Local Plan 2011-2031 Proposed Submission Draft

Criterion c(iii) discusses the local housing allocations which the plan makes. The second bullet point refers to "sites released from the Green Belt as part of a comprehensive, District-wide review". We support the fact that the Green Belt Review has been undertaken and the conclusions which have been drawn in respect of our sites. That said, we have a concern that the wording of this policy in respect of the local housing allocations is ambiguous and may give the impression that there is some further process to be undertaken in future before the sites are released from the green belt. For the avoidance of doubt we suggest this policy should be clearer that the Local Plan itself is the vehicle amending green belt boundaries. Perhaps change the wording of this bullet point to be "sites which this Local Plan removes from the Green Belt following the comprehensive District-wide review."

The council is aware that Croudace owns the site proposed for allocation as GA1: Land at Roundwood. The site is currently the subject of a planning application (Reference 16/01713/1) for 360 homes, 40% of which will be affordable. Croudace therefore supports the proposed allocation, and confirms that the site has no constraints to delivery and is capable of being delivered within the early part of the plan period.

We do not propose to resubmit here all the evidence which accompanies the current planning application, but the site has been discussed at length with the council's development management and planning policy teams over many years. The draft site allocation GA1 identifies eight bullet points in respect of this site, on which we comment as follows:

Drainage: The planning application is accompanied by a proposed drainage strategy, utilising a mixture of deep bore soakaways and swales to deal with the surface water on the site. Foul water treatment and fresh water supply can both be provided.

Integration into existing settlement: The layout of the proposed planning application shows that the site will integrate well with the adjoining settlement. The main accesses will lead into the estate, whilst the current country lane which lies between the site and the existing urban area will become a pedestrian and cycle way, increasing the sense of linkage between the site and the existing urban area.

To the northern and western boundaries, the site is bounded by woodland, giving a very high sense of enclosure. This has the twofold effect of limiting the impact on the wider countryside to the north and west, and ensures that the new development will be perceived as a logical continuation of the Great Ashby area.

Vehicular access: The main vehicular access is taken from Haybluff Drive, with off-site works proposed to Haybluff Drive, Mendip Way and Bray Drive so as to cater for the levels of traffic anticipated. The main access will therefore link with the existing residential streets of Great Ashby.

The existing secondary access onto Back Lane and Weston Road will continue to provide for access from Great Ashby to the nearby villages of Graveley and Weston and associated farms and hamlets. That said, the transport assessment work undertaken to support the planning application shows that these country routes will be considerably less desirable to traffic arising from the development than the new access via Haybluff Drive. As such, Back Lane and Weston Road will continue to have a character as rural lanes serving predominantly local traffic, and the main flow of traffic from the site will be into Great Ashby, as sought by this policy.

Maintain general integrity of Weston Road: The existing country lane (Back Lane / Weston Road) which runs alongside the current settlement edge will be altered, turning much of the existing lane into a footpath / cycle way, integrating with the existing network of footpath and cycle ways at Botany Bay Lane, leading to the neighbourhood centre at Great Ashby, less than half a mile from the site. Vehicular traffic currently using this lane is to be diverted along the site's spine road, allowing the lane to retain its hedgerows and act as a green infrastructure corridor. Pedestrians and cyclists will therefore retain the ability to use the existing route of Back Lane / Weston Road, or may choose to go through the site. This increases the permeability of the area.

Adjoining woodland habitats: The site borders woodlands to the west, north and north-east. None will be adversely affected by the development, with the proposed layout setting development back from the woodland edge and allowing for appropriate lighting schemes.

Parsonsgreen Wood Local Wildlife Site: The planning application was accompanied by a Phase 1 Habitat Survey, which identified no significant effects on the adjoining Local Wildlife Site at Parsonsgreen Wood.

Footpath Graveley 10: Footpath Graveley 10 forms part of the Hertfordshire Way long-distance path. The footpath itself lies outside the site, but the site layout shows the potential for at least one and possibly more points of access onto this path. The development will therefore integrate with the footpath network, whilst the visual impact of the development on the path itself will be very limited, given that the footpath is predominantly within the woodland to the north of the site, separated from it by the existing hedgerows.

Wider landscape and heritage impacts: The Planning Statement which accompanies the planning application shows that the scheme will have little or no impact on the wider landscape, and particularly that any effects on the heritage assets at Chesfield will be very limited given their separation and little if any intervisibility.

Conclusion: Croudace therefore supports the proposed allocation of Site GA1, and believes that the evidence already presented to the council accompanying the current planning application should give confidence that the particular criteria set out in the draft allocation are all capable of being satisfied. With the planning application being already submitted, the council can have confidence that delivery of this site will be able to proceed apace once permission is granted. We look forward to delivering a successful development here, helping to deliver the homes which are so much needed.