Waveney District Council Local Plan Examination Evolution Town Planning Representing The Somerleyton Estate – Matter Statement ‐ Matter 8 September 2018 Opus House 01359 233663 Waveney District Council Local Plan Examination Evolution Town Planning Representing The Somerleyton Estate – Matter Statement ‐ Matter 8 E374.C1.Rep010 Page 2 of 11 E374.C1.Rep010 September 2018 1.0 Matter 8: Strategy for Rural Areas Allocation Sites Policy Reference WLP 7.5 Land North of The Street Somerleyton and WLP7.6 Mill Farm Field, Somerleyton Introduction 1.1 This Matter Statement has been prepared on behalf of the Somerleyton Estate and supports the above two housing allocations on Estate land in Somerleyton village. The Mill Farm Field allocation has been reduced from 45 to 35 homes and this statement sets out why the allocation should be increased to 45 homes. 1.2 This Matter Statement answers the Inspectors questions which are: “Are the allocations for development soundly‐based; are the criteria set out in the relevant policies justified and effective; and is there evidence that the development of the allocations is viable and deliverable in the timescales indicated in Appendix 3 of the plan?” 1.3 We are clear that the allocations are soundly based, are an appropriate strategy, and are deliverable. The landowner is advised on estate management, and development matters by Savills. Savills advice is that the allocations are viable and deliverable. The landowner has housebuilder interest in the allocations, and we are confident that they can come forward within the timescales set out in Appendix 3 of the Local Plan. 1.4 We firstly set out the background to the village and the allocations. Then set out our assessment of the soundness and deliverability of the allocations. The Village of Somerleyton 1.5 Somerleyton is located in the north of Waveney District and is 6 miles from the town of Lowestoft, and 8.5 miles from Great Yarmouth. Somerleyton is connected directly to Lowestoft by rail with an approximate 20 minute travel time. It is equidistant to Blundeston (a ‘larger village’ in the Waveney settlement hierarchy) and St Olaves in Great Yarmouth Borough. Page 3 of 11 E374.C1.Rep010 September 2018 1.6 Somerleyton village is a popular tourist attraction with around 16,500 visitors in a year. Tourists visit Somerleyton for the Hall and Gardens but also the model village and the village itself; many arriving by boat or train and walking up to the Hall. 1.7 Somerleyton village and Somerleyton Hall are subject to the following environmental, planning and heritage designations: Conservation Area Nationally and locally listed buildings Registered Park & Garden 1.8 Somerleyton has seen incremental growth over its history. This has generally taken the form of distinct developments each responding to a particular need or ethos and stamping its own character on the village. The village is predominantly a collection of distinctive groups of dwellings, some well known, which are easily identifiable from each other: Brickfields Cottages The Green Marsh Lane Station Road Page 4 of 11 E374.C1.Rep010 September 2018 Morton Peto Close Widows Cottages Detached properties on The Street Between the Post Office and Forge Garage The Somerleyton Estates Vision for the Local Plan Allocations 1.9 Many of the distinct developments in the village are a result of development carried out by the Somerleyton Estate at various stages in the village’s history. The Estate is a major employer and landowner in the village, and has a close and long term interest in the vitality of the village. The current owner, Hugh Crossley, who is the 4th Baron Somerleyton, strongly believes that the village needs housing growth to support services, and to ensure that the village can have a sustainable population. 1.10 The Estate is dedicated to providing long term employment, facilities and services in the village and surrounding area. Somerleyton Hall and Gardens are a major tourist attraction. The Estate runs the Dukes Head pub in the village. It has taken on the marina in the village, and is improving the facilities that are available there. There is a large agricultural operation on the Estate. The Estate owns and runs the popular Fritton Lake Resort which provides holiday accommodation in cabins and a camping site and leisure activities. These activities employ many local people. 1.11 Hugh Crossley is very keen to see high quality housing developments on the allocated sites that will continue the tradition of the Estate supporting the village with new housing. The intention of the two Local Plan policies to seek a quality development is fully supported by the Estate. The village shop in Somerleyton recently closed and the Estate is keen to see a new shop in the village. The strong view of the Estate is that more housing will help sustain the existing facilities and will Page 5 of 11 E374.C1.Rep010 September 2018 help the Estate create new facilities such as a new shop. Demographics and Village Facilities 1.12 The parish of Somerleyton, Ashby and Herringfleet has a population of 427 people and 208 dwellings1. The demographic displays an average age slightly higher than the average for Suffolk and the East of England2. Between 2001 and 2011 the Local Plan notes that the population of the village declined by 26 people. Home ownership at 50% is lower than the Suffolk average of 67%. 1.13 The Council’s Waveney District Council Village Profile for Somerleyton lists the key facilities which contribute to the sustainability of a settlement. 1.14 The key facilities include a public house, primary school, and meeting place as shown on the inset plan below. The village used to have a shop as shown on the plan below and it is hoped that this may re‐open in the future. 1.15 The additional key facility which Somerleyton benefits from and which many of the ‘larger villages’ in Waveney, such as Barnby, North Cove and Wangford, do not have is the rail station which is on the Norwich to Lowestoft line. 1 Waveney District Council Village Profile 2 Suffolk Observatory Page 6 of 11 E374.C1.Rep010 September 2018 1.16 The older than average and falling population of the village are not uncommon in rural villages where little new housing has been constructed in recent times. The previous Local Plan did not allocate new housing to Somerleyton village. The lack of new house building, coupled with high house prices in an attractive village, means that the average age of the population increases as new people are less likely to be able to settle in the village. It also means that young people who grow up in the village are less likely to be able to stay in the village when they want homes of their own. The new allocations will be important in addressing this issue. The Site Allocations 1.17 The two site allocations were the result of a selection process by the District Council, aided by submissions from the Estate. The plan above shows a number of sites edged red that were put forward to the call for sites. The Council then selected their preferred two allocations. WLP7.6 ‐ Mill Farm Field 1.18 Site allocation WLP7.6 (known as Mill Farm Field) is located in the centre of Somerleyton opposite Mill Farm and the bowling green, south of The Street. To the north is Mill Farm beyond The Street. To the east is Somerleyton Common (a small group of dwellings accessed off The Street) and to the west is residential land (Morton Peto Close, Station Road). To the south, beyond a copse of trees, is Waveney Grange Farm. The site is bounded to the north by The Street and to the west by Station Road. 1.19 The Mill Farm site is a viable and deliverable site. Savills letter in Appendix 1 confirms that both allocations are viable. The Mill Farm Field site has had interest from a local house builder and can be developed by 2025/2026 as set out in Appendix 3 of the Local Plan. 1.20 The Tests of Soundness in National Planning Policy are being Positively Prepared, Justified, Effective and Consistent with National Policy. This allocation meets those tests by: The allocation is Positively Prepared as meets the housing needs of the village which has not seen sufficient housing growth in recent Page 7 of 11 E374.C1.Rep010 September 2018 years to meet its needs. Justified because as the plan above shows a number of sites have been considered for allocations in the village. The Mill Farm Field is an appropriate strategy for an allocation as it is well related to the built up area, central in the village and has good road frontage. The allocation is Effective, as it is viable and deliverable within the Local Plan timeframe of 2025/2026. The allocation is consistent with National Planning Policy which supports development in rural areas (paragraphs 77 and 78 of the National Planning Policy Framework). The allocation is sustainable as it is close to facilities such as a primary school, employment and bus and train services. 1.21 The Waveney First Draft Local Plan July 2017 proposed 45 homes on a larger WLP7.6 Allocation. This larger allocation proposed more development to the east of the current site. We are of the view that this land could still be developed without harm to the character of the area. An increase in housing permitted on the site and the size of the site to accommodate 45 homes would better achieve the benefits that will come from new housing in the village such as affordable housing and market housing to meet local needs, and Community Infrastructure Levy receipts.