SESSION ON COUNCIL'S SPECIFIC PROPOSALS TO INCREASE SUPPLY OF HOUSING LAND - GOLBORNE AND LOWTON

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Bartholomew Hancock
5 years ago
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1 SESSION ON COUNCIL'S SPECIFIC PROPOSALS TO INCREASE SUPPLY OF HOUSING LAND - GOLBORNE AND LOWTON EPP reference: RES JC-jc February 2013

2 1. EXPLANATION OF COUNCIL S PROPOSAL AND MODIFICATION REQUIRED Potential contribution to supply of housing 1.1 We consider that Stone Cross Lane, Lowton and Rothwells Farm, Golborne, are capable of being delivered within the plan period. However, we have set out our concerns over Pocket Nook in our statement to the technical session on housing land supply. We consider that the proposed contribution to housing supply from that site is unrealistic. We have suggested that a more realistic contribution from Pocket Nook would be 675 dwellings to Policy implications 1.2 Policy SP4 of the submitted CS stated that the broad location at Golborne and Lowton would enable a share of the value of that development to be invested in the delivery of essential infrastructure in the east-west core. Clearly such a requirement is unjustified in light of the housing shortfall. 1.3 To be clear, we are not advocating that this requirement should be re-introduced into any policy. However, as the proposed changes to policy in CD A2 no longer require this infrastructure investment, presumably there are infrastructure project(s) within the eastwest core that now have a funding gap. Clarification is required as this may further compromise delivery in the east-west core. 2. SUMMARY OF TRANSPORT AND TECHNICAL ASSESSMENTS AND SUSTAINABILITY APPRASIAL Transport implications 2.1 Whilst the current planning application by Wainhomes is supported by a Transport Assessment that demonstrates that site could be delivered without a severe impact upon the highways network, no traffic impact assessment has been undertaken in the Initial Transport Assessment to show the actual traffic impact of the introduction of 2,650 new homes at this location. 2.2 A technical note has been prepared by SKTP in respect of the transport and infrastructure implications for developing all of the sites in Golborne and Lowton. This is appended at EPP1. RES JC-jc February 2013 Page 1 of 4

3 Sustainability appraisal 2.3 It appears that many of the scores within the Sustainability Appraisal are unduly negative for sites in Standish, when compared to other site options (such as the Golborne and Lowton options). We have set out our concerns in our submission to the Options consultation in August DELIVERABILITY AND OTHER POTENTIAL CONSTRAINTS Evidence of deliverability and viability 3.1 We are not aware of any significant constraints that would prevent delivery on either Stone Cross Lane or Rothwells Farm before However we do have concerns over the proposed delivery rates for Pocket Nook in CD 7.14, which are unrealistic. The land ownership issues are a significant constraint. The infrastructure requirements ( 10 million) would also have a significant impact upon viability. 3.2 Despite Persimmon s assertion that Pocket Nook is deliverable, it is revealing that that Persimmon has sought to pursue a planning application on safeguarded land at Standish ahead of a planning application at Pocket Nook. EIA scoping and screening opinions have been requested and issued in respect of their safeguarded land at Rectory Lane, Standish (appended at EPP2 for reference). This site is adjacent to the safeguarded land controlled by WR Estates Ltd. Land ownership issues 3.3 Pocket Nook is in multiple ownerships, and there is no collaborative agreement in place between the landowners. Whilst Persimmon has stated that its parcel is deliverable in the short to medium term, other parcels are constrained and it is unlikely to be delivered in the timescales envisioned. 3.4 One major landowner, Mr Adamson, has made representations to the effect that the land is not available for development (CD WS61). A very significant portion of the site clearly does not meet test of deliverability. Yet the council is now relying upon the site to deliver 1,260 dwellings to the highest number of dwellings of any site identified in the plan, including more than the only strategic site, Northleigh Park. 3.5 We also understand that Taylor Wimpey does not own the entirety of Rothwells Farm, and that a significant portion is controlled by a third parties. Infrastructure requirements 3.6 This matter is addressed within the technical note by SKTP appended at EPP1. RES JC-jc February 2013 Page 2 of 4

4 3.7 The proposals are reliant upon costly infrastructure that is not scheduled for delivery within the plan period, if at all (such as the new station at Golborne). The combined transport infrastructure costs associated with the three sites in Golborne is 16 million (CD 9.3). The Initial Transport (CD 9.3, page 22) identifies significant infrastructure requirements arising from the Pocket Nook development, including a potential link road through the site to link from A572 Newton Road, via Pocket Nook Lane through to A579 Lowton St Mary s Bypass. The anticipated cost of this infrastructure is 10 million. We would therefore question the ability of Pocket Nook to deliver the required transport infrastructure. 3.8 The Technical Update Report (CD J4, page 31) also identifies the need to deliver a 1.5 form entry primary school or equivalent. We question the deliverability of this in the absence of Mr Adamson s land. Other potential constraints 3.9 It is of note that High Speed 2 (HS2) is anticipated to run through Pocket Nook. This may create issues for the layout, delivery timescales and infrastructure requirements/costs for the site. However it appears that the proposed route for HS2 runs through the land owned by Mr Adamson, which is not available for development anyway. 4. POTENTIAL ADVERSE IMPACTS 4.1 In addition to the deliverability of Pocket Nook, we also have concerns over the sustainability of the site. We consider that the accessibility of the site does not compare favourably with the land north of Rectory Lane, Standish. 4.2 Scheduled public transport proposals in the area are not accessible from the site (eg. Leigh Busway: 3.5km away from Pocket Nook). The council has suggested that a new Lowton Loop could be introduced to link to the Busway, although this is a longer term aspiration and is not included in any of the infrastructure strategies up to Again it is shown that sustainable accessibility to the site is entirely reliant on infrastructure that will not be in place during the plan period. 4.3 A review of local ward commuting data shows that 43% of future residents of Pocket Nook will work outside the borough. The close proximity of the A580 to the site and the convenience this will give to drivers, coupled with the limited accessibility to existing and proposed regional sustainable transport infrastructure, mean that access to this site will be dominated by the private car. In the unlikely event that Golborne Station came forward within the plan period this would not improve the situation as the station is 4km away from the station. RES JC-jc February 2013 Page 3 of 4

5 4.4 Pocket Nook ward data also shows that less than 10% of future residents will work within a walkable distance of the site. The remainder of the borough based commuting trips (47%) will be in excess of desirable walking catchments and given the poor public transport connections this means that these trips will have to be undertaken by car. 4.5 In conclusion, we consider that more sustainable sites than Pocket Nook are available elsewhere in the borough, specifically the safeguarded land north of Rectory Lane. As we set out in our statement on Standish, we consider that a more balanced approach should be taken to meeting the shortfall. Nevertheless, due to the extent of the shortfall, the land at Pocket Nook is likely to be required anyway. 5. APPENDICES EPP1. EPP2. SKTP technical note Scoping and Screening Opinions Persimmon and Morris Homes land north and south of Rectory Lane, Standish RES JC-jc February 2013 Page 4 of 4

Wigan Core Strategy Examination Additional Hearing Sessions

Wigan Core Strategy Examination Additional Hearing Sessions Morris Homes & Persimmon Homes Session on Specific Proposals to Meet the Identified Shortfall in Housing Land Golborne & Lowton 6 th March 2013