HARBOROUGH LOCAL PLAN 2011-2031

PROPOSED SUBMISSION CONSULTATION CONSULTATION RESPONSE ON BEHALF OF MR AND MRS GOWLING LAND AT ROAD, Contact: Stephen Mair, BSc (Hons) MSc MRTPI – Director – [email protected] PROJECT REF.: P/300/G3.2 NOVEMBER 2017

Established in 1989, East property experts Andrew Granger & Co. are a wide multi-disciplinary consultancy featuring residential sales and lettings, commercial, rural and professional services. Offering a high quality and affordable service, Andrew Granger & Co. have the expertise and experience to assist with Planning and Development queries across the Midlands and further afield. Andrew Granger & Co is a trading name of Andrew Granger & Co Ltd; Reg. No. 09298477. Registered office: Phoenix House, 52 High Street, Market Harborough, , LE16 7AF. VAT No.: 638 6788 76

Market Harborough Phoenix House, 52 High Street, Market Harborough, LE16 7AF T: 01858 439 090 E: [email protected] W: www.andrewgranger.co.uk

Leicester Attenborough House, 10-12 Street, , LE1 1RD 2 High Street, Loughborough, LE11 2PY

Project Client: MR AND MRS GOWLING Project Location: LAND AT NORTHAMPTON ROAD MARKET HARBOROUGH LEICESTERSHIRE LE16 9HW

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Table of Contents

1. Introduction ...... 4 2. Planning Context ...... 5 3. Site and Development Potential ...... 6 4. Comments on the Harborough Local Plan Submission Draft ...... 8 5. Conclusion ...... 11

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1. Introduction

1.1. Andrew Granger & Co. Ltd specialises in the promotion of strategic land for residential development and commercial uses. As a company, we are heavily involved in the promotion of client’s land through various Local Plan representations throughout the country, and we also have vast experience in contributing to the Neighbourhood Plan process.

1.2. On behalf of Mr and Mrs Gowling we are seeking to work with Harborough District Council in promoting the Land at Northampton Road, Market Harborough (Appendix 1) for residential and employment development uses.

1.3. This document provides a written submission to the Harborough Local Plan 2011-2031 Proposed Submission Draft Consultation and is framed in the context of the requirement for the Local Plan to be considered legally compliant and sound. The tests of soundness are set out at Paragraph 182 of the National Planning Policy Framework [NPPF], which state that for a development plan to be considered sound it must be:

- Positively prepared – the plan should be prepared based on a strategy which seeks to meet objectively assessed development and infrastructure requirements, including unmet requirements from neighbouring authorities where it is reasonable to do so and consistent with achieving sustainable development;

- Justified – the plan should be the most appropriate strategy, when considered against the reasonable alternatives, based on proportionate evidence;

- Effective – the plan should be deliverable over its period and based on effective joint working on cross-boundary strategic priorities; and

- Consistent with national policy – the plan should enable the delivery of sustainable development in accordance with the policies in the Framework.

1.4. This submission supports the proposed allocations of Land at Northampton Road, Market Harborough for employment and residential uses as identified on the Proposals Plan.

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2. Planning Context

2.1. We have made Harborough District Council aware of the site’s availability for development through various submissions, including the ‘Call for Sites’ as part of the Strategic Housing Land Availability Assessment.

2.2. The SHLAA 2016 identified the site as being suitable and deliverable over 6-15 years.

2.3. The proposed development site has partially been previously allocated for employment land uses. Saved Policy MH5 of the Harborough District Local Plan 2001 allocated 11.2 ha of Land East of Northampton Road (now known as Compass Point) for B1, B2 and B8 uses. The proposed allocation in Policy MH6 of the Draft Local Plan 2011-2031 broadly relates to this allocation, but excludes the area already development and land allocation for residential development in Policy MH2.

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3. Site and Development Potential

3.1. The proposed development site has a total site area of approximately 18.69 ha (46.2 acres) and is located on the southern edge of Market Harborough, east of Northampton Road, as shown outlined in red in Appendix 1.

3.2. The site comprises of three separate agricultural fields with clearly defined boundaries marked by mature hedgerow. The site is bordered to the north and east by the Brampton Valley Way, to the west by existing development at the Compass Point Business Park and ongoing residential development and to the south by open countryside.

3.3. The site is located in close proximity to a number of services and facilities located in Market Harborough town centre (Sub-Regional Centre). Services include GP Surgeries, St. Luke’s Hospital, Dentists, a Library and a Museum, a Theatre, Post Offices, Food Stores, Primary Schools, Welland Park Middle School, Robert Smyth Academy, and a number of public houses and local businesses.

3.4. Furthermore, the town is well served in respect of public transport links including a railway station which provides connections to London St. Pancras, Leicester and . There is a regular local bus service (No. 44) which serves the surrounding local villages to bring people into Market Harborough. There are also bus services to Leicester (X3/X7), Northampton (X7), Kettering (X17/18) and (58), which operate on an hourly basis.

3.5. We consider that the site has the capacity to accommodate a mix of residential and employment land uses, as follows:

3.5.1. It is considered that the allocated residential development site (Land East of Blackberry Grange), identified in red on the Proposals Plan could facilitate the development of approximately 350 dwellings, including associated vehicular access, pedestrian links, public open space, car parking, landscaping and drainage. Any proposed development scheme would provide a range of property types and sizes, including a proportion of affordable housing, subject to viability assessment.

3.5.2. The site also has the capacity to accommodate approximately 2.3 ha of employment land, which could provide floor space for Use Class B1 facilities, associated parking, servicing and landscaping to complement to existing Class B employment land uses at the Compass Point Business Park.

3.5.3. Any development of the site could be sensitively designed to protect the residential amenity of the neighbouring residents to the west of the site through the retention and enhancement of existing boundary vegetation. Furthermore, any development scheme would be comprehensively designed with consideration given to balancing the demands of the proposed residential development in comparison to the existing and proposed employment land uses; to ensure that all land users enjoy an appropriate level of amenity.

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3.6. Therefore, we consider the site to be in a sustainable location, close to a wide range of services and facilities, and highly accessible. It provides a good opportunity to make a valuable contribution towards meeting the Borough’s development needs.

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4. Comments on the Harborough Local Plan Submission Draft

4.1. On behalf of Mr and Mrs Gowling we wish to make the following observations on the Harborough Local Plan Proposed Submission Draft Consultation.

4.2. We support the proposed spatial strategy for growth set out in Policy SS1: Spatial Strategy. The NPPF and the Draft Local Plan are underpinned by a ‘presumption in favour of sustainable development’. It is therefore considered rational to direct development towards locations that are within close proximity to a wide range of employment opportunities and local services and facilities. As outlined above, we consider Market Harborough to be a sustainable location with a large number of key services and facilities, and therefore we support its identification as the Sub-Regional Centre, which is expected to be a focus for development across the plan period.

4.3. In respect of Policy GD1: Achieving Sustainable Development, we strongly support the inclusion of the Policy in the Draft Harborough Local Plan in line with Paragraph 14 of the NPPF. We are encouraged by the Council’s desire to positively consider proposals that contribute to the sustainable development of the District.

4.4. With regards to Policy GD5: Landscape and Townscape Character we fully support the requirement for new development to be sensitive to the landscape setting and the settlement’s distinctiveness. Any development scheme at Land at Northampton Road would be underpinned by the findings of a comprehensive Landscape and Visual Impact Assessment which would identify key viewpoints of and within the site. In addition, any design would be positively prepared to ensure that it provides a high quality and inclusive design that maintains a sense of place and reflects the distinctiveness of the town.

4.5. We fully support the objectives of Policy GD8: Good Design in Development, good planning and good design are inseparable and we are pleased that this has been identified by this policy. As stated above, any development scheme at Land at Northampton Road, Market Harborough would be positively prepared to ensure a high quality and inclusive development design. Any scheme would be sensitively designed to protect the residential amenity of the neighbouring residents to the west of the site through the retention and enhancement of the existing boundary vegetation. Furthermore, any development scheme would be comprehensively designed with significant regard given to ensuring the demands of the proposed residential development are balance with the requirements of existing and proposed employment land uses; to ensure that all land users experience an appropriate level of amenity.

4.6. In respect of Policy H1: Provision of New Housing, we fully support the recognition that the housing requirements outlined in this policy are a minimum and the level of flexibility that this element of the policy provides. In addition, we fully support the allocation of our land at Northampton Road, Market Harborough for residential development up around 350 dwellings as set out by Part 2(b) of the Draft Policy. As previously stated, we consider the site has the capacity to deliver approximately 350 dwellings with associated vehicular access, pedestrian links, public open space, car parking, landscaping and drainage.

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4.7. In this light, we fully support the allocation of our land at Northampton Road, Market Harborough for residential development as outlined in Policy MH2: East of Blackberry Grange. As outlined above, we consider the site has the capacity to deliver approximately 350 dwellings with associated vehicular access, pedestrian links, public open space, car parking, landscaping and drainage.

4.8. In respect of the criteria for development outlined within the policy, any development of the site could be comprehensively designed using masterplanning to give consideration to the balanced demands of the proposed residential allocation in comparison to the existing and proposed employment land uses; to ensure that all land users benefit from an appropriate level of amenity. This could include the provision of open space and recreational facilities across the site, including the western boundary shared with the existing and proposed employment use. Furthermore, any development scheme would be underpinned by the results of a Landscape and Visual Impact Assessment which would identify the key views of and within the site, to ensure that the proposed masterplan is sensitive to the site’s location adjacent to the Brampton Valley Way.

4.9. Furthermore, it is considered likely that any application for development on the site would be supported by a wide range of technical reports, and that the findings would contribute the proposed masterplan. These reports would include a Phase 1 Ground Investigation, an Archaeological Desk Based Assessment, and a Preliminary Ecological Appraisal and Protected Species Surveys. In addition to these reports, the application would be supported by a comprehensive Flood Risk Assessment and Drainage Strategy which would outline a surface water and foul water drainage strategy to ensure that the site is not at risk of flooding and does not increase the risk of flooding elsewhere.

4.10. With regards to Policy H2: Affordable Housing, we support the requirement for residential developments of more than 10 dwellings to provide 40% of affordable housing on site. As previously stated, our clients have stated their willingness to meet this requirement, subject to the appropriate viability assessment.

4.11. We fully support the objectives of Policy H5: Housing Density, Mix and Standards and the requirement for new development schemes to deliver a range of housing types and sizes. Any development of Land at Northampton Road, Market Harborough would deliver a mix of property types and sizes, including bungalows, terraced, semi-detached and detached dwellings ranging in size from 1 to 5 bedrooms.

4.12. In respect of Policy BE1: Provision of New Business Development, we fully support the recognition that the development requirements outlined in this policy are a minimum and the level of flexibility that this element of the policy enables. We fully support the allocation of land at Compass Point Business Park, Northampton Road for the development of 5ha of employment land use. As previously outlined, we consider that our clients land at Northampton Road has the capacity to accommodate 2.3ha of 5h allocation for employment land; the site could provide floor space for Use Class B1 facilities, associated parking, servicing and landscaping to complement the existing Class B land uses at the Business Park.

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4.13. In this light, we fully support the allocation of our land at Northampton Road, Market Harborough for Use B1 employment development, as identified by Policy MH6: Compass Point Business Park. As previously stated, we consider that our client’s land at Northampton Road has the capacity to provide approximately 2.3 ha of employment land, towards the total 6ha allocation. This land could be used to provide floor space for Use Class B1 facilities, associated parking, servicing and landscaping to complement the existing employment land uses located at the Compass Point Business Park.

4.14. In respect of the site specific criteria for development outlined within the policy, as previously outlined, any development for the site could be comprehensively designed using masterplans to ensure consideration is given to the balancing demands of the proposed and existing employment land uses in comparison to the proposed residential allocation; to ensure that all land uses experience an appropriate level of amenity. For example, this could include the provision of a landscape buffer along the northern boundary of the site, adjacent to the existing residential development and between the proposed employment and residential allocations. Furthermore, any development scheme would seek to ensure it provides a high quality and inclusive design that is in keeping with the scale, character and appearance of the existing Compass Point Business Park.

4.15. In addition, it is considered likely that any application for development at Land at Northampton Road would be underpinned by a wide range of technical reports and that the findings of these reports would contribute to the proposed masterplan. These reports would include a Phase 1 Ground Investigation, an Archaeological Desk Based Assessment, and a Preliminary Ecological Appraisal and Protected Species Surveys. In addition, the application would be supported by a Flood Risk Assessment and Drainage Strategy which would outline an appropriate surface water and foul water drainage strategy to ensure that the site is not at risk of flooding and does not increase the risk of flooding elsewhere.

4.16. In respect of Policy CC3: Managing Flood Risk, we fully support the objectives of this Policy in line with Paragraphs 14 and 100 of the NPPF. Given that the presumption in favour of sustainable development is the golden thread running through national and local planning policy, it is logical that this translates into development being located in areas that are not at high risk of flooding, and that schemes do not increase the risk of flooding elsewhere. With reference to the Environment Agency Flood Map for Planning, the proposed development site is predominately located within Flood Zone with the exception a small watercourse that serves as a tributary to the River Jordan. Any development scheme at the site would be underpinned by a comprehensive Flood Risk Assessment and Drainage Strategy which would ensure the development is not at risk of flooding and would not increase the risk of flooding elsewhere.

4.17. Finally, with regards to Policy IN1: Infrastructure Provision, we support the requirement for development proposals to make appropriate contributions to local infrastructure where necessary to support the proposal, in line with Paragraph 204 of the NPPF. As previously outlined, the clients are willing to enter into discussions with Harborough District Council in respect of planning obligations to be secured within a Section 106 Agreement.

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5. Conclusion

5.1. We consider the proposed development site at Land at Northampton Road, Market Harborough has the capacity to accommodate approximately 350 dwellings, including associated vehicular access, pedestrian links, public open space, car parking, landscaping and drainage. Any development scheme could be designed to provide a range of dwelling types and sizes, including a proportion of affordable housing subject to viability. The site also has the capacity to accommodate approximately 2.3 ha of employment land, which could provide for space for Use Class B1 facilities, associated parking, servicing and landscaping to complement the existing employment uses at Compass Point Business Park.

5.2. We fully support many of the objectives and policies contained within the Proposed Submission Draft of the Harborough Local Plan 2011-2031. In particular, we support the allocation of Land at Northampton Road for the development of around 350 dwellings as part of Policy H1 and for 5ha of employment land as part of Policy BE1.

5.3. We consider that the potential constraints of this site can be positively addressed and considered throughout the design process; for example any development scheme could be comprehensively designed to ensure that the demands of the proposed residential allocation in comparison to the existing and proposed employment land uses are appropriately balanced, to ensure that all land users benefit from an appropriate level of amenity.

5.4. The represents a suitable, available, achievable and viable source of housing land which can deliver a range of real and desired public benefits, now.

5.5. Andrew Granger & Co. would like to remain involved throughout the preparation of the Harborough Local Plan 2011-2031 and therefore request to be informed of any future consultation opportunities and when the document is submitted for Examination.

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APPENDIX 1: SITE LOCATION PLAN