for starter homes and downsizing, much are in demand by the two sectors of the population identified above.

8

The Grace Homes application proposes a mix of  2 x 1 bedroom homes (8%)  3 x 2 bedroom (11.5%)  9 x 3 bedroom (34.5%)  12 x 4 bedroom (46 %)  0 x 5 bedroom (0%)

It is our view that, to best meet our obligations under HEDNA and to balance the housing mix more appropriately based on regional averages, the housing mix should be split as follows:  5% 1 bedroom  35% 2 bedroom  45% 3 bedroom  15% 4 bedroom  0% 5 bedroom

Therefore, this application will worsen an already undesirable situation. It will mean that Hallaton Parish is likely to fail to meet the future housing needs. It will restrict the availability of appropriate housing stock for those groups identified by census data as most in need in the future – older residents and young children who may wish to remain in the village.

The housing mix proposed is therefore unsuitable for the needs of Hallaton Village and fails to meet the criteria of policy H5.

4. Suitability of North End Site for Development

As part of the preparation of the NP, the HTG has undertaken strategic site assessments (SSA’s) of all potential development sites identified through existing SSLA designation and through the landowner consultation conducted by the PC. These assessments were conducted with a view to rank potential development sites within the village according to set criteria.

The SSA for the two sites in this application identified them as less suitable for sustainable development. They scored poorly in regard to:  Landscape and visual impact  Impact on trees, woodland & hedgerow  Impact on the conservation area  Vehicular access.  Traffic Impact  Contamination issues  Scale of site  Impact on Listed Buildings and their setting

The stated benefits of the scheme do not outweigh the negative impact sufficiently and we believe this development fails to meet the standards of LDP policies GD2 & GD5. The two sustainable site assessments are attached as appendices 3 and 4.

Furthermore, these sites on North End have already been assessed by HDC as part of their SHLAA report in 2015, an exercise to source deliverable land supply for housing. The extant SHLAA submissions report A/HA/HSG/05 covers the section of the site to the North of North End and SHLAA report A/HA/HSG/06 covers the section of the site to the South of North End. Both sites were deemed undeliverable for housing. Key points from the reports are:

 The HDC SHLAA report of 2015 states that A/HA/HSG/05 is undeliverable due to the impact of contaminated land and the scale of highways improvements required.

9  The HDC SHLAA report of 2015 also states that A/HA/HSG/06 is undeliverable due to the impact of contaminated land and the scale of highways improvements required.  Importantly, the HDC SHLAA report states that “it is unlikely that both the development of site A/HA/HSG/05 and site A/HA/HSG/06 could be accommodated in access terms”. (See also section 6) 5. Impact on Hallaton Conservation Area

Materials The Design & Access Statement included in this application states:

11d …..Traditional materials in keeping with the local vernacular are being proposed for the new dwellings.

o Red brickwork as the predominant building material o Grey roof tiles as the predominant roof covering o built chimneys on the incorporating brickwork banding and detailing. o Timber painted windows o Rural style timber front doors with porches. o Cast stonework sill, lintel and window surround detailing to provide interest where required on the key feature buildings on the site. o Brickwork feature courses and arched lintels over windows and doors. o Brick and cast stone corbels o Eaves with exposed rafter feet or feature brickwork projecting bands. o Door surrounds and door canopies o Projecting dormer windows o Bay windows

Whilst these materials may be part of the local vernacular, they are found dispersed throughout the conservation area and mixed within a palette of alternate materials such as stone, thatch, & render. Their exclusive use in a settlement of 26 dwellings close together will constitute a monolithic block out of keeping with the diverse styles and materials throughout the village. It will significantly impact on the setting of the conservation area and of the many listed buildings found therein.

Design The variety of elevations within this development is insufficient to reflect the diversity of styles and sizes of properties within the local area. The proposed buildings are so similar in scale, finish and setting that the effect will be that of single uniform entity, incoherent with its neighbours within the conservation area.

Landscape and Visual Impact This scheme will significantly impact on the views of listed buildings within the conservation area especially St Michael’s & all angles church. The setting and elevations of the site are such that substantial views are available of the surrounding countryside. The development would severely impact on these, damaging the setting of the conservation area.

In short, this development fails to meet the standards of LDP policy GD8 and provides insufficient benefits to outweigh the harm to the Conservation Area.

10 6. Traffic & Highways

The Highways Report included with the application states:

5. ….Goadby Road is not unusual in its circumstances; the proposed 26 dwellings will not create a significant amount of movement. The development requires no formal assessments. Its impacts cannot be described as severe.

Goadby Road is unique within Hallaton. It effectively ends shortly after the proposed development site, being designated “unsuitable for motor vehicles”. The only other access west is via an ancient sunken lane (Hunts Lane) which would not be capable of sustaining an increase in traffic at peak hours. It is single lane without any safe pedestrian walkways. To allow an additional 26 dwellings in an area where only two dwellings currently exist at the end of Hunts Lane will create a significant amount of movement and its impact on Hunts Lane (the most convenient western exit in the direction of Market Harborough) will obviously be severe.

18. Each dwelling has at least two parking spaces. Many of the houses have double garages as well. Some of the houses have courtyard parking; The three dwellings on the southern side of Goadby Road have long driveways capable of taking four cars as well as a double garage….

In effect, this development will create a capacity of over 60 off parking spaces. Most likely more. Whilst this will not create a parking problem, it will introduce a significant number of additional vehicle movements.

24. Privately owned houses typically generate 0.75 two-way trips per hour ……A development of 26 dwelling will therefore generate approximately 20 two-way trips per hour

The statistic of 0.75 two-way trips per hour is misleading. It is based on house numbers, not car numbers. The National Travel Survey 2002-14 states that the number of vehicle movements per two car household/day is 4.3-4.4. Adjusted to reflect peak hours, we could expect a much higher number of vehicle movements at peak hours. It should be noted that 3 or 4 car households will increase this further and that these figures do not include the increase in commercial traffic (deliveries, repairs etc) that will be generated by this development.

30. The development will generate approximately 20 two-way vehicle movements in a peak hour which is not a material increase……Therefore the additional traffic as a result of the development will not result in a severe detrimental impact.

Currently there are only 22 properties requiring vehicular access to North End. This development will more than double this number and the consequent traffic increase is likely to be more than double. This is a material increase and the application is therefore factually incorrect.

In summary, the Highways Report severely underestimates the likely impact of this development on traffic and highways. It fails to account for the character and structure of local transport infrastructure.

11 7. The Neighbourhood Plan

The Planning Statement from Grace Homes states:

5.17. Hallaton Parish was designated as a Neighbourhood Plan Area on 10 January 2017. A consultation of landowners took place between February and March 2018. No draft plan has been published to date, and as the Plan is at a very early stage, it cannot be attributed weight at the present time.

This statement is incorrect. The Housing Theme Group has completed its work and it is understood that the other groups are similarly advanced. The NP is therefore very close to being a pre-submission plan, ready for further community consultation.

Our work makes clear that there are better ways of meeting our housing obligations under policy H1. We believe that the Neighbourhood Plan will deliver a more complete, sympathetic and sustainable solution to the need of the parish over the next 20 or more years.

It would be negligent not to allow this work to come to fruition by denying a few more weeks to complete the NP work. We would therefore press that HDC:

1. Refuses this planning application on the grounds set out above. 2. Allows the NP to reach a pre-submission form.

CONCLUSIONS

1. The conclusion is that this application from Grace Homes will militate against Hallaton Parish Council and Harborough District Council meeting its obligations under the Local Plan.

2. The application does not meet the proven housing needs of the parish.

3. The application will harm the appearance and setting of the village and the conservation area and will have an adverse visual impact.

4. The application will have an unsatisfactory impact on the conservation of local flora and fauna and wildlife.

5. The sites pertaining to this application are demonstrably unsuitable for housing as assessed by HDC and by our assessments for the developing NP.

6. The application if granted would lead to a very serious and insurmountable traffic problem, in direct contravention of current HDC policies.

12 APPENDIX 1: EVIDENCE BASED RESEARCH ON HOUSING NEEDS FOR HALLATON PARISH

NOTE. Unless otherwise stated all data is taken from the Hallaton Parish 2011 Census. Key. MH = Market Harborough, EM = , E = England.

EVIDENCE

Hallaton is a rural village located on the Eastern side of Leicestershire. It has good communication in that it is only 2 miles from the A47 (Leicester, Peterborough) and approximately 10 miles from the A14 (Links to the A1, M1 and M6). It is approximately 7 miles from MH from which there is a good rail service to London and the North. The parish had an estimated population of 594 residents living in 242 households. Hallaton has a high proportion of children in the 0-4 age group 8.6% when compared with the district MH 5.5%, region EM 6.0% and England 6.3%. The 5-15 age group is slightly lower 12.0% when compared with the district MH 13.7%, region EM 12.5% and England 12.6%. The 16-64 age group is also slightly lower 59.8% when compared with MH 62.6%, EM 64.5% and England 64.8%. The 65 plus age group is higher 19.9% when compared with MH 18.3%, EM 17.1% and England 16.3%. The latest projections by MHDC for the 65+ population growth in the district between 2014 and 2034 is 65%. If Hallaton follows this trend then serious consideration will have to be given to providing suitable accommodation to cater for this increase. Since the 2011 census there have been a few new build houses and conversions of existing buildings suggesting that the overall population will have risen.

Tenure Of the 242 households in the village 32.6% are owned outright compared with MH 38.4%, EM 32.8%, E 30.6%. Ownership either with a mortgage or loan is 43.4%, MH 39.7%, EM 34.5%, E32.8%. Private and social rented account for 21.1%, MH 17.1%, EM 19.3%, E 23.7%

Accommodation Type Detached houses amount to 48.4% of housing stock, this compares to MH 47.7%, EM 32.2%, E 22.3%. Hallaton is broadly in line with the Harborough district but has substantially more detached houses than either EM or E. Semi-detached houses amount to 24.4% which is below MH 28.6%, EM 35.1%, E 30.8%. Terraced houses amount to 26.0% which is well above MH 25.2%, EM 20.0%, EM 24.6%

Bedrooms One bedroom properties amount to 3.3% with MH 5.8%, EM 8.1%, E 11.8%. Hallaton is considerably lower in this category than the district, region or England. Two bedroom properties amount to 27.3%, MH 22.5%, EM26.5%, E 27.9%. This is somewhat above MH but broadly in line with regional and national figures. Three bedroom properties amount to 30.2%, MH 37.3%, EM 45.4%, E 41.2%. Somewhat below district, regional and national figures. Four bedroom properties amount to 24.4%, MH 25.7%, EM 15.4%, E 4.6%. Broadly in line with MH considerably above region and national figures. Five bedrooms or more amount to 14.9%, MH 8.5%, EM 4.4%, E 4.6%. This sector is considerably above district, regional and national figures.

Accessibility Currently there are no homes 100% adapted for wheelchair use in the village (M3 standard). There are a small number of bungalows and homes adapted to M2 standards.

Current Demographics The majority of people of working age (16-64) in the village are economically active (73.7%) and are generally well qualified (37.5% to level 4 and above) with only (19%) having no qualifications. Only (2.2%) are unemployed which is significantly below the national average of (4.4%). Car ownership high, this is a reflection of the nature of the village community, with people commuting to work in Leicester, , and Peterborough. A significant number of people commute to London (3.9%). A significant number (9.4%) work from home. 13

Housing is dominated by detached (48.4%) and semi-detached (24.4%) with a further (26.0) being terraced. Home ownership is high with (76.0%) owned either outright or with a mortgage or loan facility. Within these numbers (71.5%) have 3 or more bedrooms which is (20%) higher than the national average. The number of 2-3 bedroom homes (57.5%) is 10% lower than the national average (70.1%). It is common for 17-21 year olds to leave the village to attend university, higher education or with a job, this leads to under occupation and generally the parents retaining the family home. The problem of under occupation is further exacerbated by the lack of options for people who wish to stay in the village to downsize.

ADDITIONAL

The Parish Council also wishes to see the following investigated prior to the application being submitted for consideration by the Planning Committee.

1. North End has a blind corner which raises further concerns regarding safety of road users and pedestrians especially with an increase in users 2. It is felt there will be a loss of good quality land and this has been omitted from the application – the Parish Council wishes this to be investigated prior to any decision being made 3. The Parish Council wishes to see a contamination report undertaken prior to any decision being made ALTERNATIVE SITES

As part of the Neighbourhood Plan process the Advisory Group has submitted a questionnaire to local land owners. Over 20 sites were submitted by local landowners for potential development of which 11 went to site assessment and of these 7 sites ranked higher than the site proposed by Grace Homes. These 7 sites will supply more than the 30 houses required in the Parish by 2036

Yours sincerely

Rosie Warne Clerk to the Parish Council

14 APPENDIX 2: FUTURE HOUSING NEEDS FOR HALLATON PARISH

Total new units to build Based on HEDNA and district plans, the NP target until 2036 should be 32 units.

Housing Mix Based on census data, Hallaton has a much higher proportion of properties of 5 or more bedrooms compared to local and national averages. We can therefore justify that future development should not include properties of 5+ bedrooms. There is a shortage of 3 bedroom properties in Hallaton based on the same data. 2 bedroom properties are in line with the averages. We are below average on 1 bedroom property provision and in line with Harborough district on 4 bedroom properties. The final numbers of 1,2,3, and 4 bedroom houses to be built have been calculated using HEDNA figures for housing mix for our region and seek to address our shortages in each category: For the new units the mix should be:  5% 1 bedroom  35% 2 bedroom  45% 3 bedroom  15% 4 bedroom  0% 5 bedroom

We feel strongly that should a developer choose to build 2 bedroom units in lieu of 1 beds then this should not be opposed, provided affordability criteria are met.

Affordable Homes Current affordable housing policy is that 40% of new homes should be affordable

Of these (according to HEDNA and the emerging local plan)  77% should be affordable rented (80% of market rent)  23% should be shared ownership or low cost starter homes for sale.

This mix may be adjusted if local evidence supports the need for this. The types of affordable homes that need to built, based on HEDNA %-ages & adjusted for our total mix will be:  100% of proposed 1 bed units  50% of the proposed 2 bed units  28% of proposed 3 bed units  33% of the proposed 4+ bed units  The remaining units will need be a mix of sizes and types to cater for changes to the demographic profile over the next 20 years or so.

Accessibility Further consideration needs to be given to the mix of mobility standard types – M2 (easier access properties for the less mobile) and M3 (full wheelchair accessible). HEDNA stipulates 4% of development should be M3 as a minimum. Given the lack of suitable M3 provision in Hallaton (presently there are no homes 100% adapted for wheelchair use) versus the HEDNA ideal of 4% (which would equate to circa 11 units for a village of 245 households, it is strongly felt that M3 provision should be increased over the minimum. This view was supported in the responses to early public consultation on the need for more suitable housing for the less mobile. It is also pertinent when noting the ageing demographics

We propose that all remaining units in any new development should be built to M2 standards to ensure suitability for the widest range of occupants.

CONCLUSION Hallaton currently enjoys relative high levels of affluence, health and education. Despite this, there are gaps in the availability of suitable properties for some groups. The village is popular, with many long term residents remaining in

15 their family homes for years due to a lack of smaller local properties where they may downsize. This increases under- occupation and restricts the supply of housing for families, putting pressure on affordability. The chief factors are  An preponderance of detached homes with 3 or more bedrooms.  A lack of smaller 2-3 bedroom starter homes  A lack of housing suitable for downsizing  A lack of accessible housing

Consideration is therefore needed to address this imbalance to the housing mix. We must prepare for future demographic trends that will increase demand for smaller, more accessible housing, and we must address the lack of affordable family sized homes.

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