Sunderland Growth Area

Transcription

1 Planning Policy The area of land which makes up the South Sunderland Growth Area (SSGA) has been seen as a future growth area for the city for many years now, with a number of sites allocated as development sites in the 1998 adopted Unitary Development Plan. (Chapelgarth, Cherry Knowle Hospitals and land south of Ryhope, along with the Ryhope to Doxford Link Road proposal). The Planning Inspector in his report following the Inquiry into the Unitary Development Plan in 1997, also indicated the potential of the land between the Green Belt and the built-up area in this location (now known as Land North of Burdon Lane) providing sufficient flexibility for the future when assessing the need for further development beyond the plan period. As such when developing the new plan for the city (The Core Strategy), the topic of utilising greenfield land, city-wide, (not site specific), was put forward during initial public consultations in 2005/6, which looked at broad development principles. The public response to this at that time was that it was accepted that some greenfield development may be necessary to enable growth where sites are in accessible locations or would support local regeneration. This approach was carried forward and included within the next stage of the plan (Core Strategy Alternative Approaches 2009). The preferred approach to future development within the city was indicated through public consultation as local sub-area needs and priorities brought together to form a sustainable city-wide approach. This approach included strengths and weaknesses such as: Some development on greenfield sites and low value green spaces could be acceptable, although the broad extent of the Green Belt should be protected; Coalfield and South Sunderland would absorb needs of Washington and the North housing markets that cannot be accommodated there; Development concentrated on previously developed land, however a limited number of incursions into the urban fringe would be required as well as four significant greenfield urban extensions; Long term housing growth would involve using sites that are in peripheral and less accessible locations which could result in high car dependency and increased traffic congestion; Open countryside impacts on southern periphery. The principle of this approach was further developed and refined, taking forward the long standing land allocations at South Sunderland and forming the basis of the Preferred Option of the Core Strategy (CS), which included the SSGA as a key regeneration site. This document was subject to public consultation in 2013.

2 The CS (2013) identified four potential Locations for Major Development in South Sunderland collectively known as the South Sunderland Growth Area - (SSGA) compromising the sites of Chapelgarth, Cherry Knowles, Land North of Burdon Lane and South Ryhope. Chapelgarth - identified and allocated as a housing site in the Sunderland Unitary Development Plan (UDP). The site is in council ownership. Land North of Burdon Lane - falls within a designated settlement break in the UDP. Land at South Ryhope - the site was allocated in the UDP for economic development. This allocation has been reviewed through the Employment Land Update and the draft Core Strategy now proposes the site be developed primarily for housing along with some employment uses. A masterplan is being drafted for SSGA. The masterplan will focus on these 4 sites and provide further detail on what development and quantums of development would be suitable for each of the sites. Cherry Knowle - is owned by the Homes and Communities Agency and will also accommodate a replacement health facility and a hospice (which are currently under construction).

3 Survey work/evidence collating Extensive survey work and evidence collating has been undertaken to inform the masterplan for the area. The work provides a foundation to help shape and form the Masterplan and inform the quantums of different land uses to be proposed. Below is a summary of the different survey/evidence work undertaken and the findings from the research. Highways Ryhope to Doxford Link Road (RDLR) a long-standing proposal. Phase 1 already implemented. Section of the RDLR being constructed as part of the Cherry Knowle Scheme Section of the RDLR being constructed as part of the Cherry Knowle Scheme Liaised with the Highways Agency regarding the A19 Commissioned highway modelling work (April 2014) Costing up the remainder of the RDLR (Dec/Jan 2013/14) Modelling work highlights the need for the completion of the RDLR. Funding will be required Work required to the Doxford Park/A19 roundabout (now implemented) Future of Burdon Lane needs consideration. Stopping up to become a multi-user route for pedestrians, cyclists and horses

4 Greenspace/Ecology Phase 1 Habitat Survey of the area early 2013 followed by Protected Species Surveys summer 2013 Greenspace Audit and Report 2012 Landscape Character Assessment Settlement Break Review European Designations on the Coast Habitat Regulations Assessment required that identifies appropriate mitigation Mitigation measures for the Denes and Blakney Woods required Existing trees, shelter belts and hedges should be retained Opportunity to address limited existing access to formal parkland New development needs to provide formal fixed play access, informal amenity greenspace and also quality natural greenspaces Sport and Leisure Completed a Play and Urban Games Plan (PUGP) and a Playing Pitch Plan Need to increase access to high quality play through the Play and Urban Games Plan A lack of opportunities in high quality play 1km from the doorstep in the area New play facilities and sports facilities will be required Services and Facilities Assessment of services and facilities within walking distance of the site Assessment of accessibility to regular bus service Need for community facility Need for a small neighbourhood centre in a central location with complimentary provision scattered throughout Funding required to subsidise a bus

5 Education Forecasted the future demand for primary and secondary school places in SSGA Calculated available capacity within existing schools Mapped existing school provision and walkability to the schools from SSGA Existing schools don t have sufficient capacity Need to consider opportunities of expand existing schools in the area Need to build a new primary school Need to secure funds to deliver new school places The secondary schools should have sufficient land and capacity to meet new demand (with some alteration) Constraints Flood Risk Assessment Discussions with energy providers e.g Northern Powergrid Surface water flooding occurs in pockets throughout SSGA and mitigation will be necessary All sites will need to include Sustainable Urban Drainage Systems (SUDs) There is sufficient capacity within the system to accommodate development at SSGA

6 Vision for SSGA To ensure SSGA is developed as a new community, brought forward in a co-ordinated manner alongside supporting infrastructure and is a truly sustainable community, a vision and a set of objectives have been produced to guide the development of the area. Vision A new sustainable community will be created in South Sunderland which provides a choice of high quality homes in a landscaped setting, well connected to the surrounding area and new and existing local facilities. The natural and built environment will enhance the distinctive characteristics of this unique area which borders the Sunderland Green Belt and provides views across the city and coast. Objectives The following six core objectives aim to help achieve the vision set out above: 1. To create a high quality built environment which makes the most of existing topography, landscape features, water courses, wildlife habitats, site orientation and microclimate. 2. To create a new community with distinct architectural and landscape features which give the place a unique sense of character. 3. To deliver high quality executive housing and wider housing choices. 4. Provide new facilities including local centres, primary schools and open space where the greatest number of new and existing residents can access them easily and safely. 5. To create development which is well connected to the surrounding area and facilities by road, footpath, cycle route and public transport link. 6. To deliver a sustainable community that cares for the city s environment, makes efficient use of natural resources and mitigates against climate change.

7 What will SSGA include? The Growth Area compromises 277ha of land and has the capacity to accommodate approximately new dwellings, approximately 20% of the city s future housing need. Anticipated to be built out over a year period. Chapelgarth has the capacity to accommodate approximately 650 dwellings, Land North of Burdon Lane 995, Cherry Knowle 770 and South Ryhope 450. Key infrastructure to be provided Over 50ha of greenspace A new two form primary school Extension of two existing schools Wheeled play facility Four play parks 3g pitch Multi purpose playing field Allotments Small retail hub Extra care facility Extensive footpaths and cycleway Sections of Burdon Lane to become a multi-user route Completion of the Ryhope Doxford Link Road Affordable Housing Family & Executive Housing

8 What next? Core Strategy Timescales Growth options consultation Autumn 2015 Publication draft and consultation Spring 2016 Submission draft Autumn 2016 Examination Winter 2016 Adoption Summer 2017 SSGA Masterplan Following the two pre-consultation events the City Council will take on board all comments received and consider these when preparing the SSGA Masterplan. The Masterplan will then be consulted upon in Autumn 2015, for a period of six weeks, providing a further opportunity to comment on the proposals. Following public consultation comments made by individuals and organisations will be considered and incorporated into a document the council proposes to adopt. The Masterplan will be supported by an Illustrative Masterplan, a Design Code, a Sustainability Appraisal, Habitat Regulations Assessment and an Infrastructure Delivery Study.

9 Frequently asked questions Why do we need more housing and so many? The city continues to lose population, particularly young family forming households, to its adjacent authorities and yet commute back into the city to work. This is not a sustainable option. The key reason for this loss is the lack of suitable housing in the right location. Hence, the city needs to deliver sites which have high quality environments to encourage the development of larger family homes/executive properties. Few such sites currently exist in the city. The amount of housing required in the city over the next years is based on a number of factors including; Census, Population Projections, Household Projections, vacancy rates, growth aspirations, job creation etc. Why this part of the city and not elsewhere? Results of the public consultation on the Core Strategy Alternative Approaches in 2009 identified that the preferred option for housing growth was to focus development in Sunderland South, with 60% of new housing proposed for this area. There were insufficient available sites identified to meet this need, so studies/surveys had to been undertaken throughout the city to identify appropriate sustainable sites for expansion. The city is surrounded by Green Belt and Settlement Break, as such these areas had to be considered and difficult decisions made. Two of the sites at SSGA are already allocated for housing, Chapelgarth and Cherry Knowle and 1 site identified for employment, South Ryhope. The employment land allocation is a historical allocation and the site is no longer required for such use. In accordance with planning policy, the supply of new homes can sometimes be best achieved through planning for large scale development rather than bringing forward small piecemeal sites, thus ensuring adequate infrastructure is provided and sustainable developments are brought forward. Why are we promoting Land North of Burdon Lane (LNOBL) when it is allocated as Settlement Break? Settlement Breaks are a local designation and do not afford the same level of weight as national designations such as Green Belt. Hence there is no guarantee that they will be protected in perpetuity. Where settlement breaks exist in other parts of the country Planning Inspectors are challenging local authorities to consider the release of such sites and not to treat them as sacrosanct. The council are seeking to retain settlement breaks, but as identified in the Settlement Break Review some can accommodate a proportion of development. The Settlement Break at Land North of Burdon Lane was allocated to prevent the merging of Doxford Park, Ryhope and Tunstall. The Masterplan will retain some settlement break to ensure the areas do not merge. NB: The Inspector who oversaw the city s inquiry into the Unitary Development Plan in 1997 commented on the Settlement Break at Burdon Lane I have concluded in paragraph of the report that the area of unallocated land between the proposed Green Belt to the South of Sunderland and the edge of the built-up area would provide future decisionmakers with sufficient flexibility when assessing the need for further development in this area beyond the Plan period 18 years on we now have to consider this area for development.

10 Frequently asked questions Why not brownfield sites first? The re-use of brownfield land remains a priority for the council and over recent years over 95% of all our housing completions have been on such sites. However, there is only a finite supply of this type of land in sustainable locations. Whilst there remains a number of major brownfield sites across the city a number of these sites are not available in the short term as a result of various physical constraints and the costs of bringing them back into use, meaning they are not profitable for development (they have a negative land value). All brownfield sites appropriate for residential development have been accounted for and are included in the city s list of housing sites, the Strategic Housing Land Availability Assessment (SHLLA). The SHLAA includes land for approximately 16,000 dwellings of which 63% are on brownfield land, 37% on greenfield land. The council are in discussions with the landowners of many of the large brownfield sites including Vaux, Groves, Philadelphia and the Gentoo sites of Pennywell, Ford and Doxford Park, to ensure these sites are brought forward. All these site feature in the SHLAA. Why has the council sold land to developers at LNOBL? As you may be aware, the council for several years now have been proposing the South Sunderland Growth Area for residential development. The council intend to take the proposal forward through the Sunderland Core Strategy. When will development commence? No planning applications have been submitted for any of the sites. An application for Cherry Knowle is expected in Autumn 2015, it is unlikely that applications for any of the other sites will be submitted this year. As Cherry Knowles and Chapelgarth are the allocated housing sites, it is expected that applications for these sites will be submitted first. As South Ryhope and LNOBL are not allocated for housing they will be more complicated planning applications and as such the developers may wish to delay applications until the sites are officially allocated for housing. Should a planning application be submitted, it must address all of the saved planning policies affecting the land, including the Settlement Break policy and any other material planning considerations. These would be appraised and a judgement reached with cognisance to all of the information. Won t flooding be even more of a problem? It is recognised that there are surface flooding issues in parts of SSGA, these must be addressed as part of any planning application, through the use of Sustainable Urban Drainage Systems (ponds, swales etc). Development of this area will not heighten surface water flooding issues for the existing community and may in fact address any current issues as water is stopped from flowing northwards towards Lodgeside Meadows and Burdon Road. The council as a landowner were contacted by the consortium of developers at LNOBL and asked to sell the land. The site is 9.2ha, only 10% of the whole site. The council have not sold the land but offered the consortium an option. The council agreed to enter into an option on the basis that both planning and the wider council are supporting development within this area.