h e a t o n p l a n n i n g - rushcliffe borough council · heaton planning 9 the square, keyworth,...

Heaton Planning 9 The Square, Keyworth, Nottingham, NG12 5JT T-0115

937 5552 email ch

H e a t o n P l a n n i n g i s t h e t r a d i n g n a m e f o r H e a t o n P l a n n i n g L t d . R e g i s t e r e d o f f i c e – 1 2 B r i d g f o r d R o a d , W e s t B r i d g f o r d , N o t t i n g h a m , N G 2 6 A B . R e g i s t e r e d N o . 4 7 8 6 2 5 9

P l a n n i n g C o n s u l t a n t s

Planning Policy Rushcliffe Borough Council Rushcliffe Arena Rugby Road Nottingham NG2 7YG

Sent by Email

Dear Sir / Madam,

Rushcliffe Local Plan Part 2: Land and Planning Policies – Further Options / Rushcliffe Green Belt Review Part 2 (b) – Additional Sites

I am writing in connection with the above public consultation by your authority. More specifically I am writing to provide comments on behalf of our client; Mr John Cross, in connection with land that he owns at Jubilee Wood. I attach a location plan which shows the extent of our clients land holding and its context. Our clients landholding extends to some 5.1 Ha and comprises areas of agricultural land, associated buildings and woodland. Its northern boundary is formed by little lane.

It is our client’s intention to support the development of his landholding for residential development as part of a comprehensively promoted extension to Tollerton.

To further confirm our client’s interest in the development of his land, we enclose an updated SHLAA pro-forma as part of these representations.

In respect of this consultation, completed response forms are enclosed with the most relevant questions answered below.

Local Plan Part 2: Question 1 – Housing Land Supply

Our client supports the decision by the Council to revise its approach in Local Plan Part 2 to identify an increased amount of land over that originally envisaged. This is a positive step in working towards meeting the shortfall in housing delivery due to the delays of the strategic allocation sites.

H e a t o n P l a n n i n g

My Ref: JCR-001-D

Your Ref:

Date: 29 March 2017

ebeardsley

Text Box

Cross J 1092785 agent Heaton Planning 1092784


937 5552 email c


However, due to the development of all but one of the six allocated sites taking longer to get underway and deliver homes than had previously been expected, it is reasonable to expect that further delays to the delivery of new homes on those large allocated sites will cause the size of the housing land shortfall to increase further and lead to the failure of the Council to meet its obligations to plan for sufficient housing by 2028.

Therefore, it is considered that a target of 2,000 homes may prove insufficient and the Council need to ensure that adequate contingencies exist should any of the six allocated sites fail to deliver in the plan period as envisaged. This could take the form of at the very least expressing the 2,000 dwellings as a minimum figure, adding an additional buffer to this figure (of say 20%) or initiating a “safeguarded land” policy and list of “reserve” sites to make up for any potential additional shortfall.

Irrespective of this, the spatial approach within Local Plan Part 1 has clearly failed. Despite suggesting otherwise, it is acknowledged by the Council in this consultation document that: “it is doubtful that Local Plan Part 2 will be able to allocate suitable land at the main urban area of Nottingham and at the key settlements alone, which is fully capable of delivering a sufficient number of new homes quickly enough to completely meet the shortfall”.

As there is a real need to deliver targeted sustainable development schemes throughout the Borough, a wider distribution of growth, including “Other villages” such as Tollerton is a pragmatic solution to deliver the necessary housing numbers and also avoid over reliance on the delivery of costly infrastructure projects to deliver sites.

Local Plan Part 2: Question 17 – Should Local Plan Part 2 identify the following ‘other’ villages as suitable for a limited level of housing growth on greenfield sites?

As set out above, our client supports the identification of land at Tollerton for additional housing. However, given the difficulties acknowledged above by the Council, at this point it is premature to suggest that growth needs to be “limited”. We submit that the quantum of growth to Tollerton should be informed by a more holistic assessment than has taken place thus far, particularly as these assessments have failed to:

1) Consider the synergy between Tollerton, the Main Urban Area and nearbystrategic allocations which will only serve to increase accessibility to servicesand facilities; and,

2) The presence of constraints that would practically limit the level of housinggrowth.

We submit that our clients landholding has potential, in conjunction with site “TOL2 – West of Tollerton Lane and North of Medina Drive” to provide a sustainable extension to Tollerton.


937 5552 email ck


Local Plan Part 2: Questions 26 & 27

As stated above, our client supports housing growth at Tollerton, more specifically, support is given to the allocation of our clients landholding, in conjunction with site “TOL2 – West of Tollerton Lane and North of Medina Drive” to provide a sustainable extension to Tollerton. It is understood from the consultation document that TOL2 has potential for around 360 homes. Including our clients landholding, this number could be increased to in excess of some 400 dwellings. We would suggest that at least 400 new dwellings could be identified to be provided at Tollerton during (and if necessary beyond) the plan period.

Green Belt Review Part 2 (b) – Additional Sites Review

In respect of the “Additional Sites Review” it is noted that the general location of our client’s landholding has been assessed within the areas TOL1 “South of Little Lane” and TOL2 “Land West of Tollerton Lane” which comprise two parts of SHLAA site 637.

The Local Plan Inspector found merit in “the argument that environmental features rather than land ownership should set the boundaries of the Green Belt” and we submit that the inclusion of our clients landholding as part of the assessment afforded to Tollerton would allow full consideration of environmental features. This is particularly the case for the assessment afforded to TOL1 where it is concluded:

“Jubilee Woods forms a robust boundary for half the site’s western boundary”and,

“Little Lane provides a robust northern boundary”.

In respect of the potential development of our client’s land, it is important to note that the site contains a proportion (approximately 0.6Ha) of land which is covered by hard standings, buildings and other structures. This built form, in consideration with the buildings at Hoyland’s Farm already results in an impact on the overall openness of the green belt, albeit when viewed from the South, these structures are seen against the robust boundaries that exist. This aspect should be afforded positive consideration in any further assessment of the green belt in this location.

I trust that these representations are constructive and assist you in the refinement of development plan policies. I would be grateful if you could acknowledge by return the safe receipt of this letter and inform me of the outcome of the consultation.

I trust that the above is clear but I am more than happy to discuss any of the points in more detail should you have any queries.

I look forward to hearing from you in due course.

Kind regards,

Heaton Planning 9 The Square, Keyworth, Nottingham, NG12 5JT

T-0115 937 5552 email [email protected]


Christopher Lindley BA (Hons) MSc MRTPI Heaton Planning Ltd

1

Rushcliffe Local Plan Part 2: Land and Planning Policies – Further Options

Response Form

Please return by 5pm on Friday 31 March 2017 to:

Planning Policy, Rushcliffe Borough Council

Rushcliffe Arena, Rugby Road

Nottingham. NG2 7YG

Or to: [email protected]

Please note that your comments can be directly entered through the Borough Council’s

online consultation system: http://rushcliffe-consult.objective.co.uk/portal

Housing Development

Housing Land Supply

Question 1: Do you agree with the Council’s assessment of the present housing supply situation and that enough land will need to be identified by Local Plan Part 2 to accommodate around 2,000 new homes?

Yes ……………………………………………………………………………..

No …………………………………………………………………………….

Don’t

know

…………………………………………………………………………….

Your Details Agent details (where applicable)

Mr John Cross Name Mr Christopher Lindley

c/o Agent Address Heaton Planning Limited 9 The Square Keyworth Nottingham NG12 5JT

Click here to enter text. E-mail c

mailto:[email protected]

http://rushcliffe-consult.objective.co.uk/portal

2

Please provide any comments you wish to make to support your response.

Please refer to covering letter

Housing Sites adjacent to the Main Urban Area

Question 2: Do you agree with the Council’s view that none of the three strategic

allocations (Melton Road, Edwalton; South of Clifton; and East of Gamston/North of

Tollerton) should be expanded as part of resolving the current shortfall in the amount

of land that is available for housing development over the next few years?

Yes

……………………………………………………………………………..

No

…………………………………………………………………………….

Don’t

know

………………………………………………………………………………..


Click here to enter text.

Question 3: Do you support housing development at:

Yes – all of site

Yes – but only

part of site

No

Site HOL1 – Simkins Farm, Adbolton Lane, West

Bridgford (potential capacity around 40 homes)

Any other location (please specify which)

3

Please provide any comments you wish to make to support your answers. This

could include comments on the services and facilities required to support

development and the design, mix and layout of development.


Housing Development at the 'Key Settlements'

Bingham

Question 4: Do you agree that Local Plan Part 2 should not allocate further

greenfield land for housing development at Bingham in the plan period (up to 2028)?

Yes

……………………………………………………………………………..

No

…………………………………………………………………………….

Don’t

know

………………………………………………………………………………..



Cotgrave

Question 5: Do you agree that Local Plan Part 2 should allocate greenfield land for

housing development at Cotgrave in the plan period (up to 2028)?

Yes

……………………………………………………………………………..

No

…………………………………………………………………………….

Don’t

know

………………………………………………………………………………..

4



Question 6: Do you have a view on the total number of new homes that should be

accommodated on greenfield sites at Cotgrave up to 2028? If possible, please

give reasons for your answer.



Yes – all of site

Yes – but only

part of site

No

Site COT1 – Land rear of Mill Lane/The Old Park

(potential capacity around 240 homes)

Site COT2 – Land at Main Road (potential capacity

around 50 homes)

Site COT3 – Land rear of and to the west of Main Road (potential capacity around 125 homes)

Site COT4 Land off Woodgate Lane (potential

capacity around 80 homes)

Site COT5 – Bakers Hollow (potential capacity

around 60 homes)

Site COT6 – The Brickyard, Owthorpe Road (potential capacity around 100 homes)

Site COT7– Land behind Firdale (2) (potential


5

Yes – all of site

Yes – but only

part of site

No

Site COT8 – Land behind Firdale (potential capacity

around 95 homes)

Site COT9 – Land south of Hollygate Lane (1)


Site COT10 – Land south of Hollygate Lane (2) (potential capacity around 40 homes)

Site COT11 – Land south of Hollygate Lane (3) (potential capacity around 250 homes )

Site COT12– Land south of Plumtree Lane



Please provide any comments you wish to make to support your answers. This

could include comments on the services and facilities required to support

development and the design, mix and layout of development.


East Leake

Question 8: Do you agree that, apart from those eight sites that already have planning permission for housing development (sites EL1 to EL8 as shown at Figure 5), further greenfield land should not be allocated for housing development at East Leake?

Yes

……………………………………………………………………………..

No

…………………………………………………………………………….

6

Don’t

know

……………………………………………………………………………..

Please provide any comments you wish to make in support of your response.



Yes – all of site

Yes – but only

part of site

No

Site EL9 –Land south of West Leake Road


Site EL10 – Land north of West Leake Road


Site EL11 – Brook Furlong Farm(potential capacity around 70 homes)

Site EL12 – Land off Rempstone Road (north) (potential capacity around 235 homes)

Site EL13 – Land off Rempstone Road (south) (potential capacity around 120 homes)

Site EL14 – Land north of Lantern Lane (2) (potential capacity around 360 homes)


Please provide any comments you wish to make to support your answers. For any

of the sites, this could include comments on the services and facilities required to

support development and the design, mix and layout of development.


7

Keyworth

Question 10: Do you have a view on the total number of new homes that should

be built on greenfield sites at Keyworth up to 2028? If possible, please give

reasons for your answer.



Yes – all of site

Yes – but only

part of site

No

Site KEY1 – Land east of Willow Brook (potential


Site KEY2 – Land off Selby Lane and Willowbrook


Site KEY3 – Land south of Selby Lane (potential capacity around 60 homes)

Site KEY4 – Land off Nicker Hill (potential capacity around 450 homes)

Site KEY5 – Hill Top Farm, Platt Lane (1) (potential capacity around 50 homes)

Site KEY6 – Hill Top Farm, Platt Lane (2) (potential capacity around 80 homes)

Site KEY7 – Shelton Farm, Platt Lane (potential


Site KEY8 – Land between Platt Lane and Station Road (potential capacity around 180 homes)

Site KEY9 – Land north of Debdale Lane (1)


Site KEY10 – Land south of Debdale Lane (1) (potential capacity around 230 homes)

8

Yes – all of site

Yes – but only

part of site

No

Site KEY11 – Land south of Debdale Lane (2) (potential capacity around 200 homes)

Site KEY12 – Land north of Debdale Lane (2)


Site KEY13 – Hillside Farm (potential capacity around 60 homes)

Site KEY14 – Land south of Bunny Lane (potential capacity around 410 homes)






Radcliffe on Trent


be built on greenfield sites at Radcliffe on Trent up to 2028? If possible, please

give reasons for your answer.



9

Yes – all of site

Yes – but only

part of site

No

Site RAD11 – North of Holme Lane (potential


Site RAD12 – Land to the north of Shelford Road (potential capacity around 180 homes)






Ruddington


be accommodated on greenfield sites at Ruddington up to 2028? If possible,

please give reasons for your answer.



Yes – all of site

Yes – but only

part of site

No

Site RUD11 – Old Loughborough Road (potential


10

Yes – all of site

Yes – but only

part of site

No

Site RUD12 – Land to the east side of

Loughborough Road (potential capacity around 60

homes)

Site RUD13 – Land opposite Mere Way (potential capacity around 170 homes)

Site RUD14 – Croft House (potential capacity around 25 homes)






Housing development at ‘other villages’

Question 16: Do you agree that, apart from the site to the south of Abbey Road,

Aslockton with planning permission for up to 75 new homes, Local Plan Part 2

should not allocate greenfield land for housing development at Aslockton and

Whatton in the plan period (up to 2028)?

Yes

……………………………………………………………………………..

No

…………………………………………………………………………….

Don’t

know

………………………………………………………………………………..

Please provide any comments you wish to make in support of your response.


11

Question 17: Should Local Plan Part 2 identify the following ‘other’ villages as

suitable for a limited level of housing growth on greenfileld sites?

Yes

No

Don’t know

Cropwell Bishop

East Bridgford

Gotham

Sutton Bonington

Tollerton

Any other settlement (please specify which)

Please provide any comments you wish to make to support your answers.


Cropwell Bishop

Question 18: If greenfield land is allocated for housing development at Cropwell

Bishop, do you have a view on the total number of new homes that should be built

up to 2028? If possible, please give reasons for your answer.


12


Yes – all of site

Yes – but only

part of site

No

Site CBI1 – Land to the south of Nottingham Road

and east of Kinoulton Road (potential capacity

around 30 homes)

Site CBI2 – Land north of Memorial Hall (1)


Site CBI3– Land north of Memorial Hall (2) (potential capacity around 60 homes)

Site CBI4 – Land north of Fern Road (2) (potential capacity around 30 homes)

Site CBI5 – Land north of Fern Road (1) (potential capacity around 250 homes)

Site CBI6 – Land to the north of Fern Road (3) (potential capacity around 70 homes)






East Bridgford

13

Question 20: If greenfield land is allocated for housing development at East

Bridgford, do you have a view on the total number of new homes that should be

built up to 2028? If possible, please give reasons for your answer.



Yes – all of site

Yes – but only

part of site

No

Site EBR1 – Land behind Kirk Hill (east) (potential


Site EBR2 – Land behind Kirk Hill (west) (potential


Site EBR3 – Land north of Kneeton Road (1) (potential capacity around 95 homes)

Site EBR4 – Land north of Kneeton Road (2) (potential capacity around 150 homes)

Site EBR5 – Land at Lammas Lane (potential capacity around 40 homes)

Site EBR6 – Closes Side Lane (west) (potential capacity around 20 homes)

Site EBR7 – Closes Side Lane (east) (potential capacity around 20 homes)

Site EBR8 – Land to the north of Butt Lane (potential capacity around 20 homes)

Site EBR9 – Land to the south of Springdale Lane (potential capacity around 30 homes)





14


Gotham

Question 22: If greenfield land is allocated for housing development at Gotham,

do you have a view on the total number of new homes that should be built up to

2028? If possible, please give reasons for your answer.



Yes – all of site

Yes – but only

part of site

No

Site GOT1 – Land to the rear of former British

Legion (potential capacity around 25 homes)

Site GOT2 – Land north of Kegworth Road/Home

Farm (west) (potential capacity around 50 homes)

Site GOT3 – Land north of Kegworth Road/Home Farm (east) (potential capacity around 20 homes)

Site GOT4 – The Orchards, Leake Road (potential capacity around 50 homes)

Site GOT5 – Land east of Gypsum Way/The Orchards (potential capacity around 200 homes)

Site GOT6 – East of Leake Road (potential capacity around 45 homes)

Site GOT7 – Land east of Hill Road (potential capacity around 160 homes)

15

Yes – all of site

Yes – but only

part of site

No

Site GOT8 – Land south of Moor Lane (potential capacity around 15 homes)






Sutton Bonington

Question 24: If greenfield land is allocated for housing development at Sutton

Bonington, do you have a view on the total number of new homes that should be

built up to 2028? If possible, please give reasons for your answer.



Yes – all of site

Yes – but only

part of site

No

Site SUT1 – Land north of Park Lane (potential



16





Tollerton

Question 26: If greenfield land is allocated for housing development at Tollerton,

do you have a view on the total number of new homes that should be built up to

2028? If possible, please give reasons for your answer.



Yes – all of site

Yes – but only

part of site

No

Site TOL1 – Land at Burnside Grove (potential


Site TOL2 – West of Tollerton Lane and North of

Medina Drive (potential capacity around 360

homes)

Site TOL3 – Land east of Tollerton Lane (potential



17





Other issues

Question 28: Please identify any matters related to housing development which

are not covered here or elsewhere.


Please return by 5pm on Friday 31 March 2017 to:

Planning Policy

Rushcliffe Borough Council

Rushcliffe Arena

Rugby Road

Nottingham. NG2 7YG

Or to: [email protected]

Please note that your comments can be directly entered through the Borough Council’s

online consultation system: http://rushcliffe-consult.objective.co.uk/portal

Data protection: The details you submit to the Borough Council will be used in the Local Plan

preparation and associated processes. Please note that comments and personal details cannot

be treated as confidential and may be made available for public inspection both physically and/or

through the Borough Council’s website. We may publish all names, addresses and comments

received, including on our website. We will use our best endeavours to not publish signatures,

personal telephone numbers or email addresses.


http://rushcliffe-consult.objective.co.uk/portal

STRATEGIC HOUSING LAND AVAILABILITY ASSESSMENT (SHLAA) For the Nottingham Core Housing Market Area and Hucknall

The authorities that make up the Nottingham Core Housing Market Area (Broxtowe, Erewash, Gedling, Nottingham City and Rushcliffe) and the Hucknall part of Ashfield District are currently undertaking a Strategic Housing Land Availability Assessment (SHLAA) for this area. We are currently identifying sites to be considered for their suitability for housing over the period to 2026. If you would like a site to be considered for development, please complete this form. Use a separate form for each site and complete the form to the best of your knowledge.

Please note that sites submitted to the SHLAA process will be openly available to the public and the information submitted will NOT be treated as confidential.

All sites submitted will undergo a site assessment visit and submission of this form will be regarded as permission to carry out such a visit unless specifically otherwise stated by the party submitting the site.

Please complete as much information as possible, the authorities will test all information submitted, and where information is missing make their own assessments on information available to them.

PLEASE COMPLETE YOUR NAME AND CONTACT DETAILS LANDOWNER’S DETAILS:

Name:…John Cross…………………………………………………....Title:…Mr……………………….. Address…Jubilee Wood, Little Lane, Tollerton, NG12 4FU…………………………………………………. ………………………………………………………………………………………………………………………. Tel No……………………………Email:………………………………………………………………………….

AGENT’S DETAILS: (if applicable)

Agent’s Name:…Christopher Lindley……………………………………Title:…Mr………………………... Address…Heaton Planning, 9 The Square, Keyworth, Nottingham NG12 5JT……………………….

Tel No…01159 375552 Email:…[email protected]…………………………………………………….

1. Site Information (Please include a plan showing the exact site location and boundary)

a) Site address

Land at Jubilee Wood

b) OS Grid reference

c) Site area (Hectares)

5.1

d) Authority that the site falls within. (Please Tick)

Ashfield Erewash Nottingham City

Broxtowe Gedling Rushcliffe 2. Timescale. When do you consider the site will be available for development? Within 5 Years Within 5-10 Years Within 10-15 years Beyond 15 years or

unknown

3. Site Description (Please give as much detail as possible) a) What is the site’s current use? Agriculture with associated ancillary storage uses.

b) What was the site’s previous use?

c) Is there any existing development on the site? If yes, please give details.

Residential with associated buildings.

d) What is the proposed use for the site (i.e. is it purely residential)?

Residential.

e) Is the site currently tenanted or leased? If yes, please give details.

Part owner occupied, part tenanted (southern field).

f) Does the site have any past or current planning applications covering it? If yes, please give details, including application numbers if possible.

No

4. Economic Viability of the Site a) Is a developer willing to invest in the site? If yes, please give details.

The land has been under option to a national housebuilder previously

b) Has a developer already invested in the site? If yes, please give details.

No

c) How many dwellings is the developer hoping to develop?

To be confirmed.

5. Known Constraints (Please give as much detail as possible) a) Nature conservation issues (i.e. SINC sites, SSSI, Tree Preservation Orders etc)?

None

b) Are you aware if there are any site contamination issues? If yes, please give details.

No

c) Land ownership constraints and/ or ransom strips?

No

d) Is the site protected by policy for uses other than residential? If yes, please give details.

No

e) Does the site have any “bad” neighbouring uses (e.g heavy industry, motorways) ? If yes, please give details.

No

f) Is the site in a Conservation Area? If yes, please give details.

No

g) Does the site affect the setting of any listed buildings? If yes, please give details.

No

h) Is there any flood risk on site (including surface water flooding)? If yes, please give details.

No

i) Does the site have any topographical constraints (e.g. severe level changes)? If yes, please give details.

No

k) Other known constraints? No

6. Site Accessibility a) Does the site have access to an adopted highway? If yes, please give details.

Access via Little Lane

b) Is the settlement served by public transport? If yes, please give details.

Yes

d) Does the site have access to utility services? (e.g. gas, electricity, water, sewerage) If yes, please give details.

No

d) Are you aware of any restrictive covenants within or adjacent to the site? If yes, please give details.

No

7. Please provide details of all the owners of the site. Mr John Cross

8. Additional information (e.g. photos, plans or text; these may be attached separately and listed here)

Please refer to enclosed plan JCR-001-D/LP/001

PLEASE RETURN THIS FORM, INCLUDING A SITE PLAN TO THE RELEVANT LOCAL AUTHORITY, AS LISTED BELOW: The form may be submitted by post, fax or e-mail

Ashfield District Council Address: Lisa Bell, Planning Policy and Projects Section, Ashfield District Council, Council Offices, Urban Road, Kirkby-in-Ashfield, Nottingham, NG17 8DA. Telephone: 01623 457382 Email: [email protected]

Broxtowe Borough Council Address: David Lawson, Planning Policy, Broxtowe Borough Council, Council Offices, Foster Avenue, Beeston, Nottingham, NG9 1AB. Telephone: 0115 917 3452 Email: [email protected]

Erewash Borough Council Address: Adam Reddish, Planning Policy and Development Team, Erewash Borough Council, Town Hall, Long Eaton, Derbyshire, NG10 1HU. Telephone: 0845 9072244 ext. 3154 E-mail: [email protected]

Gedling Borough Council Address: Alison Gibson, Planning Policy, Strategy and Performance, Gedling Borough Council, Civic Centre, Arnot Hill Park, Nottingham Road, Arnold, NG5 6LU. Telephone: 0115 9013733 Email: [email protected]

Nottingham City Council Address: David Berry, Planning Policy and Information Team, Environment and Regeneration, Nottingham City Council, Exchange Building North, Smithy Row, Nottingham, NG1 2BS. Telephone: 0115 9155484 E-mail: [email protected]

Rushcliffe Borough Council Address: Phillip Marshall, Planning Policy, Rushcliffe Borough Council, Civic Centre, Pavilion Road, West Bridgford, Nottingham, NG2 5FE. Telephone: 0115 914 8568 Email: [email protected]




mailto:joanna.gray@gedling,.gov.uk



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© Crown Copyright and database rights 2017. Ordnance Survey 100023148.

@ A4DATE :

1 : 10000SCALE :

29-Mar-17

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Map data shown may contain Ordnance Survey . products supplied byPear Technology Services Ltd; Email: [email protected]

) Crown Copyright and database rights from date shown aboveOrdnance Survey . licence number 100023148

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Heaton Planning Ltd9 The Square, KeyworthNottinghamNG12 5JT

John Cross

JCR-001-D

JCR-001-D/LP/001

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h e a t o n p l a n n i n g - rushcliffe borough council · heaton planning 9 the square, keyworth,...

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