` Site Allocation Topic Paper Glossopdale Area High Peak Local Plan 1 1. Introduction 1.1 The purpose of this Topic Paper is to set out the process which the Council has gone through in evaluating and selecting sites for allocation in the Submission High Peak Local Plan. It brings together information relating to each site considered for allocation through the various stages of plan preparation and details the steps of each consultation and the decisions made regarding individual sites in order to demonstrate that the Council has undertaken a comprehensive and robust assessment and consultation on all suitable sites. 1.2 The Paper covers the following types of allocation: residential and industrial/business. 2. The Site Allocation Process 2.1 The Local Plan has undergone an extensive process of site selection and assessment during its preparation which has included public consultation at three key stages to help identify sufficient land capable of being delivered for residential development. The purpose of the consultations was to invite comments on a range of potential sites to inform the Council decision on which sites to allocate for residential development in the submission version of the Local Plan. The consultations provided details of a number of sites across the three sub areas which were either taken forwarded to the next stage or dropped depending on the outcome of the consultations and relevant information received at the time. The consultations also provided an opportunity for suggestions to be made for other sites which may not have been already considered. 2.2 The consultations undertaken leading up to the publication of the submission version of the Local Plan were: • Issues and Options Stage - 13 September to 25 October 2012. • Preferred Options Stage - 27 th February to Wednesday 10 th April 2013. • Additional Changes Stage - 27 th December 2013 to 10 th February 2014 2.3 The site allocation process has also been informed by prior consultation with specific statutory bodies and organisations and workshops with Borough Council members. 2.4 Comments raised by the public and other stakeholders have been taken into account in appraising the sites and ultimately in arriving at the site allocations. Further details on the consultation process are set out in the Consultation Statements. 2 2.5 In addition, European and National legislation requires local planning authorities to undertake a Strategic Environmental Assessment Sustainability Appraisal, and Appropriate Assessment under the Habitat Regulations to inform the decision making and ensure that sustainability objectives have been addressed. (documents ref E1-11 & H 1-5)) This has formed an integral part of the site selection and allocation process including informing the consultation process. 2.6 High Peak Borough is located on the edge of the Peak District National Park and is an area of high landscape with the area value sharing many of the characteristics of the neighboring National Park. It contains areas designated for nature conservation/ biodiversity importance and the North West Derbyshire Green Belt covers the area surrounding towns and villages in Glossopdale and the northern part of the central area. The site allocation process had to take account of the sensitivity of the National Park, green belt, topography and historic and nature conservation designations. Diagram 1 illustrates some of these key constraints. 2.7 As well the Sustainability Appraisal and Appropriate Assessment the site allocation process has been informed by the following evidence based studies: • Infrastructure Delivery Plan (documents ref G1-3) • Employment Land Studies and Strategies (documents ref MD 1-6) • Infrastructure Appraisals (documents ref MG 1-3) • Landscape Impact Assessment (documents ref MH 4-7) • Open Space, Sports & Recreation Strategies (documents ref MI 1-4) • Plan and Site Viability Studies (documents ref MJ 1-3) • Retail and Town Centre Study (documents ref MK 1-3) • Strategic Housing Land Availability Assessment (documents ref ML1- 4) • Strategic Housing Market Assessments & Housing Needs Studies (documents MM 1-5) • Strategic Flood Risk Assessment (document ref MN 1-6) • Transport Plans & Studies (document ref MQ 1-8) 3 Diagram 1 – The Site Allocation Process 4 3. The Strategic Housing Land Availability Assessment 3.1 The starting point in deciding which sites could be included in the Local Plan for residential development was the Strategic Housing Land Availability Assessment (SHLAA) (documents ref.ML 1-4). The SHLAA provides details of potential housing sites in High Peak and forms an important part of the evidence base for the Local Plan. It assessed sites against a range of factors including the suitability of location (including relationship with settlements and proximity to services) and site constraints including flood risk, biodiversity and conservation considerations, topography, risk of contamination/ground stability and access. Consideration was also given to developer interest and the planning history of the site. Additional sites were also suggested during the Local Plan consultations and these were also considered where it was felt they had development potential. 3.2 In order to determine which sites should go forward to be included in the Issues and Options consultation, consideration was given to sites in the SHLAA and suggestions at the member workshops. 3.3 Member workshops were held on 4 th and 11 th July 2012 which were open for all members to attend. These workshops considered a long list of potential housing sites to go forward to the consultation. These sites presented at the workshops were taken from the SHLAA and included all sites outside the built up area boundary and sites with a capacity greater than 20 within the built up area boundary. The purpose of the workshop was to explore if there were any factors that would suggest the site should not be developed and therefore should be removed from the list for consultation. The workshop also allowed for additional sites to be suggested. There were organised as three groups representing the three sub areas Glossopdale, Central and Buxton. 3.4 A list of the sites considered at the workshop is detailed below. The findings of the workshop were reported at the Council meeting on 26 July 2012 (document ref. O3) which approved the High Peak Local Plan Issues and Options Consultation and which sites would be included in the consultation. Table 1 – Initial Member Workshops Assessment of SHLAA Sites Location Workshop Comments Site to go forward for the Options consultation G29 Spring Rise Yes Simmondley CSGO1513 Pyegrove Site preferred to be retained for recreation No use. 5 Location Workshop Comments Site to go forward for the Options consultation G14 Yes Hope Street, Glossop G21 Yes Land off Dinting Road, Glossop G8 Yes Land off Woodhead Road, Glossop G9 Yes Land off Woodhead Road 1 G10 Yes Land off Woodhead Road 2 G11 Yes Land off Woodhead Road 3 G7 Yes Land off Woodhead Road ( Kingsmoor Fields) G19 Yes Dinting Road/Dinting Lane G30 Yes Land between Spring Rise and High Lane G17 Maps for public consultation to show only Yes Land off Cliffe Road, developable area of site. Glossop G22 Yes Plot 3, Dinting Road, Glossop G31 Maps for public consultation to show total Yes Charlestown Works, area with potential for new homes. Glossop G15 Yes York Street Depot G12 Yes Off Bute Street AS050 Yes Dinting Lane G6 Yes North Road Glossop G16 Yes WOODS MILL HIGH STREET EAST GLOSSOP G13 Yes Hawkeshead Mill, Hope Street 6 Location Workshop Comments Site to go forward for the Options consultation G18 Yes Bank Street, Glossop G5 There was a split decision on this site. Yes Adjacent to Park Members at one workshop approved it for Crescent consultation; Members at the second rejected it. However on the basis that more Members were present at the first workshop, and the reason for rejecting it was on grounds that it should be considered part of green belt - it has been included in this long list for consistency of approach. G25 Yes Land off Melandra Castle Road Site 2 G24 Site approved for consultation if the play area (Yes) Gamesley Recreation can be excluded from the area proposed for Land Cottage Lane development. G26 Yes Part of Gamesley Sidings. HP114 Chapel Lane Park should be retained as a No land at Chapel Lane, play area for children - as it is in an area Hadfield where such resources are in short supply. G2 Boundary of the site should be looked at Yes Paradise Street, Hadfield closely, there may be an opportunity to increase site size. Maps for public consultation to show location of allotments if possible. G4 Yes Temple Street G3 Maps for public consultation to show which Yes Roughfields parts of the site might be used for housing and where land might be kept for the school. G28 Yes Land off Glossop Road, Charlesworth G27 Yes Land Adjacent 40-46, Glossop Rd, Charlesworth SS002 Because of its importance to the local No Land Off Sexton community, it may be better to designate this Street/Church Street, land as Local Green Space. Land to the Tintwistle south of the site may be available instead. G1 Yes Arnfield Water Treatment Works Ferro Alloys Yes G23 Yes Former railway museum, Dinting and surrounding land 7 4. Issues and Options Stage 4.1 The High Peak Local Plan Issues and Options consultation was carried out from 13 September – 25 October 2012. (document refs C1-C6) The consultation sought views on a number of key issues. • High Peak housing requirements – how many new homes should be provided across High Peak up to the year 2028? (The plan period was subsequently changed to 2031) • Sub area housing requirements – how should new homes be distributed across the three sub areas? • Potential housing development sites – which of the site options should be identified in the new Local Plan for housing? • Land for industry and business should existing sites be retained? • Other development issues.