Site Deliverability Statement Development at: Bridgnorth Road, Much Wenlock. Persimmon Homes October 2013

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1 Site Deliverability Statement Development at: Bridgnorth Road, Much Wenlock Persimmon Homes October 2013

2 Contents Site Deliverability Statement Development at: Bridgnorth Road, Much Wenlock. 1.INTRODUCTION 1.1 Introduction 1.2 Purpose 2. SITE CONTEXT 2.1 Neighbourhood Plan Context 2.2 Neighbourhood Plan Proposals 3. POLICY CONTEXT 3.1 Requirement for the Neighbourhood Plan to have regard to local and national policy. 3.2 The importance of sustainable housing delivery 3.3 The advantages of Persimmon's proposals 3.4 The need for development 4. SITE POTENTIAL 4.1 Our site 4.2 Opportunities and Constraints 4.3 Landscape and Visual Assessment 4.4 Design Considerations 4.5 Local character and Architecture 5. SITE MASTERPLAN 5.1 What we can deliver 6. CONCLUSIONS 6.1 Scale of Development 2

3 1.0 Introduction 1.1 Introduction This statement forms a key part of the Bridgnorth Road site evidence base showing the site s deliverability in practical terms as well as highlighting the key considerations which surround the site. 1.2 Purpose The primary purpose of this document is to show that the Bridgnorth Road Development site is deliverable for 85 dwellings. This site has been identified in the submission Much Wenlock Neighbourhood Plan as suitable for a housing development of 25 dwellings. However, it is considered that this is not a suitable allocation for Much Wenlock, and that a larger development of 85 dwellings would provide greater benefits for the town. Persimmon is keen to show the potential this site offers for development. Image A: RES1 Site highlighted This document will also begin the design process through appraising the existing surrounding built form and local vernacular, as well as the site s opportunities and constraints. Our draft masterplan shows how the site can accommodate approximately 85 new homes, including affordable homes, together with a new play area, flood alleviation scheme and traffic calming roundabout access off Bridgnorth Road. 3

4 2.0 Site Context 2.1 Neighbourhood Plan Context The land east of Bridgnorth Road has been identified through the Much Wenlock Neighbourhood Plan (MWNP) process as the best site for new housing on the edge of the town. The MWNP has identified the whole of the land as the only Proposed Development Site (RES1) in the plan. The site sits well in the local landscape and its development will respect the historic setting of the town. Persimmon s proposals are for approximately 85 dwellings on the site and would deliver: a roundabout access off BridgnorthRoad as a traffic calming entrance; a land drainage and flood storage scheme addressing existing flooding concerns; 20% of the dwellings to be affordable homes; a substantial new play area in the south of the town; and approximately 250,000 of CIL payments to be spent on locally identified infrastructure. Image B: RES1 Site shaded red and the local context 4

5 2.2 Neighbourhood Plan Proposals The Neighbourhood Plan has a set of housing proposals which is based on: Inviting purely affordable housing schemes generally on the edge of the town; Infilling within the town and other settlements; Up to 25 dwellings on part of the originally identified RES1 site, east of Bridgnorth Road; Although the Government s intention is to give local people the opportunity to decide what goes on in their neighbourhood, the Localism Act sets out some important legal requirements. One of these is that all Neighbourhood Plans must conform to the framework given by higher level planning policy. This means that the Much Wenlock Neighbourhood Plan must be in line with both the National Planning Policy Framework and local policy, in particular Shropshire Council s Core Strategy (2011). The Core Strategy says that, the town is subject to inward development pressure and to avoid becoming a commuting settlement, the priority is for local employment opportunities balanced with housing and infrastructure to meet local needs. The Core Strategy sets an indicative scale of up to 500 new dwellings for Much Wenlock between 2006 and 2026 (which can be a mixture of windfalls, exceptions and allocated sites) and identifies Much Wenlock as a Key Centre to serve as a town and employment centre for its outlying rural settlements. As it stands, a proposal of 25 dwellings at Bridgnorth Road would not be sufficient to address several local issues. It would not: deliver more than approximately 5 affordable homes (to put this in context evidence from the Neighbourhood Plan suggests that 153 households are in need of affordable homes in Much Wenlock) deliver more than about 70,000 of CIL for local infrastructure; provide a substantial new play area. provide a roundabout access off Bridgnorth Road as a traffic calming entrance to the town from the south close to the primary school; provide a comprehensive land drainage and flood storage scheme,which would address existing local flooding concerns in the east of the town. Persimmon does not regard a development restricted to 25 dwellings to be a viable proposition, even if it is to be the first phase of a larger scheme. The restriction to only 25 dwellings is arbitrary and has not been justified. Indeed the evidence base for both the Core Strategy and the Neighbourhood Plan provides a justification for delivering a significantly greater scale of development. Image C: Originally identified RES1 site shaded red 5

6 3.0 Policy Context 3.1 Requirement for the Neighbourhood Plan to have Regard to Local and National Policy Persimmon is committed to working with Shropshire Council to ensure that development requirements at Much Wenlock can be sustainably delivered and this can be best delivered by comprehensive planned development at the wider Bridgnorth Road site (RES1). The Much Wenlock Neighbourhood Plan must meet the following basic conditions to be found sound: (a) having regard to national policies and advice contained in guidance issued by the Secretary of State; (d) contributes to the achievement of sustainable development; (e) in general conformity with the strategic policies contained in the development plan for the area of the authority (or any part of that area); (f) does not breach, and is otherwise compatible with, EU obligations, and (g) Prescribed conditions are met in relation to the neighbourhood development plan and prescribed matters have been complied with in connection with the proposal for the neighbourhood development plan. Persimmon feel that its proposal would help the Much Wenlock Neighbourhood Plan meet these conditions and conform with the Shropshire Core Strategy and the role of the Shropshire Site Allocations and Management of Development DPD, thus ultimately meeting the National Planning Policy Framework requirements. It is expected that the Much Wenlock Neighbourhood Plan should make provision for the right amount of development to be delivered in the town to meet both local needs and a proportionate share of the overall requirements of Shropshire. Persimmon feel that the MWNP as it stands does not meet the required conditions and should therefore not be found sound. 6

7 3.2 The Importance of Sustainable Housing Delivery For housing development to be considered sustainable it should perform the following roles: An Economic role contributing to building a strong, responsive and competitive economy, by ensuring that sufficient land of the right type is available in the right places and at the right time to support growth and innovation; and by identifying and coordinating development requirements, including the provision of infrastructure A Social Role supporting strong, vibrant and healthy communities, by providing the supply of housing required to meet the needs of present and future generations; and by creating a high quality built environment, with accessible local services that reflect the community s needs and support its health, social and cultural well-being; and An Environmental Role contributing to protecting and enhancing our natural, built and historic environment; and, as part of this, helping to improve biodiversity, use natural resources prudently, minimise waste and pollution, and mitigate and adapt to climate change including moving to a low carbon economy. NPPF The Advantages of Persimmon s Proposals Economic Social Persimmon Homes recognise the need to approach all of our developments in a manner that directly meets the requirements of sustainable development as set out in the NPPF: The land east of Bridgnorth Road has been identified through the Shropshire Site Allocations and Management of Development DPD and the Much Wenlock Neighbourhood Plan as the best site for new housing on the edge of Much Wenlock. The site sits well in the landscape and its development will respect the historic setting of the town. Housing Delivery Environmental Persimmon s Proposal will: Provide at least 17 affordable homes. This is 12 more homes than would be allocated under the MWNP; Allow for the provision of key infrastructure Improvements such as flood attenuation and risk management and improvements to highways; Capture 250,000 of CIL Contributions; Create more jobs and increased spending power in Much Wenlock; Improve sustainable accessibility to the town centre and social connections and interaction through the creation of a new pedestrian/cycle link through to Hunter s Gate; Create a new children s play area; Safeguard the unique historic character and setting of Much Wenlock by removing the opportunity for unnecessary in-filling; and Ensure the efficient use of available land. 7

8 3.4 The Need for Development The Much Wenlock Neighbourhood Plan does not state how many homes are proposed to be delivered over the plan period. The Statement of Public Consultation includes very clear comments from the Government (CLG) which states that (Objective 1 Housing) needs to refer to the Core Strategy housing numbers, provide clarity on whether the 25 houses reference is to be all the development that is planned, that details of the split between site allocations/windfalls/small sites should be included, and that the Plan should reference the total number of dwellings that are to be provided over the plan period. The Core strategy requirement is very clear that up to 500 dwellings should be delivered in Much Wenlock between 2006 and With the Neighbourhood Plan preceding the Shropshire Site Allocations and Management of Development DPD it is critical that the most appropriate locations for development are identified, and with no triggers for monitoring housing delivery identified in the Neighbourhood Plan, this issue is even more so a fundamental concern. The wider RES1 site has been consistently identified in all objective assessments as a suitable location and indeed the most appropriate location for planned new homes at Much Wenlock. A landscaping framework for land has been established and principles for a roundabout access and flood risk management scheme with wider benefits to the town have been discussed and resolved with Shropshire Council in the context of a proposal for some 85 dwellings in this location. Shropshire Council itself states that it would favour delivery of more housing on the identified site [RES1] to enable delivery of greater numbers of affordable housing and greater CIL and developer contributions in order to deliver significant support for community infrastructure in general and flood alleviation measures in particular. The latter measures are identified in the Much Wenlock Place Plan which includes a very substantial funding gap. Limiting new houses on peripheral sites other than on site RES1 to affordable only will mean that the town receives no Community Infrastructure Levy from those properties, as affordable housing is exempt from Community Infrastructure Levy payments. It has been recognised by Persimmon that some facilities have been lost in the town, and it is considered that more new homes and a larger population, in addition to greater employment development, will help stem the loss of facilities and services by assisting in sustaining them. Additional market dwellings will generate CIL for enhancing local community infrastructure and enable greater local control of how the CIL funds are expended. The RES1 site should be allocated for a minimum of 85 dwellings within the settlement boundary to achieve sustainable development and maximise the contribution towards meeting the town s housing and community infrastructure needs. In addition, a development of 85 dwellings would contribute towards the achievement of a five-year housing supply in Shropshire. 8

9 4.1 Our site 4.0 Site Potential The Bridgnorth Road site has the potential to be successfully integrated with Much Wenlock s existing built form. The Persimmon proposal would result in a high quality built environment, well related to, and integrated with, the existing settlement. The Bridgnorth Road site at Much Wenlock provides an opportunity to create an efficient and sustainable modest urban extension, lying as it does in a location which can be well integrated into the southern edge of the town. Much Wenlock lies approximately 13km northwest of Bridgnorth, in a valley close to Wenlock Edge. The town is within easy reach of the larger settlements of Shrewsbury, Telford and Wolverhampton. The site comprises open farmland of approximately 3.69 hectares (9.138 acres) and is alongside the A458 Bridgnorth Road to its western boundary. Adjacent to the northern boundary is Much Wenlock Primary School and the existing Persimmon housing development Hunters Gate. To the north of the site runs the B4376 to Broseley. Public Transport: Much Wenlock is well connected by a number of bus services operating to Telford, Shrewsbury and Bridgnorth. Railway stations are located nearby at both Telford and Shrewsbury. Bus stops are situated within walking distance of the site on both the A458 and B4376. There is scope to enhance the bus stop facilities within the immediate vicinity of the site. Pedestrian/Cycle Links: Both the A458 and the B4376 have footways which are well connected into the town centre. There are also a number of designated rights of way across the surrounding countryside, the closest of which runs along the eastern boundary of the site and links to Forrester Avenue. There is an opportunity for a designated cyclepath from the site entrance to the school. Image D: View from the south Local Facilities: Immediately to the north of the site is Much WenlockPrimary School accessed from Racecourse Lane. The town s secondary school lies approximately 1.5km away from the site to the north. A range of retail and leisure facilities can be found within the main shopping streets of High Street and Barrow Street, which lie approximately 1km to the northwest of the site. More extensive leisure and retail options are available in nearby Telford, Shrewsbury and Wolverhampton. 9

10 4.2 Opportunities and constraints As part of the evidence work underpinning Persimmon s proposals for the site a number of technical surveys have been carried out, including ecological, archaeological, landscape and visual assessments and flooding and drainage strategies. Persimmon have had a longstanding involvement with the site and have a good appreciation of the area. The site comprises farmland surrounded by hedges. The field itself is of little conservation value with the only habitat of any significant ecological value being the boundary hedges. Retention of the hedges is proposed to minimise any potential ecological impacts of the development. The key natural features that our development s green infrastructure will build upon are the established hedges and trees, the established green corridor along the footpath and the boundary with the A458 Bridgnorth Road. Our proposals will meet the requirements of the Much Wenlock Design Statement and an additional visual assessment has established that the proposed allocation for residential use would comply with the principles of the Design statement. Our development proposal would: Not encroach on the visually important surrounding high ground; Soften the hard angular edge created by the existing development boundary Safeguard views to the hills and wooded high ground that forms the back drop to Much Wenlock. Our design proposals for this site will help improve this existing entrance into Much Wenlock and create a distinct and recognisable gateway into the town. Providing a roundabout and access point from the A458 will help improve road safety slowing down traffic and further enhancing the southern approach to Much Wenlock. Our design will: Filter views; Reinforce historic boundaries; Provide a substantial public amenity; Reinforce the natural limits; and Enhance the settlement boundary in this area. Image E: View from the north 10

11 SETTLEMENT EDGE TOPOGRAPHY The opportunity is available to create an attractive transition between the countryside and urban fabric of the town at it s southern edge. New development can be linked up to newly created pedestrian routes to integrate new homes with the existing community. The topography of the surrounding area will mitigate any potential harm to views into and around the site. Surveys identified the site as sitting within a valley and that within 3 km of the site, the land rises dramatically to all points of the compass. The shallowest part of the site lies to the North East corner adjacent to the Hunters Gate development. The Environment Agency has confirmed that the site is low risk in terms of flooding but recognise that Much Wenlock is documented as having difficulty with surface water drainage. As explained further, the development of the site would enable existing flooding issues to be addressed 11

12 ECOLOGY Habitats of ecological value on site are the boundary hedges. In particular, hedges 1,2 and 3 are considered to be the most species rich. Ecological surveys in 2004 found that Hedgerow 3 had 11 woody species associated with it and as such could be classified as an important hedge under the Hedgerows Regulations Hedgerow 4 is intermittent with extensive gaps. Subsequently, significant new woodland planting has been undertaken which is now well established, and provides a valuable natural corridor across the southern edge of the site. Our masterplan for the RES 1 site shows how we have split the field in two with woodland planting. This will create a wildlife corridor across the site and link up to the existing perimeter hedgerows. These landscape improvements will enhance the existing habitats and provide a broader range of nesting and foraging options for wildlife. 12

13 Site Opportunities and constraints Opportunity to create new sustainable pedestrian and cycle links to existing development, thus encouraging socialisation and healthy lifestyles. Also provides opportunity for easy access to the newly created landscaped parkland and nearby LEAP. Opportunity to utilise the sites topography and alleviate issues of surface water flooding by implementing flood attenuation measures such as a balancing pond. The scheme is designed to help address any surface water flooding issue that are faced by the existing Hunters Gate Development. As well as performing a traffic calming function, the new roundabout access also presents an opportunity to create an impressive gateway into Much Wenlock Opportunity to enhance the existing hedgerows and tree lined perimeters of the site through the creation of landscape parkland and further tree planting. The Parkland landscaping will: Filter views Reinforce historic boundaries Provide substantial public amenity Reinforce natural limits New tree planting along the roads will provide further wildlife habitats and enhance the attractiveness of the street scene, thus creating a quaint village feel to the development, sympathetic to the existing historic market town Opportunity to reinforce the shape of key boundary features including the Jubliee Walk and existing hedge row. Also provides an opportunity to create links to other parts of Much Wenlock via the Jubilee Walk and newly created landscaped parkland and site pathways. Use of the sites low lying topography to create development which doesn t interfere with views into and around the site. (See Image 3 on page11) Opportunity to utilise the hedgerows for containment of the development within the sites natural limits and provide a softer edge to the development boundary. This respects the towns historic boundaries and overcomes the hard insensitive edge currently visible upon entry into the south eastern part of Much Wenlock along the A458 Bridgnorth Road. Retention of existing broadleaf trees and species rich hedge rows through sensitive design can mitigate any potential harm to wildlife within the area. 13

14 RES1 Site 4.3 Landscape and Visual assessment A visual assessment of the site from 21 separate viewpoints has been undertaken and considered that the features of primary importance were the Shropshire Hills, the established hedges and trees, the established green corridor along the Jubilee Way public footpath and the boundary with the A458 Bridgnorth Road. View from the north east of Much Wenlock at the top of Glenville Road. Part of the site is visible from this viewpoint but doesn t adversely affect the view from this point. Appropriate landscaping will be needed. The hills in the distance are visible and are a key landscape feature of the area. Analysis from key viewpoints and vistas, identified that development of the site wouldn t adversely impact upon the views into the town due to it being situated within a natural bowl enclosed by the Shropshire Hills. The only places in which the site would be visible are; the Oakfield Park development adjacent to the site, the Hunters Gate Development, the Hill Top Public Footpath, part of the Bridgnorth Road approximately 0.4 km away from the settlement boundary and Callaughton Lane. This being said however, the views onto the new development will not detract from the surrounding landscape, but will instead be enhanced by sensitive landscaping which coincidentally helps to soften the development boundary and act as a filter/ buffer to any potential hard edge. RES1 Site View from the south west at the Oakfield Park development. Snippets of the site can be seen from this viewpoint but nothing which will adversely affect the views from here. Appropriate Landscaping will be needed The hills in the distance are visible and are a key landscape feature of the area. 14

15 4.2 The Need for Development The Much Wenlock Neighbourhood Plan does not state how many homes are proposed to be delivered in the plan area 4.4 in Design the plan Considerations period. The Statement of Public Consultation includes very clear comments from the Government (CLG) which states that Objective 1 Housing needs to refer to the Core Strategy housing numbers, provide clarity on whether the Persimmon 25 houses consider reference the is design to be all of the developments very that seriously is planned, andthat aim details to of the split between site create allocations/windfalls/small developments that are sensitive sites should to and be included, respectful and of local that vernacular the Plan should and reference the total number morphology. of dwellings With that regard are to to be site provided RES1, we over propose the plan to period. use traditional matching The Core strategy brick for requirement the building facades is very clear with that plain up tiles to for 500 the dwellings roofs. The should development be delivered will at Much Wenlock between 2006 be linked and together by a network of meandering streets which compliment the With the Neighbourhood town s historic street Plan preceeding morphology the and Shropshire encourage Site socialisation. Allocations and Management of Development DPD it is critical that the most appropriate locations for development are identified, and with no triggers Much Wenlock for monitoring is a small housing Market delivery Town identified dating back in the to the Neighbourhood Anglo Saxon era, Plan with this issue is even more so a the fundamental original street concern. morphology following a medieval pattern of houses packed close together. The Much Wenlock Design Statement highlights this organic The RES1 pattern site has with been the consistently following identified statement: in all objective assessments as a suitable location and indeed the most appropriate location for planned new homes at Much Wenlock. A landscaping framework for land has The been edges established of the town and are principles not defined for a clearly roundabout but run access roughly and along flood the risk contours management of scheme with wider rising benefits ground. to the Although town have some been Twentieth discussed Century and resolved Development with Shropshire has been insensitive Council in the context of a proposal in for this some respect, 85 dwellings it is hoped in that this future location. housing will attempt to reflect older Shropshire boundaries. Council itself states that it would favour delivery of more housing on the identified site [RES1] to enable delivery Much of Wenlock greater numbers Design Statement of affordable 2000 housing and greater CIL and developer contributions in order to deliver significant support for community infrastructure in general and flood alleviation measures in particular. The current development boundary is insensitive to the development pattern of The latter Much measures Wenlock are identified due to its linear the Much shape. Wenlock This creates Place a Plan harsh which separation includes between a very substantial funding gap. the Limiting urban fabric new and houses countryside on peripheral and doesn t sites other function than well on site as a RES1 gateway to affordable into the only will mean that the town receives no Community Infrastructure Levy from those properties as affordable housing is exempt from Community Infrastructure Levy payments. It has been A recognised Persimmon by development Persimmon of that 85 some houses facilities could address have been this lost issue in by the softening town, and it is considered that more the new edge homes and and creating a larger a more population, natural in shape addition to the to settlement greater employment boundary. development, The will help stem the loss Much of Wenlock facilities and Neighbourhood services by assisting Plan proposition in sustaining of 25 them. houses Additional would preclude market dwellings will generate CIL the for advantages enhancing of local development community in this infrastructure location being and enable realised. greater It would local not control even of how the CIL funds are expended. extend to achieving a link between the site and Hunters Gate and would be The RES1 piecemeal site should in be character. allocated for a development of 85 dwellings within the settlement boundary to achieve sustainable development and maximise the contribution towards meeting the town s housing and community infrastructure needs. In addition, a development of 85 dwellings would contribute towards the achievement of a five-year housing supply. Image F: Indicative Housing Development Image G: Existing Southern Development Boundary 15

16 The Need for Development Local Character and Architecture The Much Wenlock Neighbourhood Plan does not many homes are proposed to build be delivered The following photos show a sample ofstate local how architectural features that we will upon in the plan area in the plan period. and incorporate into our designs. The Statement of Public Consultation includes very clear comments from the Government (CLG) which states that Objective 1 Housing needs to refer to the Core Strategy housing numbers, provide clarity on whether the 25 houses reference is to be all the development that is planned, that details of the split It is recognised that integrating local vernacular between site allocations/windfalls/small sites should be included, and that the Plan should reference the and existing street morphology into new total number of dwellings that are to be provided over the plan period. development is crucial in maintaining continuity The Core strategy requirement is very clear that up to 500 dwellings should be delivered at Much Wenlock of the built fabric. This maintains local history between 2006 and and a sense of place, whilst also contributing to With the Neighbourhood Plan preceeding the Shropshire Site Allocations and Management of the visual interest and richness of new Development DPD it is critical that the most appropriate locations for development are identified, and developments. A building s positioning, access with no triggers for monitoring housing delivery identified in the Neighbourhood Plan this issue is even and boundary treatment are important more so a fundamental concern. considerations. The core of Much Wenlock has a number of identifiable building forms, which The RES1 site has been consistently identified in all objective assessments as a suitable location and combine to provide a distinctive urban indeed the most appropriate location for planned new homes at Much Wenlock. A landscaping framework character to the town. for land has been established and principles for a roundabout access and flood risk management scheme with wider benefits to the town have been discussed and resolved with Shropshire Council in the context of a proposal for some 85 dwellings in this location. Shropshire Council itself states that it would favour delivery of more housing on the identified site [RES1] to enable delivery of greater numbers of affordable housing and greater CIL and developer contributions in order to deliverasignificant support for community range of architectural details andinfrastructure in general and flood alleviation measures in particular. materials are common to Much The latter measures aremajority identified in ththe Much Wenlock. The of 19 and 20thWenlock Place Plan which includes a very substantial funding gap. Limiting new houses on peripheral sites other than on site RES1 to affordable only will mean Century buildings are of red brick or that the brindle town receives noshown Community Infrastructure Levy from those properties as affordable housing is brick. As there is a exempt from Community Infrastructure Levy payments. mixture of sash windows with stone It has been Persimmon that some facilities have been lost in the town, and it is considered sillsrecognised and simpleby casement windows that more new homes andheads a larger population, with arched brick and sill detail. in addition to greater employment development, will help stem thethe lossmodern of facilities and services by assisting dwellings in Hunters Gate in sustaining them. Additional market dwellings will generatehave CIL for enhancing local community infrastructure and enable greater local control of how the CIL drawn on much of the traditional funds areforms expended. of Much Wenlock with twothe RES1storey site should allocated forpicking a development of 85 dwellings within the settlement boundary to housesbeand materials achieve sustainable development and maximise the contribution towards meeting the town s housing and out key features. It is envisaged that community needs.build In addition, our infrastructure development would upon a development of 85 dwellings would contribute towards the achievement of a five-year housing supply. the surrounding architectural styles. 16

17 5.0 Site Masterplan 5.1 what we can deliver Our indicative masterplan shows how the site can accommodate about 85 new homes, together with a local equipped area for play (LEAP), flood alleviation scheme and traffic calming roundabout access on the Bridgnorth Road. The proposals include 17 new affordable homes to meet the needs of local people. The Persimmon proposal would deliver a roundabout access off Bridgnorth Road as a traffic calming entrance to the town Our scheme would also provide a comprehensive land drainage and flood storage scheme, helping to address existing local flooding concerns in the south and east of the town. We would provide a new local play area in the south of the town. The development is proposed to follow the same design principles as the adjoining Hunters Gate development, built by Persimmon Homes some 10 years ago. The proposals are considered to accord with the Neighbourhood Plan s key principles for new housing by: providing a sufficient quantity of good quality housing, which meets the needs of all sections of society; protecting the town s historic built environment; protecting the high quality landscape; ensuring the efficient use of land to meet community needs, by making most efficient use of the RES1 site. Image H: Draft Masterplan The primary aim of the development of the Much Wenlock site is the creation of a sustainable and land efficient development that respects its location and situation, and benefits not only the site s residents but also those of the wider area and Much Wenlock as a whole. 17

18 4.2 The Need for Development 6.0 Conclusion The Much Wenlock Neighbourhood Plan does not state how many homes are proposed to be delivered in the plan area in the plan period. The Statement of Public Consultation includes very clear comments from the Government (CLG) which states that Objective 1 Housing needs to refer to the Core Strategy housing numbers, provide clarity on 6.1 Scale of development whether the 25 houses reference is to be all the development that is planned, that details of the split between Shropshire site allocations/windfalls/small Council has stated that sites the should housing be numbers included, proposed and that the on the Plan RES1 should site reference in the Much the Wenlock Neighbourhood Plan are not sufficient to meet the town s total number appropriate of dwellings share that of housing are to be required provided in the over area. the The plan Neighbourhood period. Plan is deficient in establishing a housing requirement for the Plan area. The Core strategy requirement is very clear that up to 500 dwellings should be delivered at Much Wenlock It is of critical importance that the MWNP makes provision for the appropriate amount of development to be delivered in the town to meet both local needs and a between 2006 and proportionate share of the overall requirements of Shropshire. With the Neighbourhood Plan preceeding the Shropshire Site Allocations and Management of Development The MWNP DPD it should is critical clearly that set the out most the appropriate level of housing locations development for development required are to identified, meet local and housing needs, to provide sufficient levels of affordable housing. Additionally with no triggers the plan for should monitoring allocate housing sufficient delivery land to identified accommodate in the Neighbourhood the development Plan required, this issue and is should even set out the mechanism that will be employed to trigger the release of more so further a fundamental allocations concern. should insufficient development come forward. The Persimmon proposal seeks to meet the level of housing need Shropshire Council considers to be appropriate for the Much Wenlock area, providing affordable The RES1 site has been consistently identified in all objective assessments as a suitable location and housing, financial contributions to the local community through the community infrastructure levy (CIL) and is the only robust offer of guaranteed developer interest in indeed the most appropriate location for planned new homes at Much Wenlock. A landscaping framework the area. Persimmon are in a position to be able to provide the certainty that this development could commence in the very near future. for land has been established and principles for a roundabout access and flood risk management scheme with wider The benefits MWNP to housing the town policies have refer been to discussed houses being and resolved provided with in the Shropshire town through Council infill the development, context of on Brownfield sites and exception sites, with infilling expected to be a proposal delivered for some at 85 a rate dwellings of 10 dwellings this location. a year. There is no evidence that suitable sites exist within the Much Wenlock urban area to deliver 10 dwellings per year and we Shropshire consider Council that itself the states plan fails that the it would test of favour being positively delivery of prepared. more housing on the identified site [RES1] to enable delivery of greater numbers of affordable housing and greater CIL and developer contributions in order It is considered that the MWNP strategy is flawed and would place inappropriate development pressures on garden land within the town. The MWNP should positively to deliver significant support for community infrastructure in general and flood alleviation measures in plan to provide new homes in the most appropriate locations if it is seeking to do the job of the Shropshire Site Allocations and Management of Development DPD. particular. The latter Persimmon measures have are identified been actively in the promoting Much Wenlock the area Place of Plan land within which includes which the a very RES1 substantial site is located for several years, including the period within which the Shropshire Core funding Strategy gap. Limiting has been new houses prepared on and peripheral adopted. sites The other location than has on site consistently RES1 to affordable been identified only will in all mean objective assessments as a suitable location and indeed the most that the appropriate town receives location no Community for new homes Infrastructure at Much Levy Wenlock. from A those landscaping properties framework as affordable has been housing established and principles for a roundabout access and flood risk management exempt scheme from Community with wider Infrastructure benefits to the Levy town payments. have been discussed and resolved with Shropshire Council in the context of a proposal for some 85 dwellings in this location. It has been Persimmon recognised has by undertaken Persimmon a that local some public facilities consultation have on been the lost 85 dwellings the town, proposed and it is considered the 26 th March Those attending offered no reasons for favouring a 25 that more dwelling new homes proposal and other a larger than population, a concern in over addition scale to of greater development. employment Many development, attendees identified will help flooding as a particular issue. stem the loss of facilities and services by assisting in sustaining them. Additional market dwellings will Development on the enlarged RES1 site should not be limited to 25 dwellings, and we consider that the MWNP does not comply with national or local policies and does generate CIL for enhancing local community infrastructure and enable greater local control of how the CIL not effectively contribute towards sustainable development. Relying on uncertain and unidentified infill development and exception sites in addition to this small funds are expended. development allocation does not achieve the aims of sustainable development. A development restricted to 25 dwellings could not viably support and provide the The RES1 site should be allocated for a development of 85 dwellings within the settlement boundary to infrastructure and benefits required in this area. achieve sustainable development and maximise the contribution towards meeting the town s housing and community The infrastructure wider RES1 site needs. should In be addition, allocated a development for a development of 85 dwellings of about 85 would dwellings contribute within towards the settlement the boundary in order to achieve sustainable development and achievement optimise of a the five-year contribution housing towards supply. meeting Much Wenlock s housing and community infrastructure needs. As it stands we conclude that the basic conditions for neighbourhood plans have not been met and the Much Wenlock Neighbourhood Plan is unsound. 18

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