Town and Country Planning Act 1990 Section 78 Summary Proof of Evidence

Save this PDF as:
 WORD  PNG  TXT  JPG

Size: px
Start display at page:

Download "Town and Country Planning Act 1990 Section 78 Summary Proof of Evidence"

Transcription

1 Town and Country Planning Act 1990 Section 78 Summary Proof of Evidence Mr Tony Clements BA (Hons) MCD MRTPI On behalf of Mr Edmund Bruegger Land South of Temple Inn Lane Temple Cloud APP/F0114/A/14/ June 2015 Prepared by GL Hearn Limited Queen Square House Queen Square Bristol BS1 4NH T: +44 (0) glhearn.com

2 Contents Section Page 1 SUMMARY PROOF OF EVIDENCE 4 GL Hearn Page 2 of 9

3 Quality Standards Control The signatories below verify that this document has been prepared in accordance with our quality control requirements. These procedures do not affect the content and views expressed by the originator. This document must only be treated as a draft unless it is has been signed by the Originators and approved by a Business or Associate Director. DATE ORIGINATORS APPROVED 2 June 2015 Tony Clements Andy Shepley Director Associate Director Limitations This document has been prepared for the stated objective and should not be used for any other purpose without the prior written authority of GL Hearn; we accept no responsibility or liability for the consequences of this document being used for a purpose other than for which it was commissioned. GL Hearn Page 3 of 9

4 1 SUMMARY PROOF OF EVIDENCE 1.1 Under S38(6) of the Planning Act and paragraph 11 of the NPPF, applications for planning permission should be determined in accordance with the policies of the development plan unless material considerations indicate otherwise. 1.2 Refusal Reason 1 refers to Adopted Core Strategy Policy RA1. This policy identifies criteria for settlements in the Rural Area that would be suitable to deliver around 50 dwellings each; Temple Cloud meets these criteria and is therefore an RA1 settlement. The Policy advises that the Housing Development Boundaries (HDB) from the 2007 Local Plan are carried forward until such time as they are reviewed as part of the emerging Placemaking Plan; this development is looking to come forward in advance of this process. 1.3 It is accepted that, as currently aligned, the Appeal Site falls outside the HDB for Temple Cloud and the proposal seeks to provide more than around 50 dwellings. Therefore to this extent, the proposed development is contrary to the Development Plan. It is also accepted that the Council can currently demonstrate a 5-year housing land supply. However, the existence of a 5-year supply does not in my view automatically preclude the delivery of additional housing development outside of the development plan, where no harm is identified. 1.4 In the case of this Appeal, no material harm has been identified other than in relation to highway safety, which is dealt with in Mark Baker s evidence. In addition, there are a number of material considerations that should be accorded substantial weight and which indicate that planning permission should be granted in this case. These material considerations are summarised as follows: Clear socio-economic benefits, including affordable housing in excess of the Core Strategy policy requirement Lack of environmental or technical constraints Planning officer s recommendation(s) for Approval Inclusion of the site within the Council s housing trajectory; GL Hearn Page 4 of 9

5 The Policy RA1 requirement of around 50 dwellings not purporting to be a cap; Emerging Placemaking Plan allocation, and No prematurity objection 1.5 With regard to the socio-economic benefits of the proposed development, the supporting reports prepared by Tetlow King and NLP Planning, attached as Appendices to my main Proof, set out these benefits in terms of the provision of affordable and market housing; increased spend in the local economy at construction and operation stage; and potential infrastructure and community benefits that could and will occur as a result of the significant planning obligation contributions, New Homes Bonus and CIL contributions that will be provided. 1.6 Barratt Development PLC, who will be developing the site should this Appeal be allowed, have confirmed that they intend to provide 33% affordable housing (which equates to 23 dwellings), which is in excess of the Core Strategy requirement contained in Policy CP9. This is considered to be a significant social benefit of the scheme. 1.7 In terms of environmental and technical constraints, it has been accepted on a number of occasions by the local planning authority, and referred to in the officers reports to the March 2014 and September 2014 DC Committees, that there are no overriding environmental or technical constraints to the development of this site. In environmental terms, the site is not within any designated areas of landscape importance (e.g. Green Belt, AoNB) and development will not have any impact on the landscape character of the wider area. It is also not subject to any constraints with regard to flooding (it is in Flood Zone 1), ecology or archaeology. 1.8 With regard to highways, the Council has acknowledged that the proposed site access onto Temple Inn Lane is acceptable in highway safety terms. Reason for Refusal 2 only relates to a perceived problem with the ability of the nearby Temple Inn Lane/A37 junction to cope with the increase in traffic associated with this development, stating that it would be likely to lead to additional hazards and GL Hearn Page 5 of 9

6 conflict with all users of the highway. The evidence from Mark Baker assesses this in greater detail and concludes that the existing junction is capable of accommodating the additional traffic associated with this development. 1.9 The Council s professional planning officers have consistently maintained support for the development, both before and after adoption of the Core Strategy. The officer s recommendation of approval after adoption of the CS is particularly significant, because at this time they had an Adopted Development Plan and could also demonstrate a 5-year housing land supply The key paragraph in the officer s report of September 2014 is: However, given the language of the Core Strategy wording, which commits to review the Housing Development Boundary in Temple Cloud to allow around a further 50 dwellings to be built, the pro-development stance of National Planning guidance and the lack of demonstrable harm from the additional 20 dwellings, it is not considered that the refusal of the application could be justified or defended at appeal. Therefore the application is again recommended for approval, subject to the completion of the legal agreement As the officer makes clear, there is no demonstrable harm from the provision of an additional 20 dwellings on this site, in the context that the settlement can accommodate around 50 under Policy RA With regard to the Council s housing trajectory, the Council has consistently included the Appeal proposal (i.e. 70 dwellings) as part of its trajectory since March 2014, including in its housing land supply evidence to the Core Strategy Examination, as contained in Core Documents CD12/21a and CD12/21b. The Appeal site is referred to as permitted in their evidence to the Examination Inspector and was therefore recognised as an existing commitment; the Examination Inspector will have viewed it as such on this basis The Council continued to refer to it in the updated housing trajectory produced in December 2014, which was part of their evidence submitted in respect of a conjoined Appeal for three schemes elsewhere in the District, submitted by Ed GL Hearn Page 6 of 9

7 Ware New Homes. The Housing Trajectory includes the Appeal scheme (70 dwellings) delivering housing within the 5-year period of 2014/ / The Housing Trajectory and SHLAA Findings Report have each been recently updated again (April 2015) and the Inspector will note that this latest Housing Trajectory still includes the Appeal site within the current 5-year supply period 2015/ /20, stating that the site will produce 32 dwellings in the period 2016/17 and 38 dwellings in 2017/18; so, still a total of 70 dwellings In this regard the Council has maintained a consistent position, in particular adopted in evidence provided to the Core Strategy Inspector when the robustness of the Council s housing strategy was being considered at the CS Examination during March The Appeal Scheme (i.e. 70 dwellings) formed and continues to form a component part of the Council s five year housing land supply. The fact that the Council has continued to include the site within its trajectory, even in the full knowledge that the planning application had been refused, clearly suggests that this is a site that the Council considers is a sustainable location and which can come forward now, without causing any demonstrable harm to the Council s overall housing strategy for the rural areas, or to the Development Plan In terms of Policy RA1 it is a fact that the overall Core Strategy housing requirement of 13,000 dwellings to be provided within the district to 2029 is not an overall cap. Similarly, the figure of 1,120 dwellings to be provided in the rural areas is also not a cap. In my view, this provides the flexibility against which developments in RA1 settlements should be judged and, in circumstances where no harm is identified and where material considerations can be demonstrated, developments in excess of around 50 should be seen as acceptable in the light of the overall NPPF requirement to significantly boost the supply of housing and the presumption in favour of sustainable development The supporting text to Policy RA1 states that the strategy for the rural areas is to enable housing developments of around 50 dwellings at each of the villages that meet the RA1 criteria. Therefore, the principle of allowing development of 50 GL Hearn Page 7 of 9

8 dwellings on the Appeal site would comply with the Policy. On this basis, what needs to be considered is whether there would be any harm in providing an additional 20 dwellings. It is considered that there would be no harm in this instance, a judgement that is shared by the Council s professional officers, as has already been referred to It is also material to note that the emerging Placemaking Plan, whilst currently of little weight, is suggesting that the vast majority of the Appeal site should be included as an allocation and contained within the Housing Development Boundary for Temple Cloud. The Council has accepted the principle that most of the Appeal Site will be developed via the emerging Placemaking Plan and will form part of the built envelope of the village In summary, there is a lack of identified harm associated with this development (including in regard to highways) and indeed a number of socio-economic benefits would accrue; therefore a residential scheme on this site will represent sustainable development and the number of units to be provided should be maximised in order to assist with the Council s housing supply, where no material harm has been identified The local planning authority has recommended approval for this development on two separate occasions, both before and after the Core Strategy was adopted. They have and continue to refer to the site as delivering 70 dwellings within the 5- year housing trajectory, including in their evidence to the Core Strategy Examination, and have earmarked the site for development within the emerging Placemaking Plan. It is therefore clear to me that the local planning authority considers the delivery of this site for housing will represent sustainable development; is acceptable for development now; and delivering the site now will not cause any harm to the Development Plan process. Prematurity has not been alleged in this case Therefore, in relation to this specific proposal, there are clear and strong material considerations that carry substantial weight and no material harm has been GL Hearn Page 8 of 9

9 identified in bringing forward 70 dwellings on this site, as opposed to the around 50 advocated in the Core Strategy. On this basis, the Inspector is respectfully requested to allow this Appeal. GL Hearn Page 9 of 9

LEWES DISTRICT AND SOUTH DOWNS NATIONAL PARK AUTHORITY LEWES DISTRICT JOINT CORE STRATEGY INDEPENDENT EXAMINATION

LEWES DISTRICT AND SOUTH DOWNS NATIONAL PARK AUTHORITY LEWES DISTRICT JOINT CORE STRATEGY INDEPENDENT EXAMINATION 1 LEWES DISTRICT AND SOUTH DOWNS NATIONAL PARK AUTHORITY LEWES DISTRICT JOINT CORE STRATEGY INDEPENDENT EXAMINATION STATEMENT BY CROUDACE STRATEGIC LIMITED ISSUES 7 AND 8 STRATEGIC SITES (POLICIES SP5/SP6)

More information

Development Strategy Spatial Policy 7 Supporting the Location of New Development

Development Strategy Spatial Policy 7 Supporting the Location of New Development Examination of the Plan for Stafford Development Strategy Spatial Policy 7 Supporting the Location of New Development Hearing Statement on behalf of St Modwen Developments The following sets out further

More information

Pre Application Advice Charging Scheme and Post Application Service Introduction (1 st February 2014)

Pre Application Advice Charging Scheme and Post Application Service Introduction (1 st February 2014) Pre Application Advice Charging Scheme and Post Application Service Introduction (1 st February 2014) The Development Control Service is responsible for providing planning advice, processing planning applications

More information

Shepway Core Strategy Development Plan Document Examination in Public

Shepway Core Strategy Development Plan Document Examination in Public Shepway Core Strategy Development Plan Document Examination in Public Public Hearing Statement on behalf of Taylor Wimpey (Respondent References 900 and 921) Wednesday 2 May 2012 Matter 1 Spatial Strategy,

More information

an Inspector appointed by the Secretary of State for Communities and Local Government

an Inspector appointed by the Secretary of State for Communities and Local Government Appeal Decision Hearing held on 17 December 2014 by Philip Major BA (Hons) DipTP MRTPI an Inspector appointed by the Secretary of State for Communities and Local Government Decision date: 14 January 2015

More information

Site Deliverability Statement Alternative Site at: Bridge Road, Old St Mellons

Site Deliverability Statement Alternative Site at: Bridge Road, Old St Mellons Site Deliverability Statement Alternative Site at: Bridge Road, Old St Mellons Representor Number 1135 AS(N)4 Persimmon Homes 9 th February 2015 Contents Site Deliverability Statement Alternative Site

More information

Site Deliverability Statement Development at: Beech Lane, Kislingbury. Persimmon Homes Midlands March 2015

Site Deliverability Statement Development at: Beech Lane, Kislingbury. Persimmon Homes Midlands March 2015 Site Deliverability Statement Development at: Beech Lane, Kislingbury Persimmon Homes Midlands March 2015 Contents Site Deliverability Statement Development at: Beech Lane, Kislingbury 1.INTRODUCTION 1.1

More information

Ref: Joint Core Strategy (JCS) - Comments on Gloucester on behalf of Taylor Wimpey

Ref: Joint Core Strategy (JCS) - Comments on Gloucester on behalf of Taylor Wimpey Origin3 Ref. 14-052 Inspector E Ord Cheltenham Tewkesbury Gloucester JCS C/O Ian Kemp Programme Officer 16 Cross Furlong Wychbold Droitwich Spa Worcestershire WR9 7TA 22 April 2016 Dear Inspector Ord Ref:

More information

London Borough of Havering. Draft Planning Guidance Note on Affordable Housing. Commuted Sum Payments

London Borough of Havering. Draft Planning Guidance Note on Affordable Housing. Commuted Sum Payments London Borough of Havering Draft Planning Guidance Note on Affordable Housing Commuted Sum Payments May 2016 Affordable housing circumstances where Havering Council will use commuted sum payments to the

More information

Stowmarket Area Action Plan (AAP) Examination

Stowmarket Area Action Plan (AAP) Examination Stowmarket Area Action Plan (AAP) Examination Main Matters, Issues and Questions Matter 3 - Employment (Appendix) This contains additional information in support of the Hearing Statement and relates to

More information

an Inspector appointed by the Secretary of State for Communities and Local Government

an Inspector appointed by the Secretary of State for Communities and Local Government Appeal Decision Inquiry opened on 16 July 2013 Accompanied site visit made on 19 July 2013 by Philip Major BA(Hons) DipTP MRTPI an Inspector appointed by the Secretary of State for Communities and Local

More information

BEST PRACTICE PROTOCOL FOR THE OPERATION OF PLANNING COMMITTEES

BEST PRACTICE PROTOCOL FOR THE OPERATION OF PLANNING COMMITTEES BEST PRACTICE PROTOCOL FOR THE OPERATION OF PLANNING COMMITTEES January 2015 1 INDEX Page Purpose of the protocol 3 Remit of the planning committee 3 Size of committee 5 Frequency of meetings 5 Enforcement

More information

Deliverability of Housing and the Strategic Housing Land Availability Assessment Housing Evidence Base Briefing Note 8:

Deliverability of Housing and the Strategic Housing Land Availability Assessment Housing Evidence Base Briefing Note 8: Deliverability of Housing and the Strategic Housing Land Availability Assessment Housing Evidence Base Briefing Note 8: National Policy Context The NPPF i (paragraph 159) states that local planning authorities

More information

Site Assessment for Neighbourhood Plans: A toolkit for neighbourhood planners

Site Assessment for Neighbourhood Plans: A toolkit for neighbourhood planners Site Assessment for Neighbourhood Plans: A toolkit for neighbourhood planners Action the COI Table Of Contents Introduction... 3 Benefit of carrying out a site assessment... 4 How to carry out a site assessment

More information

CHANGE OF USE FROM AGRICULTURE TO A USE FOR CARAVAN STORAGE COMPOUND AND OPERATIONAL DEVELOPMENT.

CHANGE OF USE FROM AGRICULTURE TO A USE FOR CARAVAN STORAGE COMPOUND AND OPERATIONAL DEVELOPMENT. 2014/1898 BIRMINGHAM ROAD MERIDEN Application No: Ward/Area: Location: 2014/1898/S MERIDEN BIRMINGHAM ROAD MERIDEN Date Registered: 21/11/2014 Applicant: Proposal: MR VAUGHN WILLIAMS CHANGE OF USE FROM

More information

WILTSHIRE CORE STRATEGY EXAMINATION - LAND AT STATION ROAD, WESTBURY.

WILTSHIRE CORE STRATEGY EXAMINATION - LAND AT STATION ROAD, WESTBURY. 30 July 2013 Delivered by email Mr. Andrew Seaman BA (HONS) MA MRTPI Planning Inspector c/o The Programme Officer 49 All Saints Place Bromsgrove Worcestershire B61 0AX 10 Queen Square Bristol BS1 4NT T:

More information

AGENT(S) / APPLICANT(S): AGENT Dave Dickerson, DK Architects. APPLICANT Halton Housing Trust. DEVELOPMENT PLAN ALLOCATION: Greenspace.

AGENT(S) / APPLICANT(S): AGENT Dave Dickerson, DK Architects. APPLICANT Halton Housing Trust. DEVELOPMENT PLAN ALLOCATION: Greenspace. APPLICATION NO: 14/00168/FUL LOCATION: Land to the west of 19 Crow Wood Lane, Widnes. PROPOSAL: Proposed erection of 10 no. 1 bedroom apartments with individual access doors arranged in 2no. 2 storey height

More information

FLOOD RISK STATEMENT IN SUPPORT OF THE CONNECTING HERNE BAY AREA ACTION PLAN PREFERRED OPTIONS DOCUMENT

FLOOD RISK STATEMENT IN SUPPORT OF THE CONNECTING HERNE BAY AREA ACTION PLAN PREFERRED OPTIONS DOCUMENT FLOOD RISK STATEMENT IN SUPPORT OF THE CONNECTING HERNE BAY AREA ACTION PLAN PREFERRED OPTIONS DOCUMENT Canterbury City Council January 2008 1 APPLICATION OF THE PPS25 SEQUENTIAL AND EXCEPTION TESTS 1.0

More information

The achievement of all indicators for policies in the whole plan collectively contribute to the delivery of Policy 1

The achievement of all indicators for policies in the whole plan collectively contribute to the delivery of Policy 1 Cornwall Local Plan 2010-2030: Proposed Monitoring Framework Part 1: Strategic Policies Policy 1: Presumption in Favour of Sustainable Development Policy 2: Spatial Strategy Policy 2a Key Targets Job provision

More information

Name of meeting: PLANNING SUB-COMMITTEE (HEAVY WOOLLEN AREA) Date: 2 OCTOBER 2014

Name of meeting: PLANNING SUB-COMMITTEE (HEAVY WOOLLEN AREA) Date: 2 OCTOBER 2014 Name of meeting: PLANNING SUB-COMMITTEE (HEAVY WOOLLEN AREA) Date: 2 OCTOBER 2014 Title of report: LOCAL PLANNING AUTHORITY APPEALS Is it likely to result in spending or saving 250k or more, or to have

More information

Draft Winchester District Local Plan Part 2. Recommended Responses to Issues Raised WALTHAM CHASE

Draft Winchester District Local Plan Part 2. Recommended Responses to Issues Raised WALTHAM CHASE Draft Winchester District Local Plan Part 2 Recommended Responses to Issues Raised WALTHAM CHASE 1. A summary of all the representations on the draft Local Plan directly relating to Waltham Chase was presented

More information

Sustainability Appraisal of the Lichfield Local Plan: Strategy

Sustainability Appraisal of the Lichfield Local Plan: Strategy Lichfield District Council Sustainability Appraisal of the Lichfield Local Plan: Strategy Post Adoption Statement February 2015 U R S U S C O N S U L T I N G L T D Quality Management URSUS Consulting Ltd

More information

Mount Browne (Surrey Police Head Quarters), Sandy Lane, Guildford Vision Statement. November 2013. with

Mount Browne (Surrey Police Head Quarters), Sandy Lane, Guildford Vision Statement. November 2013. with Mount Browne (Surrey Police Head Quarters), Sandy Lane, Guildford Vision Statement November 2013 with Tibbalds Planning & Urban Design 19 Maltings Place 169 Tower Bridge Road London SE1 3JB Telephone 020

More information

10.1 WILL HEY FARM WATFORD LANE NEW MILLS RETENSION OF NEW STABLE BLOCK, SAND PADDOCK AND ASSOCIATED EARTHWORKS AND LANDSCAPING (FULL - MINOR)

10.1 WILL HEY FARM WATFORD LANE NEW MILLS RETENSION OF NEW STABLE BLOCK, SAND PADDOCK AND ASSOCIATED EARTHWORKS AND LANDSCAPING (FULL - MINOR) HPK/2012/0207 03/04/2012 WILL HEY FARM WATFORD LANE NEW MILLS MR & MRS M WILSON KIRSTY WILSON EQUINE AND WILL HEY FARM BED & BREAKFAST RETENSION OF NEW STABLE BLOCK, SAND PADDOCK AND ASSOCIATED EARTHWORKS

More information

Lea Valley Growers Association - Newsletter May 2016 Issue No. 449

Lea Valley Growers Association - Newsletter May 2016 Issue No. 449 In this Months e-newsletter @Leavalleygrower www.lvga.co.uk Lea Valley Growers Association - Newsletter May 2016 Issue No. 449 info@lvga.co.uk Victory for Valley Grown Nurseries in Planning Battle Association

More information

RE: CONSULTATION ON THE DEVELOPMENT MANAGEMENT AND THE SITE ALLOCATIONS DPD CONSULTATION DOCUMENT REPRESENTATIONS MADE ON BEHALF OF SAFESTORE.

RE: CONSULTATION ON THE DEVELOPMENT MANAGEMENT AND THE SITE ALLOCATIONS DPD CONSULTATION DOCUMENT REPRESENTATIONS MADE ON BEHALF OF SAFESTORE. 23 March 2015 Haringey Planning Policy River Park House 225 High Road London N22 8HQ Dear Sir RE: CONSULTATION ON THE DEVELOPMENT MANAGEMENT AND THE SITE ALLOCATIONS DPD CONSULTATION DOCUMENT REPRESENTATIONS

More information

(Part 2 of 2) February 2016. 50511/JG/AJk

(Part 2 of 2) February 2016. 50511/JG/AJk Kirklees Local Plan Representations in Support of site at Windy Bank Lane, Hightown (H596) (Part 2 of 2) KeyLand Developments Ltd February 2016 50511/JG/AJk Nathaniel Lichfield & Partners 3rd Floor 15

More information

3.0 Planning Policies

3.0 Planning Policies 3.0 Planning Policies 3.1 National Policy 3.1.1 Government Planning Policy Guidance Notes (PPGs), and Planning Policy Statements (PPSs) provide the background to most aspects of the planning system. The

More information

Rotherham Metropolitan Borough Council

Rotherham Metropolitan Borough Council Rotherham Metropolitan Borough Council Town and Country Planning Act 1990 Eton Construction Ltd Mr P Harris 79a Wellgate Rotherham S60 2LZ Reference RB2014/1538 Decision Date 08 January 2015 Description

More information

The land is allocated within the Westbury on Trym Conservation Area and the land is protected by a blanket TPO 340.

The land is allocated within the Westbury on Trym Conservation Area and the land is protected by a blanket TPO 340. SITE DESCRIPTION The site is occupied by a large single dwelling house which was built in 2007. The building is surrounded by large trees and has a substantial rear garden. The land is allocated within

More information

A new Garden Neighbourhood for West Guildford An opportunity for Smart Growth. university of surrey November 2013

A new Garden Neighbourhood for West Guildford An opportunity for Smart Growth. university of surrey November 2013 A new Garden Neighbourhood for West Guildford An opportunity for Smart Growth university of surrey November 2013 A new Garden Neighbourhood for West Guildford Preface Since the County and Borough Councils

More information

Local Development Framework Listed Buildings: Works to or affecting the setting of

Local Development Framework Listed Buildings: Works to or affecting the setting of Development Control Policies DPD Incorporating Inspectors Binding Changes Local Development Framework Listed Buildings: Works to or affecting the setting of Supplementary Planning Document Published by

More information

In accordance with the provisions of the Town and Country Planning Act, 1990 and the Orders made thereunder, and with regard to your application at:

In accordance with the provisions of the Town and Country Planning Act, 1990 and the Orders made thereunder, and with regard to your application at: PLANNING APPROVAL Ref: P13-00986PLA PETER TWEMLOW, BARTON WILLMORE LLP Roger Tym & Partners 7 Soho Square London United Kingdom W1D 3QB In accordance with the provisions of the Town and Country Planning

More information

Extra Care Units - Use Class Order

Extra Care Units - Use Class Order Extra Care Units - Use Class Order DLP BRIEFING NOTE 30 Prepared by DLP Planning Ltd November 2010 DLP Planning Ltd Bedford Sheffield Reading Bristol Cardiff Disclaimer DLP Consulting Group Ltd, and its

More information

DESIGN AND ACCESS STATEMENT

DESIGN AND ACCESS STATEMENT CHANGE OF USE OF EXISTING RESIDENTIAL ANNEXE TO A SEPARATE DWELLING AND CONSTRUCTION OF A NEW WALL FENCE AND GATES AT LITTLE NOOKE CHAPEL LANE WYRE PIDDLE PERSHORE WORCESTERSHIRE WR10 2JA 1.0 INTRODUCTION

More information

BACKWELL FUTURE BACKWELL NEIGHBOURHOOD PLAN 2014-2026

BACKWELL FUTURE BACKWELL NEIGHBOURHOOD PLAN 2014-2026 BACKWELL FUTURE BACKWELL NEIGHBOURHOOD PLAN 2014-2026 A Report to North Somerset Council of the Examination into the Backwell Neighbourhood Plan by Independent Examiner, Nigel McGurk BSc(Hons) MCD MBA

More information

Planning policy for traveller sites

Planning policy for traveller sites Planning policy for traveller sites August 2015 Department for Communities and Local Government Crown copyright, 2015 Copyright in the typographical arrangement rests with the Crown. You may re-use this

More information

Pre-Application Planning Advice

Pre-Application Planning Advice Pre-Application Planning Advice Guidance Note and Schedule of Fees Regeneration and Planning (Development Management) December 2014 The Development Management Service is responsible for the determination

More information

Report to Planning applications committee Item Date 6 March 2014 Head of planning services

Report to Planning applications committee Item Date 6 March 2014 Head of planning services Report to Planning applications committee Item Date 6 March 2014 Report of Head of planning services 4(7) Subject 13/02051/F Former Wellesley First School Wellesley Avenue North Norwich NR1 4NT Description:

More information

Representations to the Cheshire East Local Plan Policy Principles Document and Development Strategy for Jobs and Sustainable Communities Document

Representations to the Cheshire East Local Plan Policy Principles Document and Development Strategy for Jobs and Sustainable Communities Document Representations to the Cheshire East Local Plan Policy Principles Document and Development Strategy for Jobs and Sustainable Communities Document Representations on behalf of: Harrow Estates plc and Avro

More information

Statement of Community Involvement

Statement of Community Involvement Hull Local Plan Statement of Community Involvement Adopted 23 September 2013 1. Introduction 1.1 This is Hull City Council s Statement of Community Involvement (SCI) it describes how we will carry out

More information

Thatcher And Hallam Solicitor Island House Midsomer Norton BA3 2HJ. Dear Sir/Madam. Town and Country Planning Act 1990

Thatcher And Hallam Solicitor Island House Midsomer Norton BA3 2HJ. Dear Sir/Madam. Town and Country Planning Act 1990 Planning Services PO Box 5006, Bath, BA1 1JG Fax: (01225) 394199 Telephone: (01225) 394041 DX: 8047 (Bath) Development_control@bathnes.gov.uk Date: 30th December 2010 www.bathnes.gov.uk Our Ref: 10/02592/REM

More information

Planning Statement. For. 5 New Dwellings. Spar Shop, Lincoln Road, Dunholme

Planning Statement. For. 5 New Dwellings. Spar Shop, Lincoln Road, Dunholme Planning Statement For 5 New Dwellings At Spar Shop, Lincoln Road, Dunholme 1. INTRODUCTION This Statement has been prepared on behalf of Damac Estates Ltd to support a Planning Application for residential

More information

What do we already know about Bradford-on-Avon community area?

What do we already know about Bradford-on-Avon community area? What do we already know about Bradford-on-Avon community area? Bradford-on-Avon is one of the smaller market towns in Wiltshire. It has good public transport connectivity and functions as a popular tourist

More information

an Inspector appointed by the Secretary of State for Communities and Local Government

an Inspector appointed by the Secretary of State for Communities and Local Government Appeal Decision Hearing held on 23 October 2013 by Philip Major BA(Hons) DipTP MRTPI an Inspector appointed by the Secretary of State for Communities and Local Government Decision date: 19 November 2013

More information

Assessment of Site Deliverability in the Market Towns

Assessment of Site Deliverability in the Market Towns East Cambridgeshire District Council of Site Deliverability in the Market Towns August 2014 Annex 1 to the Site Results Technical Background Paper (February 2013) 0 Contents: 1. Introduction 1.1 Role of

More information

WARDS AFFECTED: Bridge. Land At Corner Of Arkwright Street And Crocus Street, Nottingham. 10/01839/PFUL3 for planning permission

WARDS AFFECTED: Bridge. Land At Corner Of Arkwright Street And Crocus Street, Nottingham. 10/01839/PFUL3 for planning permission WARDS AFFECTED: Bridge Item No: REPORT OF INTERIM DIRECTOR OF CITY PLANNING DEVELOPMENT CONTROL COMMITTEE 22nd September 2010 Land At Corner Of Arkwright Street And Crocus Street, Nottingham 1 SUMMARY

More information

Pre-application advice from the Planning and Development Service at Torridge District Council.

Pre-application advice from the Planning and Development Service at Torridge District Council. Pre-application advice from the Planning and Development Service at Torridge District Council. April 2015 Why seek pre-application advice? Open and constructive discussions are an opportunity for the Local

More information

COPCUT RISE COPCUT RISE DROITWICH SPA CONSULTATION STATEMENT. November 2010. Prepared by Capita Lovejoy on behalf of William Davis Limited

COPCUT RISE COPCUT RISE DROITWICH SPA CONSULTATION STATEMENT. November 2010. Prepared by Capita Lovejoy on behalf of William Davis Limited COPCUT RISE DROITWICH SPA CONSULTATION STATEMENT COPCUT RISE November 2010 Prepared by Capita Lovejoy on behalf of William Davis Limited Copcut Rise Land north of Copcut Lane, Droitwich Spa: Consultation

More information

The subject matter of this report deals with the following Council Objectives

The subject matter of this report deals with the following Council Objectives REGULATORY SERVICES COMMITTEE 4 JUNE 2015 Subject Heading: REPORT Revision to committee resolutions to grant planning permissions subject to S106 Planning Obligation requiring infrastructure contribution.

More information

Shaping the Future of North East Lincolnshire

Shaping the Future of North East Lincolnshire North East Lincolnshire New Local Plan Issues Paper: Housing Analysing the evidence and identifying the issues October 2014 Shaping the Future of North East Lincolnshire Executive summary 1 This paper

More information

Capital Projects, NHS C/o Steve Boxall Royal United Hospital Combe Park Bath BA1 3NG. Dear Sir. Town and Country Planning Act 1990

Capital Projects, NHS C/o Steve Boxall Royal United Hospital Combe Park Bath BA1 3NG. Dear Sir. Town and Country Planning Act 1990 Planning Services PO Box 5006, Bath, BA1 1JG Fax: (01225) 394199 Telephone: (01225) 394041 DX: 8047 (Bath) Development_control@bathnes.gov.uk Date: 19th June 2012 www.bathnes.gov.uk Our Ref: 12/01384/FUL

More information

Appendix A. DM Document SA Report Appendix A

Appendix A. DM Document SA Report Appendix A Document SA Report Appendix A Appendix A Potential conflicts between the SA framework objectives and the Development Management Policies DPD spatial planning objectives South Norfolk SA Framework Objective

More information

OVERARCHING SPATIAL POLICIES

OVERARCHING SPATIAL POLICIES 3 OVERARCHING SPATIAL POLICIES 29 Overarching Spatial Policies 3.1 This chapter contains policies addressing the following policy themes: OSP 1: Optimising growth OSP 2: Land use OSP 3: Connections and

More information

Camden Development Policies

Camden Development Policies Camden Local Development Framework Camden Development Policies Adoption version 2010 1 CAMDEN LOCAL DEVELOPMENT FRAMEWORK CAMDEN DEVELOPMENT POLICIES Camden Development Policies 2010 Introduction 1. Location

More information

Planning, Local Government & Administrative Law Case Update. May 2012. by Mark C. Mohammed, Advocate

Planning, Local Government & Administrative Law Case Update. May 2012. by Mark C. Mohammed, Advocate Planning, Local Government & Administrative Law Case Update May 2012 by Mark C. Mohammed, Advocate In this month s update cases involving the licensing of sex shops and the transfer of liabilities following

More information

Development Viability

Development Viability Development Viability Supplementary Planning Document January 2016 1 Contents Section Title Page number 1. INTRODUCTION... 3 2. VIABILITY IN THE PLANNING PROCESS... 4 ISLINGTON CONTEXT... 4 POLICY CONTEXT...

More information

DEVELOPMENT BRIEF FOR LAND AT ALLOA ROAD, TULLIBODY

DEVELOPMENT BRIEF FOR LAND AT ALLOA ROAD, TULLIBODY DEVELOPMENT BRIEF FOR LAND AT ALLOA ROAD, TULLIBODY 1.0 Introduction and Purpose 1.1 Clackmannanshire Council is seeking to dispose of a site at Alloa Road, Tullibody for redevelopment. The site extends

More information

Development Brief for New Lodge, Bank Mill Lane Berkhamsted. Adopted November 2007

Development Brief for New Lodge, Bank Mill Lane Berkhamsted. Adopted November 2007 Development Brief for New Lodge, Bank Mill Lane Berkhamsted Adopted November 2007 This publication seeks your opinions about the design, layout and requirements for new housing development at New Lodge,

More information

Welcome Welcome to the public exhibition for development at Bowman Field. This exhibition provides an overview of the proposals for the site.

Welcome Welcome to the public exhibition for development at Bowman Field. This exhibition provides an overview of the proposals for the site. Welcome Welcome to the public exhibition for development at Bowman Field. This exhibition provides an overview of the proposals for the site. Background & Planning Context The Site The site is an area

More information

Date: 13 March 2013. Chief Executive

Date: 13 March 2013. Chief Executive Item No. Classification: Open Date: 13 March 2013 Decision Taker: Cabinet Member for Regeneration and Corporate Strategy Report title: Wards affected: From: Application to apply for exemptions from the

More information

Reference: 05/00928/FUL Officer: Mr David Jeanes

Reference: 05/00928/FUL Officer: Mr David Jeanes DEVELOPMENT CONTROL BOARD 5 January 2006 Reference: 05/00928/FUL Officer: Mr David Jeanes Location: Proposal: Applicant: Whiffens Farm Clement Street Sutton-At-Hone Kent BR8 7PQ Retrospective application

More information

Unauthorised use of boathouse as holiday accommodation.

Unauthorised use of boathouse as holiday accommodation. Broads Authority Planning Committee 24 June 2016 Agenda Item No 9(ii) Enforcement of Planning Control Enforcement Item for Consideration Eagles Nest, Ferry Road, Horning Unauthorised Use of Boathouse as

More information

Long Ditton Ward: Alex King Expiry Date: 24/03/2010 Location:

Long Ditton Ward: Alex King Expiry Date: 24/03/2010 Location: Application No: 2009/2315 Application Type: FULL Case Officer: Long Ditton Ward: Alex King Expiry Date: 24/03/2010 Location: Kingston House Portsmouth Road Thames Ditton Surrey Proposal: Variation of Condition

More information

Community Infrastructure Levy

Community Infrastructure Levy Woking Borough Council Local Development Framework Community Infrastructure Levy Charging Schedule October 2014 Produced by the Planning Policy Team. For further information please contact: Planning Policy,

More information

Site Alternative Deliverability Report. SALT 034 Ty Nant, Groesffordd Resubmission: Deliverable. Local Development Plan

Site Alternative Deliverability Report. SALT 034 Ty Nant, Groesffordd Resubmission: Deliverable. Local Development Plan Local Development Plan Site Alternative Deliverability Report Brecon Beacons National Park Authority SALT 034 Ty Nant, Groesffordd Resubmission: Deliverable SALT 034 Ty Nant Groesffordd (Llanfrynach) Existing

More information

IN THE HIGH COURT OF JUSTICE IN NORTHERN IRELAND PROTOCOL FOR CLINICAL NEGLIGENCE LITIGATION

IN THE HIGH COURT OF JUSTICE IN NORTHERN IRELAND PROTOCOL FOR CLINICAL NEGLIGENCE LITIGATION IN THE HIGH COURT OF JUSTICE IN NORTHERN IRELAND PROTOCOL FOR CLINICAL NEGLIGENCE LITIGATION 1. Practitioners are reminded of the need to bear in mind the overriding objective set out at Order 1 rule 1(a)

More information

West Oxfordshire District Council Local Plan. Pre-Submission Draft Sustainability Appraisal Report

West Oxfordshire District Council Local Plan. Pre-Submission Draft Sustainability Appraisal Report West Oxfordshire District Council Local Plan Pre-Submission Draft Sustainability Appraisal Report February 2015 West Oxfordshire District Council Local Plan Pre-Submission Draft Sustainability Appraisal

More information

Site Specific Policies Local Plan

Site Specific Policies Local Plan A N E W V I S I O N F O R D E V E L O P I N G W A K E F I E L D D I S T R I C T Site Specific Policies Local Plan Local Development Framework www.wakefield.gov.uk/ldf Site Specific Policies Local Plan

More information

Corporate Director Environment and Community Services

Corporate Director Environment and Community Services CABINET Meeting date: 27 November 2014 From: Corporate Director Environment and Community Services RESPONSE TO SOUTH LAKELAND DISTRICT COUNCILS COMMUNITY INFRASTRUCTURE LEVY REGULATION 16 CONSULTATION

More information

Welsh Government. Practice Guide. Realising the potential of pre-application discussions

Welsh Government. Practice Guide. Realising the potential of pre-application discussions Welsh Government Practice Guide Realising the potential of pre-application discussions May 2012 Digital ISBN 978 0 7504 7623 2 Crown Copyright 2012 WG 15424 (2) Table of contents 1 Introduction...3 Background...3

More information

POLICY DP6 Mitigating the impacts of development

POLICY DP6 Mitigating the impacts of development POLICY DP6 Mitigating the impacts of development 1 Purpose of policy To ensure that developments provide appropriate mitigation for any negative impacts that they may have and additional needs that they

More information

St Albans Local Development Framework. Core Strategy: Spatial Strategy Options

St Albans Local Development Framework. Core Strategy: Spatial Strategy Options Centre for Sustainability St Albans Local Development Framework Core Strategy: Spatial Strategy Options Sustainability Appraisal (incorporating Strategic Environmental Assessment) Working Note September

More information

Hybrid Planning Application for mixed use development at North West Cowbridge

Hybrid Planning Application for mixed use development at North West Cowbridge Jane Crofts Development Management Vale of Glamorgan Council Civic Offices, Holton Road, Barry CF63 4RU. Helmont House Churchill Way Cardiff CF10 2HE 029 2043 5880 cardiff@nlpplanning.com nlpplanning.com

More information

LEWISHAM: DRAFT DEVELOPMENT MANAGEMENT LOCAL PLAN WRITTEN REPRESENTATIONS ON BEHALF OF SHURGARD UK LIMITED

LEWISHAM: DRAFT DEVELOPMENT MANAGEMENT LOCAL PLAN WRITTEN REPRESENTATIONS ON BEHALF OF SHURGARD UK LIMITED SUBMITTED VIA EMAIL TO: planning.policy@lewisham.gov.uk Our Ref: MM/AE/17334 (email address: mairead.murphy@cgms.co.uk) Direct dial: 0207 832 1472 Planning Policy, 3 rd Floor London Borough of Lewisham

More information

Application ADV/14/01167 Decision Made 13/11/2014 Notice of Consent for the Display of Advertisements. For:

Application ADV/14/01167 Decision Made 13/11/2014 Notice of Consent for the Display of Advertisements. For: W Regeneration and Environment David Ball Head of Regeneration and Planning Town Hall, North Annexe Brighton Street Wallasey Wirral CH44 8ED Application ADV/14/01167 Decision Made 13/11/2014 Notice of

More information

Coventry Development Plan 2016 Appendix 89. Glossary of Key Terms

Coventry Development Plan 2016 Appendix 89. Glossary of Key Terms Coventry Development Plan 2016 Appendix 89 Glossary of Key Terms Area Action Plan A Development Plan Document which focuses upon a specific location or an area subject to significant change. Affordable

More information

Name of meeting: PLANNING SUB-COMMITTEE (HEAVY WOOLLEN AREA) Date: 5 FEBRUARY 2015

Name of meeting: PLANNING SUB-COMMITTEE (HEAVY WOOLLEN AREA) Date: 5 FEBRUARY 2015 Name of meeting: PLANNING SUB-COMMITTEE (HEAVY WOOLLEN AREA) Date: 5 FEBRUARY 2015 Title of report: LOCAL PLANNING AUTHORITY APPEALS Is it likely to result in spending or saving 250k or more, or to have

More information

Issue Number 3 Representor Number - 635815. Canary Wharf Group Position Statement

Issue Number 3 Representor Number - 635815. Canary Wharf Group Position Statement Issue 3 Are employment policies consistent with the NPPF, the London plan and the Core Strategy and/or supported by clear and robust evidence; are they reasonable and realistic and clear, deliverable and

More information

Issue 2 Are the charging rates informed by and consistent with the evidence?

Issue 2 Are the charging rates informed by and consistent with the evidence? LONDON BOROUGH OF ISLINGTON COMMUNITY INFRASTRUCTURE LEVY [CIL] CHARGING SCHEDULE EXAMINATION EXAMINER S ISSUES & QUESTIONS London Borough of Islington Response to Examiner s Issues & Comments Issue 2

More information

LAND AT MONGER LANE MIDSOMER NORTON DESIGN COMPLIANCE STATEMENT CIR.T.0241 DECEMBER 2014 PREPARED BY PEGASUS URBAN DESIGN

LAND AT MONGER LANE MIDSOMER NORTON DESIGN COMPLIANCE STATEMENT CIR.T.0241 DECEMBER 2014 PREPARED BY PEGASUS URBAN DESIGN LAND AT MONGER LANE MIDSOMER NORTON DESIGN COMPLIANCE STATEMENT CIR.T.0241 DECEMBER 2014 PREPARED BY PEGASUS URBAN DESIGN THE GOVERNMENT ATTACHES GREAT IMPORTANCE TO THE DESIGN OF THE BUILT ENVIRONMENT.

More information

Key Facts. Passenger growth at the airport is projected to grow to approximately 3 million passengers per annum by 2030.

Key Facts. Passenger growth at the airport is projected to grow to approximately 3 million passengers per annum by 2030. Bournemouth Airport & Business Park 7 7 Bournemouth Airport & Business Park Introduction 7.1 Bournemouth Airport is a key asset for the region, one of the UK s fastest growing regional airports and is

More information

SA Report to accompany the Local Plan

SA Report to accompany the Local Plan SA Report to accompany the Local Plan July 2015 Rev No Comments Prepared by Checked by Approved by Date 3 Draft for client comment Nick Chisholm-Batten Principal Consultant Steve Smith Technical Director

More information

Briefing Note in relation to the Proposed Submission Local Plan: Strategy and Sites (appended to this report)

Briefing Note in relation to the Proposed Submission Local Plan: Strategy and Sites (appended to this report) Borough, Economy and Infrastructure Executive Advisory Board 13 April 2016 Briefing Note in relation to the Proposed Submission Local Plan: Strategy and Sites (appended to this report) 1. Introduction

More information

1 Welcome. The exhibition comprises a series of boards which provide some background information to show you our initial ideas for the site.

1 Welcome. The exhibition comprises a series of boards which provide some background information to show you our initial ideas for the site. 1 Welcome Thank you for taking the time to attend this public exhibition of our proposals for residential development on Land at Daws Farm, Back Road, Writtle (site shown opposite). The exhibition comprises

More information

Pembrokeshire Coast National Park Authority Pembrokeshire Local Development Plan. Land Allocation Implementation Study Final Report

Pembrokeshire Coast National Park Authority Pembrokeshire Local Development Plan. Land Allocation Implementation Study Final Report Pembrokeshire Coast National Park Authority Pembrokeshire Local Development Plan Land Allocation Implementation Study Final Report Hyder Consulting (UK) Limited 2212959 HCL House Fortran Road St Mellons

More information

Chapter 2 Spatial Portrait

Chapter 2 Spatial Portrait 15 November 2013 Dear Julie Fylde Local Plan to 2030 Part 1 Preferred Options Thank you for the opportunity to meet with you on 9 October in respect of the above mentioned document. As discussed at the

More information

There are access points readily available into the site.

There are access points readily available into the site. Site Name Reference Number Settlement Land at Broughton Atterbury U4 Size (Ha) 4. Broughton Planning history/context This section provides a brief overview of any significant planning history on the site

More information

Neighbourhood Planning Guidance Note 20 Guide to settlement boundaries

Neighbourhood Planning Guidance Note 20 Guide to settlement boundaries Neighbourhood Planning Guidance Note 20 Guide to settlement boundaries April 2013 - Revised January 2014 Settlement boundaries are a well utilised planning tool for guiding, controlling and identifying

More information

Development Management Report

Development Management Report Committee and date Central Planning Committee 9 April 2015 Development Management Report Responsible Officer: Tim Rogers email: tim.rogers@shropshire.gov.uk Tel: 01743 258773 Fax: 01743 252619 Summary

More information

1. General Role and Conduct of Members and Officers

1. General Role and Conduct of Members and Officers Hampshire County Council Local Protocol on Planning, Rights of Way and Commons Registration for Members of Regulatory Committee, Substitute Members of Regulatory Committee and Officers 1. General Role

More information

Cheshire East Local Plan. Gorstyhill Report. March 2016

Cheshire East Local Plan. Gorstyhill Report. March 2016 Cheshire East Local Plan Gorstyhill Report March 2016 Cheshire East Local Plan Strategy: Site Selection Report Gorstyhill 1. Introduction 1.1 This Report documents the implementation of the Site Selection

More information

November 2013 PLANNING PRE- APPLICATION ADVICE AND PLANNING PERFORMANCE AGREEMENT SERVICE

November 2013 PLANNING PRE- APPLICATION ADVICE AND PLANNING PERFORMANCE AGREEMENT SERVICE November 2013 PLANNING PRE- APPLICATION ADVICE AND PLANNING PERFORMANCE AGREEMENT SERVICE PRE-APPLICATION ADVICE AND PLANNING PERFORMANCE AGREEMENT SERVICE PRE-APPLICATION The Council welcomes and encourages

More information

Supplementary Planning Document. Radlett. District Centre Key Locations. Planning brief. March 2011. Hertsmere Borough Council

Supplementary Planning Document. Radlett. District Centre Key Locations. Planning brief. March 2011. Hertsmere Borough Council Supplementary Planning Document Radlett District Centre Key Locations Planning brief March 2011 Hertsmere Borough Council Large print and languages Hertsmere Borough Council aims to provide information

More information

3. The consent hereby granted does not include any external alterations.

3. The consent hereby granted does not include any external alterations. Keith WARD 23 02/00425/FUL 19th March 2002 Change of use of retail shop to form pool room at 150 Mid Street Keith Banffshire AB55 3BJ for Mr Gordon Maver Comments: This application is being referred to

More information

Proposed development: Erection of a single storey side and rear extension (resubmission of 16/00177/FUL) 16/00629/FUL Application type FUL

Proposed development: Erection of a single storey side and rear extension (resubmission of 16/00177/FUL) 16/00629/FUL Application type FUL Planning, Transport & Sustainability Division Planning and Rights of Way Panel 21 st June 2016 Planning Application Report of the Planning and Development Manager Application address: 195 Midanbury Lane,

More information

Application No : 13/01609/FULL1 Ward: Cray Valley East. Applicant : Honda (UK) Ltd Objections : YES

Application No : 13/01609/FULL1 Ward: Cray Valley East. Applicant : Honda (UK) Ltd Objections : YES SECTION 2 Applications meriting special consideration Application No : 13/01609/FULL1 Ward: Cray Valley East Address : 222 Cray Avenue Orpington BR5 3PZ OS Grid Ref: E: 546876 N: 167893 Applicant : Honda

More information

Relaxation of planning rules for change of use from commercial to residential

Relaxation of planning rules for change of use from commercial to residential Relaxation of planning rules for change of use from commercial to residential Summary of consultation responses and the Government s response to the consultation Relaxation of planning rules for change

More information

BEMBRIDGE NEIGHBOURHOOD DEVELOPMENT PLAN

BEMBRIDGE NEIGHBOURHOOD DEVELOPMENT PLAN BEMBRIDGE NEIGHBOURHOOD DEVELOPMENT PLAN EVIDENCE BASE DOCUMENT FOREWOOD The Bembridge Neighbourhood Plan Working Group was formed on 28 February 2012 and comprised members of the local community drawn

More information

VALIDATION REQUIREMENTS FOR PLANNING APPLICATIONS

VALIDATION REQUIREMENTS FOR PLANNING APPLICATIONS Planning Services, Civic Offices, New Road, Grays, Essex RM17 6SL VALIDATION REQUIREMENTS FOR PLANNING APPLICATIONS Checklists to ensure prompt validation: Checklist 1 for ALL applications for planning

More information