Land to the rear of The Harvey Arms/ off St Oswald s Drive, Finningley, Doncaster Outline planning application for the erection of 26 dwellings Client: Mitchells and Butlers planning support statement (Property) Ltd JWPC Limited, 1B Waterview, White Cross, Lancaster, Lancs, LA1 4XS Tel: 01524 599980 Fax: 01524 599989 Email: enquiries@jwpc.co.uk Web: www.jwpc.co.uk
Contents 1 Introduction 2 Site Characteristics 3 Site History and Application Proposal 4 Planning Policy 5 Planning Considerations 6 Conclusions JWPC Ltd 2010 Planning Support Statement Page 2 of 20
1. Introduction 1.1 This Planning, Design and Access Statement is intended to accompany and support a detailed planning application submitted by JWPC Ltd on behalf of Mitchells and Butlers Ltd for the erection of 29 residential units on 0.75 Ha of land identified within the Doncaster UDP (Policy PH1), to the rear of the Harvey Arms Public House, accessed off St Oswald s Drive, Finningley, Doncaster. This Statement is intended to satisfy the requirements of the Planning and Compulsory Purchase Act 2004 (Section 42). 1.2 The application is submitted following extensive consultation with the Council s planning staff since late 2008, although the owners (and applicants) have previously secured outline planning permission on the site as long ago as 1981 which was never implemented. More recently, an application was refused in 2002 (Ref 02/2281/P/OLT) as it was deemed to be contrary to the Council s Greenfield Housing Moratorium with priority being given to the re-use of previously developed (Brownfield) sites. Whilst the site is still allocated in the Saved Policies of the Doncaster UDP, it has remained undeveloped. 1.3 This moratorium was effectively lifted in May 2008 following the publication of The Yorkshire & Humber Plan (RSS). Despite an RSS target for 65% of new development to be located on Previously Developed Land, as an allocated residential site its development is therefore required in order to achieve the aims of the Saved Policies of the adopted UDP and uplifted RSS annual housing target of 1230 units per annum. Furthermore, the site lies within a highly sustainable location with the potential to contribute to the inevitable and additional requirements of the housing markets supporting Robin Hood Airport, which has since commenced passenger and freight operations from 2005. There has also been a significant increase in ancillary air-related and business development adjacent the airport which, when fully occupied with generate circa 6000 jobs. JWPC Ltd 2010 Planning Support Statement Page 3 of 20
2. Site Characteristics 2.1 The appeal site lies in the centre of the village of Finningley, which itself lies 5 kilometres to the east, south-east of Doncaster. Immediately to the west of the village lies the former Ministry of Defence Finningley Airport and RAF barracks complex, now more commonly known as Robin Hood Airport Doncaster Sheffield, which recently expanded to deliver commercial airline services (planning permission was granted in 2003). The areas to the north, south and east of Finningley are characterised by open farmland, interspersed with plantations, farmsteads and disused pits. There are a number of similar settlements close to Finningley. These include Blaxton (population 1179 in 2001) and Hayfield (1427 in 2001 but expected to rise to over 2000 with the growth of the airfield). 2.2 Finningley is a relatively large village which had a population in 2001 of 1442. Considered under the 2008 Yorkshire & Humber Plan (RSS) as a Local Service Centre, the village benefits from local services and amenities such as a post office and grocery shops. There are also existing employment sites within the village such as Higgins potato packaging plant, Mass Transit Buses and a waste transfer station. There is a primary school in the village with as Secondary School at Hayfield. The village is serviced by the 90 & 91 bus services, which together provide access to Doncaster and Robin Hood Airport every halfhour (an approximate travel time of 10 mins to Robin Hood Airport and 30 mins to Doncaster, Frenchgate Interchange). From Robin Hood Airport, the hourly X19 bus service provides passengers with a route between Barnsley and Doncaster. These services are set to increase as the airport continues to develop. 2.3 Following the determination by the First Secretary of State of the planning application for Finningley Airport in 2003, Robin Hood Airport developed as a commercial airport, having commenced passenger and freight operations in April and August 2005 respectively. In addition to the airport apron, terminal, car parking, servicing and runway, the Airport development facilitates additional airport related employment uses. The RSS for Yorkshire & Humber states that: Since opening, the Airport has achieved rapid growth and within 6 months of opening was already attracting 1.2mppa. Long-haul services were introduced in 2006 and it is highly likely that the Airport is capable of growing beyond its current JWPC Ltd 2010 Planning Support Statement Page 4 of 20
planning limits in the early part of the RSS planning period. Policy T6 provides the policy framework to consider further development and expansion. (The Yorkshire & Humber Plan, May 2008, pg 196) 2.4 In the Inspectors decision letter (Ref: APP/F4410/V/01/1000266) the Inspector reported to the First Secretary of State that the airport would create between 4000 and 7000 new jobs - probably around 6000. 4500 of these are likely to be on the airport site with the remainder established in surrounding settlements such as Finningley. The airport is reputed to have the longest runway in Europe and this will facilitate and attract additional commerce as there is no restriction on the type of commercial aircraft that can land there. This potential and the proposal to create a new airport railway station (amongst other key public transport services) along the existing Doncaster to Grimsby line, only a few kilometres from the east coast mainline is further demonstrated through the RSS: Robin Hood is recognised as a key opportunity to deliver South Yorkshire s spatial potential. A key element of the airport s future development will be firm proposals to effect demanding modal share targets for travel to the airport by public transport. Improving surface access to the airport, particularly by public transport, is a category A priority in policy T9. Options being investigated include improved bus services to Doncaster Interchange, a new highway link from the Airport to junction 3 on M18, and direct rail services. A Master Plan is being developed for the period to 2030. The recent rapid growth in low-cost air operations in the Region has been largely to serve popular European holiday destinations, although the airport also serves destinations in Central and North America. This brings opportunities for inbound tourism, but there is at present a net imbalance of leisure travel. Providing services to major EU business centres would enable the aviation sector to make a greater contribution to the regional economy. (The Yorkshire & Humber Plan, May 2008, pg 196) JWPC Ltd 2010 Planning Support Statement Page 5 of 20
2.5 In context of these surroundings and location within the centre of Finningley, the application site itself is currently a disused paddock / residential backland space, bound on all four sides by existing, established residential development. These range from traditional farmhouses and buildings within the old core of the village and along Doncaster Road e.g. the Old Bakery to more recently built (1960 s) suburban developments such as St Oswald s Close and Drive to the west of the appeal site. The boundaries of the site are demarcated by many different treatments such as hedging, poplar trees, post and wire fencing and panel fencing. The application site is separated from the car park to the rear of The Harvey Arms by a post and wire fence. It measures 0.775 Hectares in area. 2.6 The eastern boundary of the site boarders the Finningley Conservation Area but the site itself lies outside it. Any proposal on the site must therefore show respect to the neighbouring constraint assisting in the preservation or enhancement of the character of the designated area. JWPC Ltd 2010 Planning Support Statement Page 6 of 20
3. Site History & Application Proposal 3.1 The application site has long been established as a potential residential site. An outline planning application and a reserved matters application were originally approved on this site on 6th February 1981 (Ref: 80/46/02374) and in February 1982 (Ref: 81/46/01849) respectively. When the Draft Deposit of the current UDP was first published (circa 1994) the site was allocated for residential development under Policy PH14/23. Following this allocation, Bass Taverns (an earlier incarnation of Mitchells and Butlers) secured a further outline planning permission (Ref: 94/46/2473/P/OTL) in October 1991, subject to the usual conditions. However there then ensued a legal dispute over ownership and occupation of the site, which was not resolved until 2002 ownership being proved by M&B. By this time the permission had expired. 3.2 In order to pursue the adopted UDP allocation of the site, outline planning permission was again submitted to Doncaster MBC on 28th May 2002 by the appellants (who were known at the time as Six Continents Retail) and owners of the Harvey Arms Public House and this site. The application was submitted in outline form with only the matter of means of access not reserved for future consideration. Doncaster MBC validated the application on 5th June 2002. 3.3 In mid-september 2002, the Council s Cabinet approved a temporary moratorium on Greenfield housing permissions, pending the outcome of an Urban Potential Study. This temporary policy identified Land off St Oswald s Drive an Appendix A as being a remaining greenfield allocation without planning permission along with 26 other sites. The officer at that time offered to determine the application in accord with the new moratorium policy and thus, refuse consent or to continue to hold onto the application until the Urban Potential Study was published. 3.4 It is regretful that the UPS was not published (in draft form) until May 2004 (two years after the submission of the planning application). Even then, the survey failed to identify the appeal site as having housing potential, despite other sites previously allocated in the UDP for housing (both brownfield and greenfield) being identified as having potential. The Council now accepts this was an oversight. JWPC Ltd 2010 Planning Support Statement Page 7 of 20
3.5 On 8th December 2004, the case officer wrote to JWPC stating that the initial findings of the Urban Potential Study indicated that there would be no immediate prospect of the Moratorium being lifted and therefore the application would be refused or it could be withdrawn. The applicants requested that the application be refused and a decision notice was issued on 15th February 2005, presenting the reasons for refusal: The application site is Greenfield and its release for housing at this time would be contrary to the Council s Greenfield Housing Moratorium that was adopted September 2002 in response to national and regional planning guidance and the residential land availability situation in Doncaster. Planning Policy Guidance Note 3 (Housing) introduced a Plan, Monitor and Manage approach to the release of land for housing and advises that priority should be given to re-using previously-developed (Brownfield) sites in preference to Greenfield sites. The Moratorium is a temporary policy the need for which will be superseded by the Local Development Framework (LDF). Release of Greenfield sites now would undermine the Greenfield Moratorium, the plan, monitor and manage approach to housing delivery and the options for consideration through the LDF and would undermine the achievement of Brownfield targets. (02/2281/P/OTL Doncaster MBC Decision Notice, 2005) 3.6 The application which proposed only to achieve outline planning consent for a residential use of the land was unsuccessfully appealed to the Secretary of State in September 2005 in support of the Council s reasons for refusal above. It is relevant to consider that at this time, no other planning policy or material planning considerations were advanced as reasons for refusal. 3.7 The current application seeks to secure outline planning permission for the erection of 26 residential units on the 0.78 hectare site, with front and rear gardens, and ancillary parking (47 spaces). JWPC Ltd 2010 Planning Support Statement Page 8 of 20
3.8 These units are to consist of five number 128sq.m (2 storey x 4 bedroom) houses to the south-east, 15 number 105sq.m (2 storey x 3 bedroom) houses to the west and south and six number 150sq.m (2 storey x 3 bedroom) houses to the north-east. Properties are to be appropriate in scale and density to other residential buildings in the surrounding village. It is proposed that the infill site is to be accessed from St. Oswald s Drive to the north-west, involving an extension to the adopted highway and central hard surface to serve the units. The density of the site will be 34.7 dwellings per hectare which, although low, is considered appropriate for a Local Service Centre such as Finningley. JWPC Ltd 2010 Planning Support Statement Page 9 of 20
4. Planning Policy National Planning Policy Planning Policy Statement 1 (PPS1) Delivering Sustainable Development 4.1 PPS1 reminds Local Authorities that Section 38(6) of the 2004 Act requires that where the development plan contains relevant policies, applications for development which are in accordance with the plan should be allowed unless material considerations indicate otherwise. Material planning considerations can include the existing character and appearance of a site, highway safety and conservation of the historic environment. 4.2 Full advantage should be taken of opportunities to review land uses both within urban areas and also in appropriate rural environments, especially those with a good relationship to public transport systems, to local facilities and also to other sustainable initiatives. 4.3 The PPS also emphasises the need to promote sustainable and inclusive patterns of urban and rural development by: Making suitable land available for development in line with economic, social and environmental objectives to improve people s quality of life; Contributing to sustainable economic development; Promoting and enhancing the natural and historic environment, the quality and character of the countryside, and existing communities; Ensuring high quality development through good and inclusive design, and the efficient use of resources; Ensuring that developments support existing communities and contribute to the creation of safe, sustainable, liveable and mixed communities with good access to jobs and key services for all members of the community. JWPC Ltd 2010 Planning Support Statement Page 10 of 20
Planning Policy Statement 3 (PPS3) Housing 4.4 In essence, the Statement builds upon the principles of housing policy, underpinned by sustainable development aims and established in PPG3. An emphasis is placed upon providing high quality housing that is well designed and built to a high standard ; located in sustainable positions where the needs of residents can be met; making the best use of previously-developed land; and taking into account the need to improve choice (paragraph 10). 4.5 Paragraph 16 sets out a number of matters which must be considered when assessing design quality. These include (not exhaustive): Accessibility to public transport/community facilities and services; Access to green and open amenity space; Integration with neighbouring buildings and the local area more generally in terms of scale, density, layout, and access; Creation or enhancement of a distinctive character that relates well to the surroundings and supports a sense of local pride. 4.6 Emphasis is placed upon the need to make efficient use of land for housing. 60% of housing land across the Country should be provided on previously-developed land. Housing should be developed at densities which take into account of the overall housing strategy for the area; infrastructure and amenity provision; accessibility to public transport; the characteristics of the area; and the desire to achieve high quality, well designed housing. Although, the indicative density figures in PPG3 are no longer referred to, PPS3 seeks to ensure that 30 dwellings per hectare net should be used as a national indicative minimum to guide policy development and decision making (paragraph 47). 4.7 Where Local Planning Authorities consider densities for areas they should have regard to Paragraph 46 which identifies a number of issues that must be considered. These include the characteristics of the area, including the current and proposed mix of uses and the desirability of achieving high quality, well designed housing. JWPC Ltd 2010 Planning Support Statement Page 11 of 20
4.8 Paragraph 50 goes on to state that: The density of existing development should not dictate that of new housing by stifling change or requiring replication of existing style or form. If done well, imaginative design and layout of new development can lead to a more efficient use of land without compromising the quality of the local environment. Regional Planning Policy The Yorkshire and the Humber Plan - Regional Spatial Strategy for Yorkshire and the Humber to 2021 (RSS12) 4.9 Since the publication of PPS1, the 'Development Plan' now includes Regional Spatial Strategies. The revised RSS12 has recently been approved and published (May 2008), replacing the previous plan approved in December 2004. 4.10 Policy YH6 of the RSS states that within Local Service Centres and in rural and coastal areas, their attractive and vibrant nature will be protected and enhanced. A high standard of design should be achieved in all developments; local facilities and services should be retained and improved and locally generated needs for affordable and open market housing need to be met. 4.11 After determining the distribution of development between cities and towns which focuses major development in Regional Cities and Principle Towns, whilst protecting and enhancing Local Service Centres. Policy YH7 states that Local Planning Authorities should allocate sites for development giving; first priority to the re-use of previously developed land and second priority to other suitable infill opportunities within the relevant settlement. In identifying sites for development, Local Planning Authorities should adopt a transport-orientated approach to ensure that development: 1. Makes the best use of existing transport infrastructure and capacity 2. Takes into account capacity constraints and deliverable improvements, particularly in relation to junctions on the Strategic Road Network JWPC Ltd 2010 Planning Support Statement Page 12 of 20
3. Complies with the public transport accessibility criteria set out in Tables 13.8 and 13.9 and maximizes accessibility by walking and cycling 4.12 Part F of Policy SY1 ensures that plans, strategies, investment decisions and programmes for the South Yorkshire sub-area are to be made to support regionally significant investment priorities. In particular it states that this includes the provision of operational and related development at Robin Hood Airport, and development in appropriate locations arising from the airport s importance to the wider South Yorkshire economy. 4.13 Policy H1 seeks to increaser the level of housing provision across the region in order to provide appropriate accommodation for all. It increases the level of new housing on previously-developed land to 65%. Table 12.1 follows this policy and shows that within the Doncaster Local Authority area an annual average of 1230 dwellings must be provided up to 2021. Resulting from the recent downturn of the economy, housing provision in Doncaster is currently at a shortfall of 1323 units since the beginning of the RSS plan period. Local Planning Policy 4.14 The Council remains at an early stage in their progression towards the LDF. Work on the Core Strategy has recently been restarted following a change of the Council s Chief Executive. Initial scooping of the Core Strategy is expected to begin in the New Year. Work on the Council s Site Allocations and Policies Development Plan Documents are not due to commence until the Core Strategy has first been progressed. The Saved Policies of the Doncaster Unitary Development Plan adopted July 1998 therefore form the Council s development plan for the area, alongside the Regional Spatial Strategy. The Council has been able to identify a five year housing land supply through their Fire Year Housing Land Supply document. Saved Policies of the Doncaster Unitary Development Plan (July 1998) JWPC Ltd 2010 Planning Support Statement Page 13 of 20
4.15 Many policies of the Local Plan have been saved by virtue of a letter (dated September 2007) from the Secretary of State in accordance with the procedures set out in the Planning and Compulsory Purchase Act 2004. Those relevant to this application can be summarised as follows: SPH3 SPH4 SENV4 SENV6 Phasing of Housing Land Existing Residential Areas Conserving the Built Heritage Ensuring the Quality of New Development 4.16 Policy SPH3 seeks for the Council to provide a phased supply of available housing land, consequently ensuring that the Local Authority can provide a five year supply of housing land as a requirement of PPS3. The Review of the Doncaster UDP states that each phase could include a mixture of brownfield and greenfield sites for development which in total would provide for the annual rate for that period. This phasing strategy would relate to the search sequence for sites and seek to bring forward brownfield and more sustainably located sites before greenfield and less sustainably located sites. 4.17 In Policy SPH4, the Council intend to safeguard residential land uses and amenity, whilst seeking to ensure high standards of quality in proposals for new residential development. 4.18 As part of Policy SENV4, the Council will seek to protect and enhance the Boroughs built heritage including conservation areas, Listed Buildings and sites of archaeological importance. 4.19 Policy SENV6 ensures that the quality of new development meets a high standard of design quality, through the adoption and application of detailed development control policies and standards, Supplementary Planning Guidance (SPGs) and through the encouragement of good design. 4.20 Doncaster Council has adopted several Supplementary Planning Documents to update and support areas of the UDP in the progression towards the LDF. These include; Landscape Planning on Development Sites, Planning for Trees and Hedgerows and Sustainable Construction. JWPC Ltd 2010 Planning Support Statement Page 14 of 20
4.21 The Council s affordable housing policy asks on schemes proposing 15 dwellings and over, or are 0.3 hectares plus, for a contribution of 26% affordable housing. This policy is supported by evidence from the Council s Strategic Housing Market Assessment and Local Needs Assessment documents. JWPC Ltd 2010 Planning Support Statement Page 15 of 20
5. Planning Considerations 5.1 The application site has a long history of residential planning consents going back to 1981. Indeed, it is currently allocated within the Saved Policies of the Doncaster UDP and as such the principle of residential development on the site is deemed acceptable. The fact that it has an allocation for residential development it is a significant material planning consideration in favour of this proposal. This application should therefore be approved unless it can be demonstrated that material planning considerations indicate otherwise 5.2 The application site does not currently benefit from an extant planning permission as various factors, including the land ownership issues, led to it being allowed to lapse. The most recent planning application on the site was eventually refused following an appeal for one reason only. This was due to the imposition of Doncaster Council s Greenfield Monotorium which reflected new guidance in PPG3 (at that time) to plan, monitor and manage the release of housing land. It reflected the high number of approvals and commencements in Doncaster at that time in comparison to the relatively low level of housing provision required by the RSS. 5.3 Discussions with the Council s officers commenced again in 2008 after the Council introduced an Interim Planning Position Statement (Number 2: Housing in Doncaster). This confirmed that the Council s Greenfield Monotorium was to be lifted in order to ensure the five year deliverable housing land supply for the district. The guidance reflects new policies within PPS3 which seek to ensure that housing sites are deliverable. The applicant s intentions are to sell this site with Outline planning permission as soon as it is cleared and have received expressions of interest from various parties already. Subject to securing consent, the site will be made available immediately. It will by default become a suitable site for housing and its development will be imminently achievable, being a Greenfield site with no unusual constraints or on costs associated with its development. Indeed, its redevelopment for the 26 dwellings proposed will help the Council in achieving its annual housing requirement rate 155 dwellings. This again is an important material planning consideration. 5.4 The proposal is considered to be entirely compliant with Interim Planning Position Statement H1 and it is understood that the existing Residential Land Availability Report JWPC Ltd 2010 Planning Support Statement Page 16 of 20
(March 2009) shows the Brownfield completion rate to be above the 60% threshold set out within Policy H1. It is currently in the region of 98%. It therefore follows that the release of this Greenfield allocated site would not undermine the Council s attempt to achieve its Brownfield target for 2010 2011. 5.5 The development itself contributes towards sustainable communities by providing a range of house types and tenures, including the provision of 26% of the units (i.e. 7 dwellings) as affordable housing. Its tenure is likely to be split in accordance of the Council s requirements i.e. 2 dwellings will be of intermediate type (i.e. households who can afford a social rent but are unable to afford a house on the open market or shared-ownership ) and 5 of the dwellings will be available for social rented accommodation. The exact size and type of these affordable units is to be agreed as part of the requirements of the Section 106 Agreement submitted in Draft form with this application. 5.6 Prior to submission of this application planning advice was received from planning officers and the Council s Conservation Officer and the plans have been amended accordingly. The applicants consider that these better reflect the context of the site being located adjacent to but not within the Finningly Conservation Area. To this end the applicants have reduced the number of dwellings on site from 29 to 26 which provide a density of 33 dwellings per hectare. This is considered the minimum appropriate for the site when taking into account advice within PPS3. Whilst of course the design and the layout of the development is of critical importance, Government policy seeks to make the best use of land in sustainable locations and if the Council itself is to achieve its annual housing land provision targets set down by the RSS, then a density in excess of 30 dwellings per hectare is imperative. It is important to establish that this is an Outline proposal which seeks to secure the principle of residential development, the point of access and the number of units. Matters of appearance, scale and landscaping are reserved for future consideration. However the submitted drawings do demonstrate that all dwellings on site will be two storeys in height (the three storey properties shown on the previous draft plans have been omitted) and this better reflects the prevailing densities and house types within the immediate area. Whilst the Conservation Officer may have suggested a lower number of units on site, this would run entirely contrary to Paragraph 47 of PPS3 which confirms that 30 dwellings per hectare should be used as a national indicative minimum in lieu of any local density policies that are in place. There are no such density policies in place within the Doncaster Development Plan or emerging LDF documents. JWPC Ltd 2010 Planning Support Statement Page 17 of 20
5.7 The plans have also been amended so that the layout better reflects the stronger building lines of the adjoining estate whilst respecting the residential amenities of properties to the rear. The layout of the roadway which is to be adopted is to be agreed with the Council s highway engineers. The less formal turning head adjacent to plots 12-14 will provide a shared surface which will also allow for refuse vehicles to turn within it. Adjacent to the Conservation Area, (plots 5 11) the short terraces have been omitted and larger semidetached properties and linked detached properties have been shown which better reflects the historic context of this part of the site. 5.8 In accordance with the Council s validation requirements, the applicants have included within this submission a Draft Section 106 Agreement which seeks to meet the requirements of the Interim Planning Position Statement and other development plan policies. Mainly, 26% of the dwellings on site (i.e. 7) will be offered as affordable housing units with the preference being on-site provision unless no willing Registered Social Landlord can be found. In which case a commuted sum will be made payable. The application will also result in a commuted sum for public open space provision within the area which will be the equivalent to 15% of the open market value of the land with the benefit of this planning permission. The application site will, once Reserved Matters are approved, provide 10% of its total power needs through on-site renewable facilities. This would be subject to a renewable feasibility study to ensure this technology is best suited to this particular site. The buildings will also be constructed to Code for Sustainable Homes Level 3 as a minimum, subject to design at the Reserved Matters stage. 5.9 The ecological implications of the proposal on the site have also been carefully considered and in accordance with the Council s requirements a desk study and extended Phase 1 Habitat Survey with the site was undertaken earlier this year. The survey identifies some potential for reptiles, birds, hedgehogs, foraging brown hare and badger. Mitigation measures have been proposed within the guidelines of the relevant legislation and it is envisaged that suitable planning conditions will be imposed should the application be approved. In addition there is some limited potential to disturb bats in an adjacent building on site and again this can be controlled by planning condition. However it is clear that the development can commence without harm to important ecological matters be they flora or fauna. JWPC Ltd 2010 Planning Support Statement Page 18 of 20
5.10 Great care has been taken to ensure that within the development site there are no features that would impinge upon the residential amenity of existing neighbours. The applicants are conscious that privacy distance, particularly to those lower properties on St. Oswald s Close, are to be maintained at a minimum stand off distance of at least 21 metres around the site. This is also true within the site where distances between front elevations and blank gable walls have been kept to an excess of 12 metres. JWPC Ltd 2010 Planning Support Statement Page 19 of 20
6. Conclusion 6.1 This site has been subject to previous outline planning permissions for residential development and has been allocated as housing site for a number of years. It is only because of non-planning reasons that the site was never developed and the most recent appeal on the site was refused for reasons that are no longer relevant on the context of current planning policy. It follows therefore that there are no technical reasons or policy reasons to withhold an outline planning permission for residential development on the site. 6.2 Great care has been taken in order to balance the requirements of Government and Regional policy in terms of maximising development of housing land in sustainable locations, with the need to pay regards to the adjacent Finningley Conservation Area. The applicants are confident that the development not only preserves but actively enhances the adjacent Conservation Area through providing a coherent residential scheme which adds interest with variations in building line and roof form. The relatively low density at (33 dwellings per hectare) will ensure that a significant amount of green space is retained within the development adding to the low density character of the wider area. 6.3 In addition to being fully compliant with guidance within PPS3, policies within the RSS and Development Plan Policies (including the fact that the site is allocated for housing development), the proposal also offers benefits in terms of contributing towards affordable housing targets in the area; towards an identified shortfall of public open space in the vicinity and by sustainably increasing the population within this Local Service Centre. If such villages and the facilities therein are to be sustained in the long-term then communities must accept and accommodate a degree of new build housing within accessible locations. The sustainable but limited additional population within such service centres will help underpin local bus services, schools and small business. Finningley is slightly different in this context in that a regionally significant investment site lies very close to this historic village. The Robin Hood Airport and associated development generates a significant employment levels that will escalate further over the coming years. It is therefore imperative that this site, coupled with other allocated housing sites close to the airport is developed in order to locate accommodation close to places of work, thus increasing the ability to form sustainable communities. JWPC Ltd 2010 Planning Support Statement Page 20 of 20