East Lothian Local Development Plan Main Issues Report. Proposed Residential Allocation Land at Glenkinchie. On behalf of Aithrie Estates

Size: px
Start display at page:

Download "East Lothian Local Development Plan Main Issues Report. Proposed Residential Allocation Land at Glenkinchie. On behalf of Aithrie Estates"

Transcription

1 East Lothian Local Development Plan Main Issues Report Proposed Residential Allocation Land at Glenkinchie On behalf of Aithrie Estates February 2015 PPCA Limited Job no:

2 East Lothian Local Development Plan Main Issues Report (2015) Response to Question 13 Proposed Residential Allocation Land at Glenkinchie Aithrie Estates 1.0 Introduction Main Issues Report Policy Context Site & Surrounding Area Proposed Development Site Effectiveness Conclusion

3 1.0 Introduction 1.1 PPCA Ltd has been instructed by Aithrie Estates to make representation to the East Lothian Main Issues Report in support of site HSG 036 (PM/TT/HSG036), land at Glenkinchie. This submission makes representation to the Not Preferred Site status in the Main Issues Report for proposed residential development on the site. 1.2 This representation responds to the publication of the East Lothian Main Issues Report and the invitation to submit comments to the Council in advance of the publication of the Proposed Plan. Specifically this representation responds to Question 13 of the MIR which asks Do you support the preferred approach to new economic development and housing opportunities in the Tranent cluster? 1.3 Aithrie Estates does not agree with the preferred strategy for new economic development and housing opportunities in the Tranent cluster insofar as it relates to Glenkinchie and the nonallocation of land for residential development within the village. 1.4 On this basis, and in specific response to Questions 13 of the Main Issues Report, this representation expands upon submissions made at the earlier call for sites stage, and objects to the Council s Not Preferred status and the non-allocation of the site promoted by Aithrie Estates for residential development in the emerging Local Development Plan. 3

4 2.0 Main Issues Report 2.1 The site is identified in the MIR Interim Environmental Report as Site PM/TT/HSG036 Glenkinchie. The Council have chosen not to identify non-preferred sites within the Main Issues Report Area Maps; however these sites are identified in the Environmental Report Site and Strategic Environmental Assessment report. The Glenkinchie site is indentified in the plan below and in the Location Plan included as Appendix 1 of this submission. Glenkinchie Location Plan 2.2 It is proposed that the two sites at Glenkinchie could deliver a total of 12 units. A small allocation at Glenkinchie is deliverable in the short term and can contribute to East Lothian Council s aims and objectives for the Tranent Cluster. The MIR confirms that the Tranent Cluster is in high demand as a place to live, however there are no small scale allocations with the cluster such as what is proposed at Glenkinchie. Allocations such as these can deliver short term completions which make a small but effective contribution to the East Lothian housing land supply. 4

5 2.3 Development of the sites at Glenkinchie will enable East Lothian Council to comply with the policy requirements of SPP and the Government s specific objective to provide a generous supply of housing land. There is a need to maintain an effective 5 year housing land supply at all times, the site at Glenkinchie, while small scale, is an effective and deliverable site and can contribute 12 units in the short term to the housing land supply. 2.4 As part of the Local Development Plan Process, the sites at Glenkinchie have been assessed by East Lothian Council. The result of this assessment is published alongside the Main Issues Report in the Interim Environmental Report Site and Strategic Environmental Assessment. 2.5 The Council Site Assessment considers that the eastern part of the site is within the existing settlement boundary of Glenkinchie and the western part is outwith but well related to the settlement; the site is physically suitable for the proposed use with adjacent land uses being residential and agricultural; suitable access is achievable and there would be no major impacts on the road network; development on the site would be subject to infrastructure provision, including education capacity. 2.6 Additionally in relation to the potential impacts of development the Site Assessments concludes that the site is not within any areas designated for nature conservation interest; the site would provide housing, including an element of affordable housing to meet local need; there are no know constraints within the site; the site is not at risk of flooding 2.7 Issues relating to access to public transport have arisen through the Site Assessment, however, the site is within 400m of bus stops at Glenkinchie Distillery. Local bus services operate from this stop and to discount Glenkinchie as a development location based on the assumption that the limited service is unlikely to be viable for commuting is misleading and contrary to national policy. 2.8 In the case of Glenkinchie, where there is pressure for development but the village is located in an area of Intermediate Accessibility Paragraph 78 of SPP still supports additional housing in economic growth in such areas. It must be acknowledged that private car transport is a requirement in rural East Lothian. 2.9 The MIR Site Assessment also raises issue with the development of the site leading to the loss of agricultural land. It should be noted that Paragraph 80 of SPP allows for the loss of 5

6 agricultural land where it supports the strategy of the local development plan. The strategy of the East Lothian Local Development Plan is to deliver more housing; an allocation at Glenkinchie would therefore be consistent with that strategy The Site Assessment considers that an allocation at Glenkinchie would not fit with local/ strategic policy objectives and direction as the site is outwith the East Lothian SDA as identified within SESPlan and outwith a main settlement Policy 7 of SESPlan, in relation to the maintenance of a five year housing land supply, states that sites for greenfield housing development proposals either within or outwith the identified Strategic Development Areas may be allocated in Local Development Plans or granted planning permission to maintain a five years effective housing land supply. Sites such as that at Glenkinchie can make an effective contribution to the five year housing land supply in East Lothian as they are small, effective and deliverable within the short term The development sites are a logical infill extension to the village and would extend the existing settlement in a sustainable, viable and effective manner The sites can be developed without any apparent physical or environmental constraints. In particular, the proposed residential site could be contained comfortably into the landscape, permitting small but high quality development in terms of design, layout and landscaping New residential development at this location would not only provide a desirable location to live but would also represent a sustainable approach to development, which takes advantage of existing infrastructure capacity While there are limited services in the village, new housing would help sustain the local community by providing additional variety and choice of housing for potential house buyers in East Lothian; potentially increasing trade for local businesses; providing new pupils for the local school and helping to ensure its long term future. 6

7 3.0 Policy Context National Planning Framework 3 (NPF3) 3.1 The third National Planning Framework (NPF3) provides the statutory framework for Scotland s long-term spatial development. It sets out the Scottish Government s spatial development priorities for the next 20 to 30 years. Planning authorities are required to take the Framework into account when preparing development plans and it is a material consideration in the determination of planning applications. 3.2 NPF3 confirms that the Scottish Government s central purpose is to create a more successful country, with opportunities for all of Scotland to flourish, through increasing sustainable economic growth. To achieve this, the Government Economic Strategy aims to share the benefits of growth by encouraging economic activity and investment across all of Scotland s communities, whilst protecting our natural and cultural assets. 3.3 In terms of the vision for Scotland, NPF3 confirms that this includes a vision where Scotland is a successful, sustainable place with a growing economy which provides opportunities that are more fairly distributed between, and within, all communities. The objective is to provide high quality, vibrant and sustainable places with enough, good quality homes. Our living environments foster better health and we have reduced spatial inequalities in well-being. There is a fair distribution of opportunities in cities, towns and rural areas, reflecting the diversity and strengths of our unique people and places. 3.4 Section 2 of the NPF3 sets out the Government s strategy to achieve the vision of a successful, sustainable place. The strategy is to ensure that all parts of Scotland make best use of their assets to build a sustainable future, and to create high quality, diverse and sustainable places that promote well-being and attract investment. The new NPF notes that the financial climate has reduced the amount of new housing built in recent years, but the Scottish Government is committed to a significant increase in house building to ensure housing requirements are met across the country. 3.5 NPF3 encourages high quality, diverse and sustainable developments that promote wellbeing and attract investment. It confirms that there is a need for a significant increase in house building to ensure housing requirements are met across the country and more 7

8 ambitious and imaginative planning is needed to ensure a generous and effective supply of housing land. 3.6 NPF3 aims to facilitate new housing development, particularly in areas within our cities network where there is continuing pressure for growth, and through innovative approaches to rural housing provision. House building makes an important contribution to the economy and the allocation of the sites at Glenkinchie for residential development in the emerging Local Development Plan will meet the aims of NPF3 in the provision of housing for East Lothian as the site is effective and deliverable in the short term. Scottish Planning Policy 3.7 The updated Scottish Planning Policy (SPP) was published alongside the new NPF in June 2014 and sets out the policy that will help to deliver the objectives of NPF3. The SPP is a statement of Scottish Government policy on how nationally important land use planning matters should be addressed across the country. 3.8 It is a material consideration that carries significant weight in the preparation of development plans, the design of development; from initial concept through to delivery; and the determination of planning applications and appeals. 3.9 The new SPP confirms that the Scottish Government s central purpose is to focus on creating a more successful country, with opportunities for all of Scotland to flourish, through increasing sustainable economic growth. Sustainable economic growth is defined as: Building a dynamic and growing economy that will provide prosperity and opportunities for all, while ensuring that future generations can enjoy a better quality of life too SPP supports the aims of NPF3 to strengthen the role of our city regions and towns, create more vibrant rural places, and realise the opportunities for sustainable growth and innovation in our coastal and island areas Paragraph 15 explains that by locating the right development in the right place, planning can provide opportunities for people to make sustainable choices and improve their quality of life. Well-planned places promote well-being, a sense of identity and pride, and greater opportunities for social interaction. Delivering high-quality buildings, infrastructure and spaces 8

9 in the right locations helps provide choice over where to live and style of home, choice as to how to access amenities and services and choice to live more active, engaged, independent and healthy lifestyles The new SPP confirms the introduction of a presumption in favour of development that contributes to sustainable development. SPP explains that the planning system should support economically, environmentally and socially sustainable places by enabling development that balances the costs and benefits of a proposal over the longer term SPP explains that policies and decisions should be guided by a number of principles, including: giving due weight to net economic benefit; responding to economic issues, challenges and opportunities, as outlined in local economic strategies; supporting good design and the six qualities of successful places; making efficient use of existing capacities of land, buildings and infrastructure including supporting town centre and regeneration priorities; supporting delivery of accessible housing, business, retailing and leisure development; 3.14 In relation to housing development SPP sets out the Government s approach towards Enabling Delivery of New Homes and confirms the need to facilitate new housing development, particularly in areas within our cities network where there is continuing pressure for growth. SPP also confirms that house building makes an important contribution to the economy, and planning can help to address the challenges facing the housing sector by providing a positive and flexible approach to development SPP confirms that the planning system should: identify a generous supply of land; maintain at least a 5-year supply of effective housing land at all times; and enable provision of a range of attractive, well-designed, energy efficient, good quality housing, contributing to the creation of successful and sustainable places. In addition SPP confirms the local development plans should indicate the number of new homes to be built over the plan period, and this figure should be increased by a margin of 10 to 20% in order to ensure that a generous supply of land for housing is provided. Local development plans should provide for a minimum of 5 years effective land supply at all times. 9

10 3.16 SPP explains that planning authorities and developers should work together to ensure a continuing supply of effective land and to deliver housing, taking a flexible and realistic approach. Significantly, where a shortfall in the 5-year effective housing land supply emerges, development plan policies for the supply of housing land will not be considered up-to date, and paragraphs of the new SPP will be relevant The proposals put forward for Glenkinchie will provide an element of residential development to meet East Lothian s housing requirement and can contribute to sustaining the rural East Lothian economy. The allocation of the site at Glenkinchie is consistent with the Scottish Government Guidance provided through NPF3 and SPP. SESPlan Strategic Development Plan 3.18 The South East Scotland Strategic Development Plan (SESPlan) was approved by Scottish Ministers in June The Strategic Development Plan states that South East Scotland is the main growth area and the key driver of the Scottish economy SESPlan has a clear aim of promoting sustainable development, whilst creating opportunities for satisfying the full range of housing needs. The Vision set out in SESPlan includes the aims to: Enable growth in the economy by developing key economic sectors, acting as the national hub for development and supporting local and rural development. Set out a strategy to enable delivery of housing requirements to support growth and meet housing need and demand in the most sustainable locations. Integrate land use and sustainable modes of transport, reduce the need to travel and cut carbon emissions by steering new development to the most sustainable locations. Conserve and enhance the natural and built environment 3.20 SESPlan confirms the need for a generous supply of housing land to be available at all times. The allocation of land for residential development at Glenkinchie contributes to the housing land supply in East Lothian. 10

11 3.21 In relation to 5 year housing land supply requirements, Scottish Planning Policy (June 2014) states, at paragraph 123, that Planning authorities should actively manage the housing land supply. They should work with housing and infrastructure providers to prepare an annual housing land audit as a tool to critically review and monitor the availability of effective housing land, the progress of sites through the planning process, and housing completions, to ensure a generous supply of land for house building is maintained and there is always enough effective land for at least five years. A site is only considered effective where it can be demonstrated that within five years it will be free of constraints and can be developed for housing Strategic Development Plan Policy 6 requires that Each planning authority in the SESPlan area shall maintain a five years effective housing land supply at all times. The scale of this supply shall derive from the housing requirements for each Local Development Plan area identified through the supplementary guidance provided for by Policy 5. For this purpose planning authorities may grant planning permission for the earlier development of sites which are allocated or phased for a later period in the Local Development Plan Policy 7 of the Strategic Development Plan, in relation to the maintenance of a five year housing land supply goes on to state that sites for greenfield housing development proposals either within or outwith the identified Strategic Development Areas may be allocated in Local Development Plans or granted planning permission to maintain a five years effective housing land supply, subject to satisfying certain criteria In relation to these criteria, the following can be confirmed in relation to the site at Glenkinchie. The development of twelve units will be in keeping with the character of the settlement and local area; the development will not undermine green belt objectives; and any additional infrastructure required as a result of the development is either committed or will be funded by the developer Sites such as that at Glenkinchie can make an effective contribution to the five year housing land supply in East Lothian. The nature of the site makes it deliverable within the short term. 11

12 4.0 Site & Surrounding Area 4.1 Glenkinchie is a small village in East Lothian set in the valley of the Kinchie Burn. It is located approximately 2.5 kilometres south of Pencaitland and has a population of approximately 100 persons. The village core is a designated Conservation Area and is dominated by the historic Glenkinchie Distillery complex of buildings. 4.2 The village is historic and picturesque. This is reflected in the number of local Listed Buildings and the designation of the Conservation Area. Any new development introduced into the village must preserve or enhance the characteristics of the Conservation Area and, as such, must be of high quality design and layout. The Conservation Area Character Statement in the adopted Local Plan notes that The setting of Glenkinchie is characterised by the large open arable fields that slope down on approach to the village and form the valley in which the settlement has developed. Glimpses of the distillery, its stack and other buildings can be obtained from distance views through the trees and other vegetation. These help integrate development into its sensitive broader landscape setting. The small woodland plantation to the north of the settlement is an important landscape feature. The electricity pylons passing through the valley are the only incongruous features in this otherwise rolling rural landscape. Glenkinchie itself has a unique settlement form reflecting its status as a distillery village. It is based tightly around a working distillery that has largely retained its traditional character and appearance. The distillery and its malt barns and stalk are category B Listed Buildings. Reflecting the bond between the housing and distillery common materials are used in both. The workers houses have distinctive steeply pitched overhanging slate roofs and red brick walls, unusual in East Lothian. Stone, slate and pantile have been used in the vernacular agricultural buildings to the south at Peaston Bank. Boundary treatment for plots is a mixture of traditional style stone walls and hedgerows. Most houses have short front gardens, which sets the buildings close to the road. Car parking is accommodated for on street. Many of the houses have lost original features such as their original window styles and there are some utilitarian alterations and extensions. Nonetheless, this does not detract in any significant way from the overall historic relationship between the distillery and the housing that is the essence of Glenkinchie s character. It is the overall function and form of the settlement, as well as its historical and aesthetic 12

13 relationship with its landscape setting, which represent a well-preserved example of industrial heritage. This gives the Conservation Area its special character. 4.3 There has been no major recent residential development in the context of the village. This is reflected in recent planning applications the majority of which are domestic scale development. It is considered inappropriate to promote major new residential development in the village given its scale and character. As such, the proposed development locations promoted by Aithrie Estates reflect this. Aerial Photograph of proposed development sites 4.4 The expansion of Glenkinchie is constrained to a great degree by field patterns and the lack of defensible boundaries on land surrounding the village. To the north there is a small plantation woodland that is a prominent feature on the approach to the village. This restricts expansion of the village to the north. 4.5 This does not mean that the village does not have the capacity to expand. It can accommodate further growth without adversely affecting the character of the village. 13

14 4.6 The village is served by a local Primary School and is part of a wider catchment for denominational Primary School and denominational and non-denominational Secondary School provision. Any school-based infrastructure improvements required as a direct result of the proposed development put forward through this Report would be dealt with by planning obligations at the appropriate time. 4.7 There are no brownfield development opportunities in the village known at this time. As such, new development would have to be located on appropriate greenfield land. 4.8 Development would be contained comfortably within the landscape, this is confirmed in the Council s Site Assessment which states that... development on the eastern side of the village would represent logical infill development in landscape terms, fairly well in keeping with the existing settlement pattern, while on the western side it would be a continuation of existing development.... Photograph of smaller site illustrating indicative development area Photograph of larger site illustrating indicative development area 14

15 4.9 The sites are fully effective and have a capacity of approximately 12 units. An allocation here would be in keeping with the village s scale and character. The site would add to the range and choice of housing available within the East Lothian rural area The site is suitable for housing and is well related to the village. The site benefits from strong defensible boundaries. The smaller site is already within the settlement boundary of the village and the inclusion of the larger site within the settlement would represent a logical boundary extension for the built up area. 15

16 5.0 Proposed Development 5.1 The development site as a whole can accommodate approximately 12 units. As the Local Development Plan emerges and a future planning application is progressed, a masterplan will be prepared for the site. It is anticipated that small scale residential development at Glenkinchie will be compatible with the immediately adjacent uses and will be of a scale, density and character in keeping with the local area. 5.2 A future masterplan will be prepared to reflect best practice in the planning and design of new housing development. This is a holistic approach that integrates urban design, land use, housing, transportation, ecology, landscape, conservation and energy efficiency. 5.3 Development at Glenkinchie, while small scale, will provide a high quality, sustainable development which is planned and developed in a coordinated and integrated manner. The future masterplan will demonstrate how the site will maximise opportunities to integrate the new development with the existing settlement and set out a landscape and framework which will enhance the setting of Glenkinchie at this location. 5.4 The site could be developed with no apparent physical or environmental constraints. It can also be effectively and readily serviced and there are no constraints to its immediate development. Owing to the nature of the site, it is considered that its development could be contained comfortably into the landscape, permitting a small but high quality development in terms of design, layout and landscaping. 5.5 The proposed development sites are identified on the enclosed location plan, it is envisaged that residential development could take place to the south of the village between Peastonbank Farm and the village. Land either side of the main road, as infill development, would provide a limited number of residential dwellings additional to existing houses and support local facilities. 5.6 The site to the east of the main road could accommodate 2 dwellings along the road frontage possibly in a bungalow style replicating that to the north and south and as previously stated, this site is already located within the settlement boundary. This site could be accessed directly from a frontage onto the main road. The site itself is well screened from the road by a mature hedgerow. 16

17 5.7 The site to the west could approximately 10 dwellings based on current nearby residential dwelling footprints along the road frontage. It is currently in agricultural use. This could be ether single storey or two storey development that replicates residential development to the north. The site could be accessed via direct frontage access on to the main road. A third option here would be to have residential parking located behind the dwelling houses accessed via a single main road frontage access of a scale to accommodate 10 houses and no more. Again, the site is screened via a mature hedgerow along the road frontage. The village boundary in this location could be extended to include the land shown on the accompanying map along the same lines as that for the smaller site above. 5.8 A well designed, laid out and landscaped development would round off the village form without adversely affecting either its character or setting or its Conservation Area characteristics. This could include an element of live-work housing subject to demand for such development and an appropriate land use planning means by which to control it. 5.9 The development of this site would not only provide a desirable location to live but would also represent a sustainable approach to development, which takes advantage of existing and proposed new infrastructure. New housing would also help sustain the local community of Glenkinchie and help extend services and facilities The location and nature of the site, including its ability to be accessed and its relationship with the existing residential development, confirm it as entirely suitable for private house building and its development would help provide for a variety and choice of locations for potential new house buyers in East Lothian The following section sets out the effectiveness of the site in relation to PAN 2/2010 and demonstrates that the site can be delivered within a short term timescale. 17

18 6.0 Site Effectiveness 6.1 The tests of effectiveness for housing allocations are set out in paragraph 55 of Planning Advice Note 2/2010 Affordable Housing and Housing Land Audits. These are as follows: ownership: the site is in the ownership or control of a party which can be expected to develop it or to release it for development. Where a site is in the ownership of a local authority or other public body, it should be included only where it is part of a programme of land disposal; physical: the site, or relevant part of it, is free from constraints related to slope, aspect, flood risk, ground stability or vehicular access which would preclude its development. Where there is a solid commitment to removing the constraints in time to allow development in the period under consideration, or the market is strong enough to fund the remedial work required, the site should be included in the effective land supply; contamination: previous use has not resulted in contamination of the site or, if it has, commitments have been made which would allow it to be developed to provide marketable housing; deficit funding: any public funding required to make residential development economically viable is committed by the public bodies concerned; marketability: the site, or a relevant part of it, can be developed in the period under consideration; infrastructure: the site is either free of infrastructure constraints, or any required infrastructure can be provided realistically by the developer or another party to allow development; and land use: housing is the sole preferred use of the land in planning terms, or if housing is one of a range of possible uses other factors such as ownership and marketability point to housing being a realistic option. 6.2 It is noted that paragraph 55 of the PAN specifically states that To assess a site or a portion of a site as being effective, it must be demonstrated that within the five-year period beyond 18

19 the date of the audit the site can be developed for housing (i.e. residential units can be completed and available for occupation), and will be free of constraints. 6.3 Addressing each of the above in turn, with regards to ownership it is confirmed that the site is in the ownership of a party that is willing, and intends, to release the land for residential development and associated uses during the period of the Local Development Plan 6.4 With regards to the PAN requirements on physical constraints it is confirmed that there are no physical constraints of the nature listed in the PAN affecting the site. 6.5 There are no known contamination issues within the site nor is there any history of such. The site is greenfield and farmed. 6.6 There are no deficit funding issues with regard to the site. It is wholly in private ownership. 6.7 The site is wholly marketable and the small scale development proposed would be a desirable addition to the village. Subject to a grant of planning permission, completions on the site would be delivered within the LDP period and the site is therefore considered effective in terms of Paragraph 55 of the PAN. 6.8 The landowner confirms that housing is the preferred land use of the land in planning terms. The site could accommodate approximately 12 dwellings. 6.9 With regard to wider known environmental or infrastructure constraints that may affect the suitability of the site for housing and the potential to deliver house completions over the plan period the following is provided There are no known environmental issues that would prevent the site from delivering development over the plan period. The site comprises agricultural fields and is not covered by any environmental designation There are no known physical infrastructure constraints that would affect the development of the site for residential use. There are no off site road capacity issues that would prevent site development. 19

20 6.12 In relation to education it is considered that the developments of the scale proposed at Glenkinchie will only generate a small number of pupils and it seems that there must be a prospect of there being sufficient education capacity to absorb them into the infrastructure available. Education provision should not therefore be regarded as an obstacle to the effectiveness of the site at Glenkinchie. 20

21 7.0 Conclusion 7.1 Representation is made to the on behalf of Aithrie Estates in relation to land at Glenkinchie. The sites identified at Glenkinchie should be allocated in the emerging Local Development Plan Proposed Plan for residential development. 7.2 The allocation of the sites is fully supported by the landowner, Aithrie Estates, and is considered to be effective and deliverable within the short term and will make an effective contribution to the East Lothian Housing Land supply. 7.3 It is therefore requested that East Lothian Council Extends the settlement boundary of Glenkinchie to include all the land identified on the enclosed location plan. Allocates the land shown on the location plan for residential development to accommodate, collectively, approximately 12 houses as a means of supporting rural development and local services. 21

22 February 2015 Aithrie Estates Legend: Site Boundary PPCA Ltd East Lothian Local Development Plan Land at Glenkinchie scale 1 : 5000 at A4 Reproduced from the 2012 Ordnance Survey 1 : 5000 scale with the permission of The Controller of Her Majesty's Stationary Office, c Crown Copyright. Licence No. AL

DCLG consultation on proposed changes to national planning policy

DCLG consultation on proposed changes to national planning policy Summary DCLG consultation on proposed changes to national planning policy January 2016 1. Introduction DCLG is proposing changes to the national planning policy framework (NPPF) specifically on: Broadening

More information

MAKING THE MOST EFFECTIVE AND SUSTAINABLE USE OF LAND

MAKING THE MOST EFFECTIVE AND SUSTAINABLE USE OF LAND 165 SOC146 To deliver places that are more sustainable, development will make the most effective and sustainable use of land, focusing on: Housing density Reusing previously developed land Bringing empty

More information

NORTH LEEDS MATTER 2. Response to Leeds Sites and Allocations DPD Examination Inspector s Questions. August 2017

NORTH LEEDS MATTER 2. Response to Leeds Sites and Allocations DPD Examination Inspector s Questions. August 2017 NORTH LEEDS MATTER 2 Response to Leeds Sites and Allocations DPD Examination Inspector s Questions August 2017 CLIENT: TAYLOR WIMPEY, ADEL REFERENCE NO: CONTENTS 1.0 INTRODUCTION 2.0 TEST OF SOUNDNESS

More information

BIRMINGHAM DEVELOPMENT PLAN EXAMINATION 2014 MATTER E: GREEN BELT POLICY & THE LANGLEY SUE

BIRMINGHAM DEVELOPMENT PLAN EXAMINATION 2014 MATTER E: GREEN BELT POLICY & THE LANGLEY SUE BIRMINGHAM DEVELOPMENT PLAN EXAMINATION 2014 MATTER E: GREEN BELT POLICY & THE LANGLEY SUE STATEMENT BY SAVILLS ON BEHALF OF THE LANGLEY SUE CONSORTIUM SEPTEMBER 2014 Question 1.Does policy TP10 set out

More information

Perth and Kinross Council Development Management Committee 24 January 2013 Report of Handling by Development Quality Manager

Perth and Kinross Council Development Management Committee 24 January 2013 Report of Handling by Development Quality Manager Perth and Kinross Council Development Management Committee 24 January 2013 Report of Handling by Development Quality Manager 4(1)(iv) 13/30 Modification of existing consent 12/00230/AMM to revise the on-site

More information

RYEDALE SITES LOCAL PLAN MATTER 4 PROPOSED HOUSING SITE OPTION REF. 116 LAND AT MIDDLETON ROAD, PICKERING BARRATT HOMES & DAVID WILSON HOMES

RYEDALE SITES LOCAL PLAN MATTER 4 PROPOSED HOUSING SITE OPTION REF. 116 LAND AT MIDDLETON ROAD, PICKERING BARRATT HOMES & DAVID WILSON HOMES RYEDALE SITES LOCAL PLAN MATTER 4 PROPOSED HOUSING SITE OPTION REF. 116 LAND AT MIDDLETON ROAD, PICKERING BARRATT HOMES & DAVID WILSON HOMES REPRESENTOR ID: 1064 INTRODUCTION 1.1 We write on behalf of

More information

CHESHIRE WEST AND CHESTER COUNCIL

CHESHIRE WEST AND CHESTER COUNCIL Item No. 10 CHESHIRE WEST AND CHESTER COUNCIL Planning Committee 1 st April 2014 APPLICATION NUMBER: 13/05410/FUL DESCRIPTION OF DEVELOPMENT: Residential development of 17 affordable dwellings and associated

More information

Housing White Paper Summary. February 2017

Housing White Paper Summary. February 2017 Housing White Paper Summary February 2017 On Tuesday 7 February, the government published the Housing White Paper, aimed at solving the housing crises in England through increasing the supply of homes

More information

RYEDALE SITES LOCAL PLAN MATTER 3 PROPOSED HOUSING SITE OPTION REF. 116 LAND AT MIDDLETON ROAD, PICKERING BARRATT HOMES & DAVID WILSON HOMES

RYEDALE SITES LOCAL PLAN MATTER 3 PROPOSED HOUSING SITE OPTION REF. 116 LAND AT MIDDLETON ROAD, PICKERING BARRATT HOMES & DAVID WILSON HOMES RYEDALE SITES LOCAL PLAN MATTER 3 PROPOSED HOUSING SITE OPTION REF. 116 LAND AT MIDDLETON ROAD, PICKERING BARRATT HOMES & DAVID WILSON HOMES REPRESENTOR ID: 1064 INTRODUCTION 1.1 We write on behalf of

More information

IMPLEMENTATION MASTERPLAN

IMPLEMENTATION MASTERPLAN ROTHERHAM TOWN CENTRE IMPLEMENTATION MASTERPLAN Prepared by WYG for Rotherham Metropolitan Borough Council June 2017 Contents Rotherham Town Centre Masterplan Introduction Town Centre Context Opportunity

More information

Rochford Core Strategy Schedule of Changes

Rochford Core Strategy Schedule of Changes Rochford Core Strategy Schedule of Changes The changes below are expressed either in the conventional form of strikethrough for deletions and underlining for additions of text, or by specifying the change

More information

Flinders Avenue, Lara Planning Scheme Amendment Combined Application for Rezoning and Multi-Lot Subdivision Reference : Decembe

Flinders Avenue, Lara Planning Scheme Amendment Combined Application for Rezoning and Multi-Lot Subdivision Reference : Decembe 143-179 Flinders Avenue, Lara Planning Scheme Amendment Combined Application for Rezoning and Multi-Lot Subdivision Reference: 14134-03 TGM Group Geelong Melbourne Ballarat 1/27-31 Myers Street (PO Box

More information

Review of the Plaistow and Ifold Site Options and Assessment Report Issued by AECOM in August 2016.

Review of the Plaistow and Ifold Site Options and Assessment Report Issued by AECOM in August 2016. Review of the Plaistow and Ifold Site Options and Assessment Report Issued by AECOM in August 2016. Our ref: CHI/16/01 Prepared by Colin Smith Planning Ltd September 2016 1.0 INTRODUCTION 1.1 Colin Smith

More information

2. Draft Settlement Boundaries Planning Policy and local principles

2. Draft Settlement Boundaries Planning Policy and local principles Housing Information 1. Cornwall Local Plan policy position: Cornwall Local Plan sets down key targets for the provision of homes where they can best meet need and sustain the role and function of local

More information

abcdefghijklmnopqrstu

abcdefghijklmnopqrstu Directorate for Planning and Environmental Appeals abcdefghijklmnopqrstu Appeal Decision Notice T: 01324 696 400 F: 01324 696 444 E: dpea@scotland.gsi.gov.uk Decision by Malcolm Mahony, a Reporter appointed

More information

REPRESENTATIONS TO SHEPWAY DISTRICT COUNCIL (SDC) PLACES AND POLICIES LOCAL PLAN SUBMISSIONS DRAFT SDC/COZUMEL ESTATES LIMITED

REPRESENTATIONS TO SHEPWAY DISTRICT COUNCIL (SDC) PLACES AND POLICIES LOCAL PLAN SUBMISSIONS DRAFT SDC/COZUMEL ESTATES LIMITED REPRESENTATIONS TO SHEPWAY DISTRICT COUNCIL (SDC) PLACES AND POLICIES LOCAL PLAN SUBMISSIONS DRAFT SDC/COZUMEL ESTATES LIMITED OTTERPOOL PARK 19 MARCH 2018 Quod Limited Contents 1 Introduction 3 2 Site

More information

Proposed Strategic Housing and Employment Land Availability Assessment (SHELAA) Methodology 2018

Proposed Strategic Housing and Employment Land Availability Assessment (SHELAA) Methodology 2018 Proposed Strategic Housing and Employment Land Availability Assessment (SHELAA) Methodology 2018 1.1 This section of the report sets out the methodology to be used in preparing the three South Worcestershire

More information

ASSET TRANSFER REQUESTS Community Empowerment (Scotland) Act 2015 Guidance Notes

ASSET TRANSFER REQUESTS Community Empowerment (Scotland) Act 2015 Guidance Notes www.hie.co.uk ASSET TRANSFER REQUESTS Community Empowerment (Scotland) Act 2015 Guidance Notes January 2017 CONTENTS ABOUT THIS GUIDANCE 3 INTRODUCTION 4 About Highlands and Islands Enterprise 4 HIE s

More information

Examination into Cheshire East Local Plan

Examination into Cheshire East Local Plan Examination into Cheshire East Local Plan Matter 14.8 Middlewich Representation Ref: 649516 on behalf of Persimmon Homes August 2014 Mosaic Town Planning Lowry House 17 Marble Street Manchester M2 3AW

More information

Persimmon Homes Severn Valley comment St Cuthbert (Out) Neighbourhood Plan Pre-Submission Consultation

Persimmon Homes Severn Valley comment St Cuthbert (Out) Neighbourhood Plan Pre-Submission Consultation 150408 Persimmon Homes Severn Valley comment St Cuthbert (Out) Neighbourhood Plan Pre-Submission Consultation On Wednesday, 8 April 2015, 16:54, "Davis, Paul" wrote: See

More information

South Worcestershire Development Plan Examination Representation Form Additional Pages Consultation on Proposed Modifications to SWDP: 6 October 14 November 2014 South Worcestershire Councils Additional

More information

Identifying brownfield land suitable for new housing

Identifying brownfield land suitable for new housing Building more homes on brownfield land Identifying brownfield land suitable for new housing POS consultation response Question 1: Do you agree with our proposed definition of brownfield land suitable for

More information

UK Housing Awards 2011

UK Housing Awards 2011 UK Housing Awards 2011 Excellence in Housing Finance and Development: Finalist North Lanarkshire Council: Building For The Future Summary North Lanarkshire Council has been proactive in establishing, developing

More information

Leeds City Region Statement of Common Ground. August 2018

Leeds City Region Statement of Common Ground. August 2018 Leeds City Region Statement of Common Ground August 2018 1.0 Introduction 1.1 The Leeds City Region partner councils have prepared this Statement of Common Ground in response to the requirement as set

More information

Briefing: National Planning Policy Framework

Briefing: National Planning Policy Framework December 2015 Briefing: National Planning Policy Framework DCLG consultation on proposed changes This briefing note: Outlines the policy changes proposed to the NPPF Details the proposed transitional arrangements

More information

Draft Neighbourhood Plan for the former Land Settlement Association Estate at Great Abington March 2017

Draft Neighbourhood Plan for the former Land Settlement Association Estate at Great Abington March 2017 Draft Neighbourhood Plan for the former Land Settlement Association Estate at Great Abington March 2017 1 Neighbourhood Plan Contents 1 Why a Neighbourhood Plan for the former Abington Land Settlement

More information

Representation re: Sullivans Cove Planning Scheme /2015 Amendments - Macquarie Point Site Development: Affordable housing

Representation re: Sullivans Cove Planning Scheme /2015 Amendments - Macquarie Point Site Development: Affordable housing General Manager, Hobart City Council, GPO Box 503, Tas 7001 16 November, 2015 Representation re: Sullivans Cove Planning Scheme 1997-2/2015 Amendments - Macquarie Point Site Development: Affordable housing

More information

Riverton Properties Ltd Proposed Special Housing Area

Riverton Properties Ltd Proposed Special Housing Area Riverton Properties Ltd Proposed Special Housing Area Housing Accords and Special Housing Areas Act 2013 Expression of Interest 1 This Expression of Interest is made on behalf of Riverton Properties Ltd,

More information

LITTLE MOUNTAIN ADJACENT AREA REZONING POLICY

LITTLE MOUNTAIN ADJACENT AREA REZONING POLICY LITTLE MOUNTAIN ADJACENT AREA REZONING POLICY JANUARY 2013 CONTENTS 1.0 INTENT & PRINCIPLES...1 2.0 APPLICATION...2 3.0 HOUSING TYPES, HEIGHT & DENSITY POLICIES...3 3.1 LOW TO MID-RISE APARTMENT POLICIES...4

More information

North Northamptonshire Authorities Monitoring Report (AMR) 2015/16. Assessment of Housing Land Supply ( )

North Northamptonshire Authorities Monitoring Report (AMR) 2015/16. Assessment of Housing Land Supply ( ) North Northamptonshire Authorities Monitoring Report (AMR) 2015/16 Assessment of Housing Land Supply (2017-22) April 2017 1.0 Introduction Purpose of Report 1.1 The National Planning Policy Framework (NPPF)

More information

East Herts District Plan Part 1: Strategy Sieve 5: Strategy Testing. Land Owner/Developer Questionnaire

East Herts District Plan Part 1: Strategy Sieve 5: Strategy Testing. Land Owner/Developer Questionnaire East Herts District Plan Part 1: Strategy Sieve 5: Strategy Testing Land Owner/Developer Questionnaire ugust 2012 rea of Search: 20. Ware East Sub-rea Call for Sites Ref: 05/020 (as subsection of larger

More information

Representation to Fife Local Development Plan. Proposed Plan Stage. CALA Management Ltd & WB Bayne & Son

Representation to Fife Local Development Plan. Proposed Plan Stage. CALA Management Ltd & WB Bayne & Son Representation to Fife Local Development Plan Proposed Plan Stage CALA Management Ltd & WB Bayne & Son December 2014 6 High Street East Linton EH40 3 AB T 01620 870 371 M 07747 780 852 tony@apt-plandevelop.co.uk

More information

STRATEGIC HOUSING INVESTMENT PLAN SUBMISSION. 16 October Report by the Service Director Regulatory Services EXECUTIVE COMMITTEE

STRATEGIC HOUSING INVESTMENT PLAN SUBMISSION. 16 October Report by the Service Director Regulatory Services EXECUTIVE COMMITTEE STRATEGIC HOUSING INVESTMENT PLAN 2019-2024 SUBMISSION Report by the Service Director Regulatory Services EXECUTIVE COMMITTEE 16 October 2018 1 PURPOSE AND SUMMARY 1.1 This report seeks approval of the

More information

Dear Mr Nairn HIA is pleased to provide comments on the recently released Draft Alice Springs Regional Land Use Plan (Draft Plan).

Dear Mr Nairn HIA is pleased to provide comments on the recently released Draft Alice Springs Regional Land Use Plan (Draft Plan). 17 December 2015 Mr G Nairn Chair Northern Territory Planning Commission GPO Box 1680 DARWIN NT 0801 Submitted via email: ntpc@nt.gov.au Dear Mr Nairn HIA is pleased to provide comments on the recently

More information

PROPOSED DISPOSAL OF ALLOCATED HOUSING SITE AT STIRCHES, HAWICK TO EILDON HOUSING ASSOCIATION FOR THE DEVELOPMENT OF EXTRA CARE HOUSING.

PROPOSED DISPOSAL OF ALLOCATED HOUSING SITE AT STIRCHES, HAWICK TO EILDON HOUSING ASSOCIATION FOR THE DEVELOPMENT OF EXTRA CARE HOUSING. PROPOSED DISPOSAL OF ALLOCATED HOUSING SITE AT STIRCHES, HAWICK TO EILDON HOUSING ASSOCIATION FOR THE DEVELOPMENT OF EXTRA CARE HOUSING. Report by the Services Director Regulatory Services EXECUTIVE 17

More information

CONSULTATION STATEMENT

CONSULTATION STATEMENT October 2016 LB BIR.4109 BLOOR HOMES CONSULTATION STATEMENT Tanworth Lane, Cheswick Green PHASES 2 & 2A TOWN & COUNTRY PLANNING ACT 1990 (AS AMENDED) PLANNING AND COMPULSORY PURCHASE ACT 2004 Pegasus Group

More information

local development plan 2018 affordable housing consultative draft supplementary planning guidance

local development plan 2018 affordable housing consultative draft supplementary planning guidance local development plan 2018 affordable housing consultative draft supplementary planning guidance How to Respond to this Consultation Comments are sought on this Consultative Draft Supplementary Planning

More information

Cressingham Gardens Estate, Brixton. DRAFT Masterplan Objectives for discussion. September 2015

Cressingham Gardens Estate, Brixton. DRAFT Masterplan Objectives for discussion. September 2015 Cressingham Gardens Estate, Brixton DRAFT Masterplan Objectives for discussion September 2015 Contents Introduction 1 Project objectives 2 Masterplan objectives 4 Draft masterplan objectives for the Cressingham

More information

EAST HERTS DISTRICT PLAN VILLAGE POLICY - DISCUSSION PAPER. RESPONSE BY JED GRIFFITHS MA DipTP FRTPI Past President RTPI

EAST HERTS DISTRICT PLAN VILLAGE POLICY - DISCUSSION PAPER. RESPONSE BY JED GRIFFITHS MA DipTP FRTPI Past President RTPI EAST HERTS DISTRICT PLAN VILLAGE POLICY - DISCUSSION PAPER RESPONSE BY JED GRIFFITHS MA DipTP FRTPI Past President RTPI Introduction 1. This note has been compiled in response to a discussion paper on

More information

Woldingham Association

Woldingham Association Regulation 18 Sites Consultation Representation Representation on the 2016 Regulation 18 Sites Consultation for the Tandridge Local Plan Part 1 from the Submitted to Tandridge District Council on 20 Dec

More information

Note on housing supply policies in draft London Plan Dec 2017 note by Duncan Bowie who agrees to it being published by Just Space

Note on housing supply policies in draft London Plan Dec 2017 note by Duncan Bowie who agrees to it being published by Just Space Note on housing supply policies in draft London Plan Dec 2017 note by Duncan Bowie who agrees to it being published by Just Space 1 Housing density and sustainable residential quality. The draft has amended

More information

CASTLES OF CALEDON URBAN DESIGN REPORT

CASTLES OF CALEDON URBAN DESIGN REPORT CASTLES OF CALEDON URBAN DESIGN REPORT PROPOSED RESIDENTIAL DEVELOPMENT CALEDON, ONTARIO 10 JULY, 2015 TABLE CONTENTS: 1.0 DEVELOPMENT 4.0 CONCLUSION 1.1 Introduction 1.2 Castles of Caledon- Urban Design

More information

PLANNING. Cairngorms National Park Local Development Plan POLICY 1 - NEW HOUSING DEVELOPMENT Non-statutory Planning Guidance

PLANNING. Cairngorms National Park Local Development Plan POLICY 1 - NEW HOUSING DEVELOPMENT Non-statutory Planning Guidance PLANNING Cairngorms National Park Local Development Plan POLICY 1 - NEW HOUSING DEVELOPMENT Non-statutory Planning Guidance Cairngorms National Park Local Development Plan Policy 1 New Housing Development

More information

Planning Policy Guidance 3: Housing

Planning Policy Guidance 3: Housing Planning Policy Guidance 3: Housing Contents Planning Policy Guidance Note 3: Housing...2 The Governments Objectives...3 Widening Housing Opportunity And Choice...4 Maintaining A Supply Of Housing...8

More information

1 SUMMARY OF APPLICATION AND RECOMMENDED DECISION

1 SUMMARY OF APPLICATION AND RECOMMENDED DECISION PLANNING COMMITTEE TUESDAY 30 AUGUST 2016 ITEM NO 5.5 APPLICATION 16/00268/LA TO DISCHARGE A PLANNING OBLIGATION ASSOCIATED WITH PLANNING PERMISSION (656/89) TO CONVERT A STABLE BUILDING INTO ANCILLARY

More information

Wigan Core Strategy Examination Additional Hearing Sessions

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

More information

PLANNING REPORT. Prepared for: John Spaleta 159 Delatre Street Woodstock Ontario N4S 6C2

PLANNING REPORT. Prepared for: John Spaleta 159 Delatre Street Woodstock Ontario N4S 6C2 PLANNING REPORT County Official Plan Amendment and Zoning By-law Amendment to Permit a Seasonal Dwelling on an Existing Lot of Record with Access onto a Seasonally Maintained Road Parts of Lot 29, Concession

More information

Qualification Snapshot CIH Level 3 Certificate in Housing Services (QCF)

Qualification Snapshot CIH Level 3 Certificate in Housing Services (QCF) Qualification Snapshot CIH Certificate in Housing Services (QCF) The Chartered Institute of Housing (CIH) is an awarding organisation for national qualifications at levels 2, 3 and 4. CIH is the leading

More information

shortfall of housing land compared to the Core Strategy requirement of 1000 dwellings per 1 Background

shortfall of housing land compared to the Core Strategy requirement of 1000 dwellings per 1 Background WIGAN CORE STRATEGY ADDITIONAL HEARING SESSION ADDRESSING SHORTFALL IN HOUSING SUPPLY- PROCEDURAL AND PRACTICAL IMPLICATIONS RESPONSE BY BARTON WILLMORE ON BEHALF OF PEEL HOLDINGS (LAND AND PROPERTY) LTD

More information

For and on behalf of Redrow Homes Ltd

For and on behalf of Redrow Homes Ltd For and on behalf of Redrow Homes Ltd Sheffield Additional Site Allocations Document Local Development Framework Consultation Representations Prepared by DLP Planning Ltd February 2012 Contents Page 1.0

More information

H2006-Shandon, Blairvadach House

H2006-Shandon, Blairvadach House Development Plan reference: H-AL 3/6-Shandon-Blairvadach H2006-Shandon, Blairvadach House Reporter: David Russell The Council s submission to the Reporter is in four parts and starts on page 135 of the

More information

Rochford Core Strategy: Invitation for comments on revised PPS3 and status of Regional Spatial Strategy.

Rochford Core Strategy: Invitation for comments on revised PPS3 and status of Regional Spatial Strategy. Ref: KC/1027 Date 16 July 2010 Lissa Higby Programme Officer Council Offices South Street Rochford Essex, SS4 1BW Dear Lissa Rochford Core Strategy: Invitation for comments on revised PPS3 and status of

More information

NELSON MANDELA BAY M U N I C I P A L I T Y

NELSON MANDELA BAY M U N I C I P A L I T Y NELSON MANDELA BAY M U N I C I P A L I T Y Portion 56 of the farm Chelsea No. 25 Nelson Mandela Bay Municipality Application for : Subdivision into four portions (Portions A D) Portion A : - Rezoning to

More information

Additional Policies & Objectives for Local Area Plans Dunshaughlin LAP. Dunshaughlin

Additional Policies & Objectives for Local Area Plans Dunshaughlin LAP. Dunshaughlin Dunshaughlin Strategic Policies SP 1 To operate an Order of Priority for the release of residential lands in compliance with the requirements of CS OBJ 6 of the County Development Plan as follows: i) The

More information

Scottish Election 2007 Summary of Party Manifestos. Scottish Labour Party Election Manifesto 2007

Scottish Election 2007 Summary of Party Manifestos. Scottish Labour Party Election Manifesto 2007 Scottish Election 2007 Summary of Party Manifestos Scottish Labour Party Election Manifesto 2007 Housing Communities There is clearly an under supply of new homes. Through the National Planning Framework,

More information

Planning Rationale in Support of an Application for Plan of Subdivision and Zoning By-Law Amendment

Planning Rationale in Support of an Application for Plan of Subdivision and Zoning By-Law Amendment Planning Rationale in Support of an Application for Plan of Subdivision and Zoning By-Law Amendment The Kilmorie Development 21 Withrow Avenue City of Ottawa Prepared by: Holzman Consultants Inc. Land

More information

Nottingham City Council Whole Plan & Community Infrastructure Levy Viability Assessment. January Executive Summary NCS. Nationwide CIL Service

Nottingham City Council Whole Plan & Community Infrastructure Levy Viability Assessment. January Executive Summary NCS. Nationwide CIL Service Nottingham City Council Whole Plan & Community Infrastructure Levy Viability Assessment January 2016 Executive Summary NCS Nationwide CIL Service Contents 1. Executive Summary Page 2 2. Introduction Page

More information

Rochford District Council Rochford Core Strategy - Statement on housing following revocation of East of England Plan

Rochford District Council Rochford Core Strategy - Statement on housing following revocation of East of England Plan Rochford District Council Rochford Core Strategy - Statement on housing following revocation of East of England Plan I write with reference to your letter of 14 th June 2010, seeking Rochford District

More information

Core Strategy Topic Paper 1. PPS25 Sequential Test

Core Strategy Topic Paper 1. PPS25 Sequential Test Core Strategy Topic Paper 1 PPS25 Sequential Test Core Strategy Topic Paper 1 PPS25 sequential test Introduction 1.1 This document has been prepared in response to a representation submitted by the Environment

More information

Allesley Parish Council s Response to the Draft Coventry Local Plan 2014

Allesley Parish Council s Response to the Draft Coventry Local Plan 2014 Allesley Parish Council s Response to the Draft Coventry Local Plan 2014 Introduction The parish of Allesley is situated in Coventry and lies on the north-west fringe of the city. It is a predominantly

More information

Land at East Bay Close, Cardiff. Planning Statement Proposed Redevelopment to Provide Student Accommodation.

Land at East Bay Close, Cardiff. Planning Statement Proposed Redevelopment to Provide Student Accommodation. Land at East Bay Close, Cardiff. Planning Statement Proposed Redevelopment to Provide Student Accommodation. 1. Introduction. 1.1. This Planning Statement is submitted in support of a detailed planning

More information

CYNGOR SIR POWYS COUNTY COUNCIL. CABINET REPORT 7 th November 2017

CYNGOR SIR POWYS COUNTY COUNCIL. CABINET REPORT 7 th November 2017 CYNGOR SIR POWYS COUNTY COUNCIL. CABINET REPORT 7 th November 2017 REPORT AUTHOR: SUBJECT: County Councillor Jonathan Wilkinson Portfolio Holder for Housing and Countryside Services Powys County Council

More information

Regulatory Impact Statement

Regulatory Impact Statement Regulatory Impact Statement Establishing one new special housing area in Queenstown under the Housing Accords and Special Housing Areas Act 2013. Agency Disclosure Statement 1 This Regulatory Impact Statement

More information

Planning Application 16/4008/F Rockwell 771 units off Anchor and Hope Lane SE7

Planning Application 16/4008/F Rockwell 771 units off Anchor and Hope Lane SE7 Annex (6 pages) Planning Application 16/4008/F Rockwell 771 units off Anchor and Hope Lane SE7 Evidence from Charlton Riverside Masterplan Summary (NB This is the Short Annex see also Long Annex for more

More information

Perth and Kinross Council Development Management Committee 4 July 2012 Report of Handling by Development Quality Manager

Perth and Kinross Council Development Management Committee 4 July 2012 Report of Handling by Development Quality Manager Perth and Kinross Council Development Management Committee 4 July 2012 Report of Handling by Development Quality Manager 4(1)(vii) 12/281 Erection of 2 dwellinghouses at Land 80 Metres South East Of Over

More information

Inverness Area Planning Advisory Committee Inverness County Planning Advisory Committee Inverness County Council Planning Staff (EDPC)

Inverness Area Planning Advisory Committee Inverness County Planning Advisory Committee Inverness County Council Planning Staff (EDPC) STAFF REPORT To: From: Inverness Area Planning Advisory Committee Inverness County Planning Advisory Committee Inverness County Council Planning Staff (EDPC) Date: January 18, 2018 Reference: Request for

More information

Assistant Director of Housing and Built Environment. 109 St Helens Park Road, Hastings, TN34 2JW

Assistant Director of Housing and Built Environment. 109 St Helens Park Road, Hastings, TN34 2JW AGENDA ITEM NO: 6 (d) Report to: PLANNING COMMITTEE Date of Meeting: 10 October 2018 Report from: Assistant Director of Housing and Built Environment Application Address: Proposal: Application No: 109

More information

Planning Rationale. 224 Cooper Street

Planning Rationale. 224 Cooper Street Submitted by: Robertson Martin Architects Tel 613.567.1361 Fax 613.567.9462 216 Pretoria Ave, Ottawa, Ontario, K1S 1X2 Planning Rationale 224 Cooper Street Planning Rationale Application to City of Ottawa

More information

2. The Purpose of the Estates Strategy

2. The Purpose of the Estates Strategy Royal National Orthopaedic Hospital NHS Trust Trust Board - December 2012 Estates Strategy 2012 to 2017 - Executive Summary 1. Purpose of the Report The purpose of this report is to advise the Trust Board

More information

Affordable Housing Information for landowners, builders and developers: Guide to Section 106 delivery of Affordable Homes What are Housing Section 106 Agreements? Section 106 (S106) of the Town and Country

More information

Central Bedfordshire Council. Report of: Cllr Nigel Young, Executive Member for Regeneration

Central Bedfordshire Council. Report of: Cllr Nigel Young, Executive Member for Regeneration Central Bedfordshire Council Executive 3 April 2018 Potton Hall for All Report of: Cllr Nigel Young, Executive Member for Regeneration (Nigel.Young@centralbedfordshire.gov.uk) Responsible Director(s):

More information

APPENDIX 7. Housing Enforcement Policy V May 2003

APPENDIX 7. Housing Enforcement Policy V May 2003 Housing Enforcement Policy V1.2 9 May 2003 INTRODUCTION This policy provides guidance on the aims and objectives of the Housing department to make homes on the Island fit and available for occupation.

More information

BOROUGH OF POOLE BUSINESS IMPROVEMENT OVERVIEW AND SCRUTINY COMMITTEE 17 MARCH 2016 CABINET 22 MARCH 2016

BOROUGH OF POOLE BUSINESS IMPROVEMENT OVERVIEW AND SCRUTINY COMMITTEE 17 MARCH 2016 CABINET 22 MARCH 2016 BOROUGH OF POOLE AGENDA ITEM 7 BUSINESS IMPROVEMENT OVERVIEW AND SCRUTINY COMMITTEE 17 MARCH 2016 CABINET 22 MARCH 2016 DEVELOPING A COMMERCIAL APPROACH TO THE USE OF ASSETS REPORT OF THE STRATEGIC DIRECTOR

More information

Assets, Regeneration & Growth Committee 17 March Development of new affordable homes by Barnet Homes Registered Provider ( Opendoor Homes )

Assets, Regeneration & Growth Committee 17 March Development of new affordable homes by Barnet Homes Registered Provider ( Opendoor Homes ) Assets, Regeneration & Growth Committee 17 March 2016 Title Report of Wards Status Urgent Key Enclosures Officer Contact Details Development of new affordable homes by Barnet Homes Registered Provider

More information

Draft London Plan Review

Draft London Plan Review Draft London Plan Review Briefing Note Date: 04/12/2017 Ref No: 283 Introduction On the 29th November the Mayor of London, Sadiq Khan, published his draft London Plan for consultation (Regulation 19).

More information

Paragraph 47 National Planning Policy Framework. rpsgroup.com/uk

Paragraph 47 National Planning Policy Framework. rpsgroup.com/uk To boost significantly the supply of housing, local planning authorities should use their evidence base to ensure that their Local Plan meets the full, objectively assessed needs for market and affordable

More information

[2010] VSC (2004) 18 VPR 229

[2010] VSC (2004) 18 VPR 229 MOOT COURT 2017 PREPARED BY TIM RETROT VICTORIAN CIVIL AND ADMINISTRATIVE TRIBUNAL PLANNING PERMIT APPLICATION NO. TP418/2016 OUTLINE OF SUBMISSIONS ON BEHALF OF LIONHEART HOMES 93-95 VICTORIA STREET,

More information

Perth and Kinross Council Development Management Committee 13 July 2016 Report of Handling by Development Quality Manager

Perth and Kinross Council Development Management Committee 13 July 2016 Report of Handling by Development Quality Manager Perth and Kinross Council Development Management Committee 13 July 2016 Report of Handling by Development Quality Manager 5(2)(ii) 16/328 Change of use of ground floor from storage to mixed uses (including

More information

15.1 Introduction. Waipa District Plan. Section 15 - Infrastructure, Hazards, Development and Subdivision. Page Version - 1 November 2016 Page 1 of 56

15.1 Introduction. Waipa District Plan. Section 15 - Infrastructure, Hazards, Development and Subdivision. Page Version - 1 November 2016 Page 1 of 56 15.1 Introduction 15.1.1 How and where development and subdivision occurs is critical to the sustainable management of the District s natural and physical resources. This section of the Plan focuses on

More information

Township of Tay Official Plan

Township of Tay Official Plan Township of Tay Official Plan Draft for Consultation (v.3) March 2016 Contents 1. INTRODUCTION... 1 1.1 Content, Title and Scope... 1 1.2 Basis and Purpose of this Plan... 1 1.3 Plan Structure... 2 2.

More information

UTT/17/2725/FUL (FELSTED) (Minor Councillor application)

UTT/17/2725/FUL (FELSTED) (Minor Councillor application) UTT/17/2725/FUL (FELSTED) (Minor Councillor application) PROPOSAL: LOCATION: APPLICANT: AGENT: Proposed demolition of bungalow, outbuildings and workshop buildings and erection of 1 no. 5 bedroomed house

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 25 March 2014 Site visit made on 25 March 2014 by Lesley Coffey BA (Hons) BTP MRTPI an Inspector appointed by the Secretary of State for Communities and Local Government

More information

Hurstpierpoint & Sayers Common Neighbourhood Plan. Habitats Regulations Assessment Screening Report. 4 th April 2014

Hurstpierpoint & Sayers Common Neighbourhood Plan. Habitats Regulations Assessment Screening Report. 4 th April 2014 Hurstpierpoint & Sayers Common Neighbourhood Plan Habitats Regulations Assessment Screening Report 4 th April 2014 1.0 Introduction 1.1 This Habitats Regulations Assessment (HRA) screening report has been

More information

Planning Committee 4 March 2014

Planning Committee 4 March 2014 Planning Committee 4 March 2014 Agenda Item No: 9 Planning application no. Site Proposal Ward Applicant Cabinet Member with lead responsibility Accountable director 13/01262/FUL Former Sunbeam Factory,

More information

Participants of the Ministerial Meeting on Housing and Land Management on 8 October 2013 in Geneva

Participants of the Ministerial Meeting on Housing and Land Management on 8 October 2013 in Geneva Summary At its meeting on 2 April 2012, the Bureau of the Committee on Housing and Land Management of the United Nations Economic Commission for Europe agreed on the need for a Strategy for Sustainable

More information

Historic Environment Scotland Àrainneachd Eachdraidheil Alba

Historic Environment Scotland Àrainneachd Eachdraidheil Alba The Schemes of Delegation from Scottish Ministers to Historic Environment Scotland Introduction This document sets out how Historic Environment Scotland shall fulfil the Scheme of Delegation for both properties

More information

Community Occupancy Guidelines

Community Occupancy Guidelines Community Occupancy Guidelines Auckland Council July 2012 Find out more: phone 09 301 0101 or visit www.aucklandcouncil.govt.nz Contents Introduction 4 Scope 5 In scope 5 Out of scope 5 Criteria 6 Eligibility

More information

abcdefghijklmnopqrstu

abcdefghijklmnopqrstu Directorate for Planning and Environmental Appeals Telephone: 01324 696460 F: 01324 696444 E: morag.smith@scotland.gsi.gov.uk abcdefghijklmnopqrstu John McNairney Director of Built Environment & Chief

More information

Description: Erection of detached agricultural workers dwelling (Resubmission)

Description: Erection of detached agricultural workers dwelling (Resubmission) 2016/0215 Applicant: Mr Richard Emmott, C/o Agent M A Clynch Description: Erection of detached agricultural workers dwelling (Resubmission) Site Address: Land at Gunthwaite Lane, Gunthwaite, Penistone,

More information

Member consultation: Rent freedom

Member consultation: Rent freedom November 2016 Member consultation: Rent freedom The future of housing association rents Summary of key points: Housing associations are ambitious socially driven organisations currently exploring new ways

More information

1.4 The vast majority of all development proposed in the Core Strategy can be accommodated within Flood Zone 1.

1.4 The vast majority of all development proposed in the Core Strategy can be accommodated within Flood Zone 1. Core Strategy Topic Paper 1 PPS25 sequential test Introduction 1.1 This document has been prepared in response to a representation submitted by the Environment Agency in respect to Rochford District Council

More information

Consultation Response

Consultation Response Neighbourhoods and Sustainability Consultation Response Title: New Partnerships in Affordable Housing Lion Court 25 Procter Street London WC1V 6NY Reference: NS.DV.2005.RS.03 Tel: 020 7067 1010 Fax: 020

More information

JOINT CORE STRATEGY FOR BROADLAND, NORWICH AND SOUTH NORFOLK EXAMINATION MATTER 3A GENERAL STRATEGY FOR THE GROWTH LOCATIONS

JOINT CORE STRATEGY FOR BROADLAND, NORWICH AND SOUTH NORFOLK EXAMINATION MATTER 3A GENERAL STRATEGY FOR THE GROWTH LOCATIONS Matter 3A General Strategy for the Growth Locations Representor No. 8826 JOINT CORE STRATEGY FOR BROADLAND, NORWICH AND SOUTH NORFOLK EXAMINATION MATTER 3A GENERAL STRATEGY FOR THE GROWTH LOCATIONS SUBMISSION

More information

FOR SALE RESIDENTIAL DEVELOPMENT OPPORTUNITY CALEDONIA ROAD, BAILLESTON

FOR SALE RESIDENTIAL DEVELOPMENT OPPORTUNITY CALEDONIA ROAD, BAILLESTON FOR SALE RESIDENTIAL DEVELOPMENT OPPORTUNITY CALEDONIA ROAD, BAILLESTON Residential Development Opportunity, Caledonia Road, Baillieston -Site area of approximately 1.53 hectares (3.78 acres or thereby).

More information

Managing Change in the Historic Environment: Demolition of Listed Buildings

Managing Change in the Historic Environment: Demolition of Listed Buildings Background Managing Change in the Historic Environment: Demolition of Listed Buildings Managing Change is a series of guidance notes issued by Historic Environment Scotland in our role as lead public body

More information

Masshouse Plot 3, Land at Masshouse Lane/Park Street, Masshouse Plaza, City Centre, Birmingham, B5

Masshouse Plot 3, Land at Masshouse Lane/Park Street, Masshouse Plaza, City Centre, Birmingham, B5 Committee Date: 21/08/2014 Application Number: 2014/02950/PA Accepted: 07/05/2014 Application Type: Full Planning Target Date: 06/08/2014 Ward: Nechells Masshouse Plot 3, Land at Masshouse Lane/Park Street,

More information

Tenancy Policy. 1 Introduction. 12 September Executive Management Team Approval Date: Review date: September 2018

Tenancy Policy. 1 Introduction. 12 September Executive Management Team Approval Date: Review date: September 2018 Tenancy Policy Originator: Executive Management Team Approval Date: Policy and Strategy Team 12 September 2017 Review date: September 2018 1 Introduction 1.1 1.2 This Policy sets out how One Vision Housing

More information

CITY DEVELOPMENT PLAN 2017 SG10 Meeting Housing Needs SUPPLEMENTARY GUIDANCE. February Page 1 of 13

CITY DEVELOPMENT PLAN 2017 SG10 Meeting Housing Needs SUPPLEMENTARY GUIDANCE. February Page 1 of 13 CITY DEVELOPMENT PLAN 2017 SG10 Meeting Housing Needs SUPPLEMENTARY GUIDANCE February 2017 Page 1 of 13 PROPOSED CITY DEVELOPMENT PLAN POLICIES CDP 1 The Placemaking Principle CDP 2 Sustainable Spatial

More information

DRAFT FOR DISCUSSION PURPOSES ONLY. Port Credit Local Area Plan Built Form Guidelines and Standards DRAFT For Discussion Purposes

DRAFT FOR DISCUSSION PURPOSES ONLY. Port Credit Local Area Plan Built Form Guidelines and Standards DRAFT For Discussion Purposes Port Credit Local Area Plan Built Form Guidelines and Standards DRAFT For Discussion Purposes 1 Local Area Plan - Project Alignment Overview Directions Report, October 2008 (General Summary Of Selected

More information

WELCOME TIMESCALES. Thank you for attending Anthology s final public exhibition on the emerging plans for Kennington Stage. ANTHOLOGY S COMMITMENTS

WELCOME TIMESCALES. Thank you for attending Anthology s final public exhibition on the emerging plans for Kennington Stage. ANTHOLOGY S COMMITMENTS WELCOME Thank you for attending Anthology s final public exhibition on the emerging plans for Kennington Stage. Since the second consultation in October 2018, which asked your views on the preferred approach,

More information