Independent Examination of the Hartlepool Local Plan – Inspectors Matters, Issues and Questions for Examination (September 2017) Client: Cecil M Yuill Ltd Proposal: Response to Matter 8 – High Tunstall & Quarry Farm Date: September 2017 Ref: NE2428 2 St James Gate, Newcastle upon Tyne, NE1 4AD Tel: +44 (0)191 255 7300 Fax: +44 (0)191 255 7301 Email: [email protected] Website: www.wyg.com WYG Planning Limited. Registered in England & Wales Number: 5241035 Registered Office: Arndale Court, Otley Road, Headingley, Leeds, LS6 2UJ Independent Examination of the Hartlepool Local Plan – Inspectors Matters, Issues and Questions for Examination (September 2017) Document control Document: Response to Matter 8 – High Tunstall & Quarry Farm Project: Client: Cecil M Yuill Job Number: NE2428 Date: September 2017 Prepared by: Checked by: Approved By: Report date: September 2017 Reference: NE2428 www.wyg.com creative minds safe hands Independent Examination of the Hartlepool Local Plan – Inspectors Matters, Issues and Questions for Examination (September 2017) Issue 1 – Context Q2 - Should the Plan contain an indicative concept plan or require a masterplan (in addition to the phasing plan) to provide a sound basis for the strategic planning of the site and its sustained delivery during the Plan period? 1.1 An indicative masterplan has been produced to guide the development of the Quarry Farm allocation, with this accompanying the outline application for residential development which is currently under consideration by the Council. This is contained at Appendix 1 which could, if necessary, be included within the Plan to supplement Policy HSG5a. Q4 – Are the boundaries on extent of the sites correctly defined? What is the extent of safeguarded land at Hart Quarry – does it affect land proposals at Quarry Farm? 1.2 Cecil M Yuill Ltd understand the boundary to the Quarry Farm allocation to be correct. 1.3 In terms of Hart Quarry Local Wildlife Site (LWS) this lies approximately 0.6km north of the site boundary. An Extended Phase 1 Habitat Survey, Breeding Bird Survey, and Bat Surveys prepared in support of the planning application confirms that the proposal will have no direct impact on Hart Quarry LWS during construction or operation. Due to the presence of the golf course between the site and this LWS, it is not considered the proposed development will result in increased recreational pressure there. This has been agreed with the Council. Issue 2 – Site Delivery Q5 - Does the infrastructure evidence demonstrate that the proposal is soundly based and can be delivered in a timely and satisfactory manner? 1.4 The transport evidence base has clearly identified safety and capacity concerns on the A19 at Elwick and demonstrates how the proposed grade-separated junction and bypass at Elwick will alleviate these issues. Significant levels of growth are planned to the west of Hartlepool and the infrastructure proposed at Elwick is therefore vital to ensure the delivery of this much- needed housing. 1.5 As set out in the Council’s Regulation 22 Consultation Statement, the new grade separated junction and bypass at Elwick will: Report date: September 2017 Reference: NE2428 www.wyg.com 2 creative minds safe hands Independent Examination of the Hartlepool Local Plan – Inspectors Matters, Issues and Questions for Examination (September 2017) “take large amounts of traffic out of Elwick village making it far safer for residents and it will help to provide a third route into Hartlepool from the A19 thus helping to re- profile traffic movements and reducing some of the congestion on the A689 and the A179.” 1.6 It is clear that the proposed infrastructure will address a number of current and future congestion issues within the town and deliver vital additional capacity to accommodate the future sustainable growth identified within the Local Plan. 1.7 Cecil M Yuill Ltd therefore consider that the proposals are soundly based and the infrastructure evidence clearly sets out the benefits of the proposed infrastructure. 1.8 The Council has set out a clear timeline for the delivery of the proposed works at Elwick, demonstrating that these can be delivered early in the Plan period, therefore enabling much needed housing to be brought forward. Q6 – What is the mechanism to fund/deliver the Elwick bypass and grade separated junction on the A19? Table 2 of the LIP at pages 17-18 refer to LGF and other possible sources, including prudential borrowing. What is the latest situation? Is there agreement from effected parties as to how this infrastructure will be funded, possibly through clawback arrangements? Is it an unduly complex process? 1.9 Cecil M Yuill Ltd have agreed to a financial contribution of £12,400 per dwelling on Quarry Farm 2, which amounts to an overall contribution of £2,728,000 towards the construction of the grade separated junction and Elwick bypass. However, in agreeing to this, they have emphasised that the knock-on effect of this level of contribution will be the inability to the inclusion of all other Section 106 contributions which, importantly, would exclude affordable housing expectations. The allocation of Quarry Farm 3, however, would enable the infrastructure costs to be re-apportioned by including an additional 450 units which would enable, in particular, more affordable housing to be provided. This position is explored more fully in response to Q17, Q18 and Q19 of Issue 3 and Matter 15. 1.10 The current level of contribution proposed covers the full projected £18m cost of the infrastructure works, as there is no assurance that additional grant funding will be made available. In the event that the latter is the case, Cecil M Yuill Ltd and officers have been in discussions in order to ensure that there is an appropriate claw-back provision within the S106 Agreement in the event that further grant funding is made available. Both Cecil M Yuill Ltd and Report date: September 2017 Reference: NE2428 www.wyg.com 3 creative minds safe hands Independent Examination of the Hartlepool Local Plan – Inspectors Matters, Issues and Questions for Examination (September 2017) the Council are confident that this can be achieved. Q7- Is the £18million cost for grade separated junction and bypass accurate? Is the 2018 construction date and 2020 completion date at Table 2 of the LIP realistic? 1.11 It is noted that the Council has set out details of the cost of the proposed grade separated junction and bypass within the Strategic Outline Business Case prepared for the scheme. The forecast costs outlined in the report total £17.97million, including £4.8million for optimism bias and a 20% contingency budget. 1.12 As the scheme design is at an early stage, it is considered appropriate to include contingency budget within the cost plan and it is common practice to include an allowance for optimism bias within cost plans for major infrastructure schemes. 1.13 The proposed land costs are identified as being £0.9million within the Strategic Outline Business Case (SOBC). Similarly, within the Council’s report to the Finance and Policy Committee on 24 July 2017, it is noted that the costs associated with the bridge over the A19 which forms part of the grade separated junction are subject to site investigation results and therefore are only an estimate at this stage. 1.14 The Council’s current timetable for delivery of the proposed grade-separated junction is 2020. Whilst this is an ambitious timescale, it is understood that these works need to be completed in advance of the A19 Wynyard widening works which are planned to commence in 2020 and be completed in 2022. 1.15 Cecil M Yuill Ltd has worked closely alongside the Council and Highways England to identify a first phase of works associated with the grade-separated scheme which could be delivered in advance of the bridge and bypass works and therefore assist in the timely delivery of this vital piece of infrastructure for the town. The delivery of housing at Quarry Farm will help to fund this initial phase of works. Q8 - Does the transport assessment work and engagement with Highways England demonstrate that on transport grounds, the residual cumulative impact of development at this site would not be severe? (NPPF, paragraph 32) Has transport modelling work assessed alternative capacities for the High Tunstall site? 1.16 Cecil M Yuill Ltd has conducted extensive transport assessment and analysis to demonstrate the impacts of the Quarry Farm Phase 2 proposals, which are the subject of a current planning application, are acceptable subject to the implementation of a package of mitigation works. Report date: September 2017 Reference: NE2428 www.wyg.com 4 creative minds safe hands Independent Examination of the Hartlepool Local Plan – Inspectors Matters, Issues and Questions for Examination (September 2017) 1.17 The transport assessment has demonstrated that there is sufficient capacity within the local Hartlepool road network to accommodate the traffic generated by the proposed 220 dwellings at Quarry Farm. 1.18 The transport assessment has also demonstrated that a package of works including the closure of the central reservation gaps on the A19 at Elwick and Dalton Piercy and associated capacity improvements at the A19 / A179 Sheraton Interchange will address the significant safety concerns raised in respect of the A19 at Elwick and will deliver sufficient capacity to mitigate the cumulative impacts of the Quarry Farm proposals and a first phase of development at High Tunstall for 209 dwellings (subject to a current application). 1.19 The transport assessment work has been the subject of extensive discussion with Hartlepool Borough Council, Highways England and other stakeholders including Durham County Council and the police and all parties have now confirmed that the package of measures is sufficient to accommodate the development traffic.