Hockliffe

Showing comments and forms 1 to 12 of 12

Comment

Site Assessment Forms (Housing)

Representation ID: 1192

Received: 18/08/2017

Respondent: Mr Bruce Dashwood

Representation:

NLP327

Comments from the agent representing the site and its clients
Part of site included in the emerging Neighbourhood Plan
Discussion occurring with Parish Council on a suitable amount of land for residential
See attachment for detailed comments

Full text:

See attachments

Attachments:

Object

Site Assessment Forms (Housing)

Representation ID: 2078

Received: 25/08/2017

Respondent: Mr M Ivory

Agent: Kirkby Diamond

Representation:

Please see attached letter

Full text:

Please see attached letter

Attachments:

Object

Site Assessment Forms (Housing)

Representation ID: 3205

Received: 29/08/2017

Respondent: Messrs GL, PJ, & BA Shaw

Agent: AZ Urban Studio

Representation:

Site NLP242 is within a site at risk of surface water flooding, however the use of the site for housing presents an opportunity to enhance site drainage.

The front of the site is not at risk of surface water flooding, is developable, and does not fail stage 1A of the assessment. The partial development of the site should therefore be considered as a suitable and deliverable site for future housing provision.

Full text:

NLP242

Although more than 50% of the site is at risk from surface water flooding according to EA plans, much less than 50% of the site has a high risk of surface water flooding. The proposal to develop the site for housing provision presents an opportunity to enhance the drainage regime for the site and area, leading to appropriate management of surface water runoff. Flood mitigation methods would be integral to any future development and would include drainage improvements, as well as the introduction of SUDs to the site.

Notably, the surface water flood risk (as shown on the surface water flood maps provided by the Environment Agency) is to the middle / rear of the site with an area of low / no surface water flood risk to the front of the site which fronts the highway. This area to the front of the site is developable, does not fail stage 1A of the assessment and the partial development of the site should therefore be considered as a suitable and deliverable site for future housing provision. The opportunity for associated landscape and amenity space to enhance drainage capacity and reduce flood risk for the wider area should be considered.

Object

Site Assessment Forms (Housing)

Representation ID: 3605

Received: 29/08/2017

Respondent: Mr C Waddington

Agent: DLA Town Planning Ltd

Representation:

The emerging Hockliffe Neighbourhood Plan identifies this site for development, including a village hall and residential development. This site should also be included in the Local Plan due to the scale of housing need, the location of Hockliffe in the Luton HMA where there is particular housing pressure, the location of this site within Hockliffe and its proximity to local facilities and the way this site will form a logical extension to the village. However, the key reason to include the site is the local support for it and that development would offer a site for the much-needed village hall.

Full text:

DLA Town Planning represents the owner of land off Woburn Road in Hockliffe (NLP259). A Call for Sites submission was made in April 2016 consisting of a detailed Planning Report, a Transport Appraisal, an Ecological Assessment and an indicative development layout.

In summary, Hockliffe Parish Council and the Neighbourhood Plan working group has concluded that this site should be identified in the emerging Neighbourhood Plan for development, including a village hall and residential development. The draft Neighbourhood Plan will be subject to consultation in the coming weeks. Given the position that Neighbourhood Plans cannot change Green Belt boundaries, it falls to the Local Plan to make any changes. This site should be included in the Local Plan due to the scale of housing need, the location of Hockliffe in the Luton Housing Market Area where there is particular housing pressure, the location of this site within Hockliffe and its proximity to local facilities and the way this site could be developed to form a well-planned and logical extension to the village. However, the key reason to include the site within the Local Plan is the local support for it, expressed through the emerging Neighbourhood Plan and the fact that development would offer a site for the long-awaited and much-needed village hall.


Background to the site
DLA Town Planning has been working with Hockliffe Parish Council and the Neighbourhood Plan working group for the last 2-3 years exploring how this site could help achieve the local aspirations for a village hall. There is a clearly expressed need for a village hall in Hockliffe. There is currently no suitable location in the village for clubs and groups to meet and this is a limiting factor in the growth of the community, as well as being a sustainability issue. The emerging Neighbourhood Plan contains more detail on the need for, a likely usage of, a new village hall. The need is such that the Parish Council is prepared to consider development on Green Belt land in order to deliver this facility. This view has also been reinforced through a number of local consultation exercises.

After an extensive review of potential sites, the Parish Council and the Neighbourhood Plan working group has concluded that the front part of the Woburn Road site is the most suitable site for the village hall. There are no suitable sites within the village boundary and the Woburn Road site's location on the eastern side of the A5, close to existing housing and opposite the Lower School (offering opportunities for dual use as well as overspill parking provision) make it the most appropriate site.

In order to deliver a site for a village hall for Hockliffe the Parish Council and Neighbourhood Plan working group are prepared to include development of the remainder of the site in the emerging Neighbourhood Plan. Four other sites around Hockliffe have also been identified for development that would help fund the construction costs. The promoters of the five sites identified have been working together and a joint letter of intent signed by all five parties is attached to these representations.

In other circumstances, development could be delivered by the Neighbourhood Plan alone. Unfortunately however, the Green Belt designation can only be altered through the Local Plan process and the two processes therefore need to be brought into alignment. The overall objectives of the two processes are aligned in that they are both seeking to deliver new homes, albeit with slightly different justifications. In fact, the timescales of both processes seem aligned in that consultation on the draft Neighbourhood Plan will take place in September and the results of this can feed into the next iteration of the Local Plan expected in Spring 2018.

Even if there wasn't this level of community support for the scheme, the site could still be included within the Local Plan. The scale of housing need across Central Bedfordshire is significant and housing need is particularly acute in the Luton Housing Market Area (where Hockliffe is located). Previous abandoned plans (the Joint Core Strategy and the Development Strategy) have both provided for development around Green Belt villages such as Hockliffe and the now-revoked East of England Plan from 2008 also made such provision. It is clear growth in the Green Belt villages must play a part alongside larger urban extensions. The site is well located in Hockliffe and in close proximity to local facilities, particularly the adjacent lower school and services located on the A5. The site would be a logical extension to the village and could be developed to form a well-planned and sensible expansion to the village. There are no technical reasons why the site could not be developed. The small part of the site within the flood plain is not proposed for development but can be set aside as a green area and riverside walk linking with surrounding footpaths.

However, the key reason to include the site within the Local Plan is the local support for it, expressed through the emerging Neighbourhood Plan and the fact that development would offer a site for the long-awaited and much-needed village hall. Having generated community support for the proposal, it is important that this support is not frustrated or delayed by the Local Plan. Alongside the Parish Council and Neighbourhood Plan working group, we would welcome further discussions with the Council about how the two processes can be aligned and the two mutually consistent objectives realised.


Comments on the Council's assessment of the site

We set out comments on the Council's assessment of site NLP259 below.

Question 1: Site Capacity
We have some concerns about the Council's methodology for estimating site capacity. We think it underestimates, substantially in some cases, the capacity of a site. The indicative scheme submitted with the Call for Sites report in 2016 predates work on the Neighbourhood Plan. However, it does show how the site could accommodate around 60 dwellings, at a density that reflects recent development in the village. In order to reflect more recent discussions with the Parish Council we will be reducing the scale of housing proposed on the site but we still feel the site is suitable for around 40-45 dwellings. When allocating sites the estimated capacity should be based on a site-specific assessment of capacity rather than generalised assumptions.

Question 6: Relationship to Settlement
The Council's assessment of the site concluded that:
"The site lies to the east of Hockliffe Road and can be seen as a logical extension although access to the site will need to be improved."
Improvements in the access to the site will be planned as part of any development and the preliminary Transport Appraisal submitted in 2016 demonstrates that there are no specific access issues.

Question 14: Green Belt
The Council's approach to assessing Green Belt sites focuses on parcels that make only a weak, relatively weak or no contribution to Green Belt parcels. While this work is useful, it needs to be balanced against the wider need to accommodate housing in sustainable locations. Hockliffe is a sustainable location and, on this basis, site assessment work should focus on finding the most suitable, least harmful sites around Hockliffe. The site at Woburn Road is eminently suitable for housing.

Question 15a: Green Belt - exceptional circumstances
In order to demonstrate exceptional circumstances, the Council requires that a settlement has all of the following merits:
* Adjoining settlement has at least 3 of the following key local services - convenience shop, lower school, middle school, upper school, village hall, GP surgery, post office, library (use settlement audit) - Hockliffe currently has a post office, a shop and a lower school. If the Neighbourhood Plan aspirations are deliverted there will also be a village hall;
* Site makes a strong contribution to housing need (100 plus homes) within the Luton HMA - while the site itself could accommodate around 40-45 homes, together with the other sites identified by the Neighbourhood Plan more than 100 homes could be accommodated;
* Site is in or directly adjacent to a settlement that has a mainline rail station or direct assess (junction) to the strategic road network (A road or motorway) - Hockliffe is located directly on the A5.

Question 15b: Green Belt - community support
This criterion states that "Sites which have support from the local community as demonstrated through an allocation in an adopted or draft Neighbourhood Plan (that has been subject to Regulation 14 consultation) that do not meet the criteria in question 15a will automatically progress through this stage to be considered further at Stage 2."

While at the time of writing the Neighbourhood Plan had not reached consultation stage, this is expected in the coming weeks and will have taken place before the next version of the Local Plan is reached.


As site NLP259 did not progress to the stage two assessment, we cannot comment further. However, having reviewed subsequent stages of the site assessment process, we are confident that no insurmountable issues would be raised so as to prevent allocation of the site. In particular, we are confident that the site can be viably developed and will be of significant interest to the development industry, that it has no deliverability issues and that it can be developed within 0-5 years.

Attachments:

Object

Site Assessment Forms (Housing)

Representation ID: 5011

Received: 25/08/2017

Respondent: Mr M Ivory

Agent: Kirkby Diamond

Representation:

Please see attached letter for comments regarding NLP175 and how the flooding issues are being exacerbated by CBC.

Full text:

Please see attached letter

Attachments:

Comment

Site Assessment Forms (Housing)

Representation ID: 5692

Received: 29/08/2017

Respondent: St Albans Diocesan Board of Finance

Agent: Bidwells

Representation:

The land under the Diocese's ownership is illustrated on the enclosed location plan. It is identified as 'NLP420' within the Council's Site Assessment.
see attachments

Full text:

see attachment

Attachments:

Comment

Site Assessment Forms (Housing)

Representation ID: 6036

Received: 29/08/2017

Respondent: Hockliffe Parish Council

Representation:

Hockliffe would benefit from/be able to support sensitive level of housing growth
See attachment for detailed info on Hockliffe
Identified as 'low' capacity for growth, understood this is largely predicated on need to deliver large scale growth
Range of services in village would be adequate to accommodate level of growth in emerging NP
Growth would facilitate improved services/sustainability
Capacity Assessment sets bar too high, indicates assessment on basis of large growth, ignoring opportunity to deliver range of smaller sites
Vital that mechanisms to allow release of appropriate development land on edge of Inset Villages are included in next Plan version

Full text:

See attachments for detailed comments from Hockliffe Parish Council and development proposals

Support

Site Assessment Forms (Housing)

Representation ID: 6038

Received: 29/08/2017

Respondent: Hockliffe Parish Council

Representation:

Opportunity to allocate 5 linked residential sites in Hockliffe
These sites are key to achieving the sustainable development and housing choice in Hockliffe and to enable essential investment in community infrastructure
NP would allocate sites if possible
Sites are in GB thus need Local Plan mechanisms to facilitate this
Welcome statement at 7.9.5 re: NP's including a recommendation that GB boundary is altered to allow for a specific development in a future LP review
More clarity needed on this point, potential to include in next Plan version

Full text:

See attachments for detailed comments from Hockliffe Parish Council and development proposals

Object

Site Assessment Forms (Housing)

Representation ID: 6264

Received: 29/08/2017

Respondent: Owners of Land to North of Leighton Road, Hockliffe

Agent: Mr Jeremy Peter

Representation:

Firstly, the owners of site of the site referenced as "Land off Leighton Road (Wilderness) NLP278" would endorse the comments of the Hockliffe Parish Council as set out in their representation to the draft Local Plan and the need for the Local Plan to realign the Green Belt and allocate the 5 identified sites for development.

Full text:

Spatial Strategy

Firstly, the owners of site of the site referenced as "Land off Leighton Road (Wilderness) NLP278" would endorse the comments of the Hockliffe Parish Council as set out in their representation to the draft Local Plan and the need for the Local Plan to realign the Green Belt and allocate the 5 identified sites for development.

In regard to the proposed spatial strategy, the objective is to deliver between 20,000 - 30,000 new homes in addition to existing commitments for the period 2015-2035. This will be undertaken through the development of new villages, moderate extensions to towns and villages and a new market town.
However, Policy SP1 only specifies a minimum of 20,000 additional homes. It is considered that unless the number is increased, it is inevitable that the focus will be on the lower figure even with the caveat that it be treated as minimum. It is noted that the options at the growth locations are subject to the findings of more detailed assessment. We consider that to provide flexibility to enable the resultant dwelling completions to come about, the figure should be increased to at least 30,000. This would also provide certainty to the various stakeholders.

The issue is compounded with the number of expected dwellings from the various areas. For example, in Area A, 2000 dwellings are expected from inset Green Belt Villages like Hockliffe. Clearly if the numbers are to be given more substance in the next version of the plan, it would be sensible to raise this figure for the larger villages in the Green Belt.

With regards to Neighbourhood Planning, it is noted that CBC intend that NPs make aspirations for the future which may include recommendations that the GB boundary is altered for development in a future Local Plan review. As clearly indicated in the Hockliffe Parish Council letter, such an approach provides no certainty to meeting the community needs. Consequently, the view is endorsed that it is vital that mechanisms to allow the release of appropriate development land on the edge of Inset Villages are included in the next iteration of the Plan.

Comment

Site Assessment Forms (Housing)

Representation ID: 6833

Received: 29/08/2017

Respondent: Bedford Estates

Agent: Savills

Representation:

The identified site currently comprises arable greenfield land to the north of Hockliffe. The site is bordered to the south west by the A5 Watling Steet, and to the east by A4012. Hockcliffe Lower School lies to the immediate south of the site, and residential development to the west. Open countryside lies beyond the northern boundary of the site.
see attachment

Full text:

see attachment

Attachments:

Comment

Site Assessment Forms (Housing)

Representation ID: 7145

Received: 29/08/2017

Respondent: Denison Investments

Agent: Arrow Planning

Representation:

Denison Investments Limited are the promoters of the following sites
within Central Bedfordshire:
* Land off Goswell End Road, Harlington (CBC Ref
NLP303/ALP123);
* Alma Farm, Toddington (CBC Ref NLP411);
* Land at Warren Farm Phase 2, Ampthill (CBC Ref
NLP412/ALP343);
* One-O-One Field, Ampthill Road, Flitwick (CBC Ref
NLP397/ALP345);
* Land at Leighton Road, Hockliffe (CBC Ref NLP413/ALP125);
* Land to the North of Shefford Road, Clifton (CBC Ref NLP361).

Full text:

See attachment

Attachments:

Comment

Site Assessment Forms (Housing)

Representation ID: 7279

Received: 29/08/2017

Respondent: Hillersdon Charity

Representation:

A total of 9 sites in Hockliffe responded to the CBC Call for Sites and are now under consideration in the Local Plan consultation. I am responding on behalf of the Hillersdon Charity Trustees, owners of NLP298. see full text

Full text:

A total of 9 sites in Hockliffe responded to the CBC Call for Sites and are now under consideration in the Local Plan consultation. I am responding on behalf of the Hillersdon Charity Trustees, owners of NLP298.

Apart from NLP327, all the Hockliffe sites fail the Green Belt assessment test because, individually, they are too small.

We believe that Hockliffe needs further growth to support a sustainable community; and the Parish Council is producing a Neighbourhood Plan, working with a consortium of landowners. Taken together, the sites under consideration for the Neighbourhood Plan would pass the Green Belt assessment; and as a consortium, will work together to produce a cohesive plan delivering up to 170 homes together with community infrastructure and facilities.

The Hillersdon trustees, the landowners consortium, and the residents who have worked together on the Neighbourhood Plan believe that allowing development on just one site will create a giant housing estate out of keeping with the rest of the village. The one site in question (NLP327) is a substantial quantity of good quality arable land, the loss of which would be detrimental to the local environment. The other sites are all of low grade pasture, of little agricultural importance.

The emerging Neighbourhood Plan aspires to development on several small parcels spread more evenly around the village. This would maintain the existing rural ethos of the village, and create micro-communities each with their own identity. Small communities, based on one street or close at a time, grow and support each other well, creating a sense of social well-being.

Finally, one of the sites (NLP298) belongs to the community charity of which I am a trustee. Development of this land will deliver substantial profits for the charity to support the community for generations to come.

We believe it would be helpful if the Local Plan could consider the village as a whole, rather than site by site, in assessing where Green Belt review should be allowed. We also believe that this approach, here and in other villages would lead to more attractive small scale development, spreading both the load and the benefits of growth across a wider area, and in the end, enhancing more communities.

Attachments: