Aylesbury Vale Area

Object

VALP Main Modifications

Representation ID: 3460

Received: 17/12/2019

Respondent: Carter Jonas - Associate SWMK Consortium

Legally compliant? Not specified

Sound? No

Representation Summary:

The proposed closure date of RAF Halton will need to be clarified, in order to inform the subsequent delivery timetable for development at the site. There are a number of tasks that need to be completed following closure before development can commence at the RAF Halton site. It is considered that a more realistic delivery timetable and annual delivery rate for development at RAF Halton would mean that only 425 dwellings would be delivered from the site during the plan period i.e. 575 dwellings fewer than currently predicted

Change suggested by respondent:

requested that the closure date for RAF Halton is confirmed, and that the identified date is consistent throughout PSVALP. It is requested that a more realistic delivery timetable and annual delivery rate is applied to development at RAF Halton, taking into account the number of tasks that need to be completed following closure and before development can commence; the redevelopment of the site is complex and will require specialist input and consultation with a range of stakeholders and statutory consultees.

It is considered that additional land needs to be identified to address the under delivery of housing from the RAF Halton site. It is requested that an additional allocation in North East Aylesbury Vale is made i.e. at Site Ref. NLV020.

Full text:

The SWMK Consortium's representations to Main Modifications MM016 seeks clarity and consistency on the proposed closure date of RAF Halton, and for that date to be consistent with the predicted housing delivery at the site in the housing trajectory.

It is predicted in Main Modification MM088 that 1,000 dwellings would be delivered at the RAF Halton site between 2023 and 2033. Appendix A (referred to in Main Modification MM023 and the VALP Housing Land Supply Document July 2018 [Doc Ref. ED 213] also include the RAF Halton site in the housing trajectory. It is predicted that housing would be delivered at the site from 2024/25, and that once established 125 dwellings per annum would be delivered from the proposed development.

Firstly, it is not realistic for housing to be delivered at the RAF Halton site before it has closed and operations have ceased. As set out above, the proposed closure date of RAF Halton will need to be clarified, in order to inform the subsequent delivery timetable for development at the site. Secondly, it is noted in the DIO's Matter 15r Hearing Statement (prepared by JLL June 2018) that housing would be delivered two years after the closure of the site i.e. two years from 2022 in 2024/25, and that approximately 100 dwellings per year would be delivered at the site from 2024/25. It should be noted that the previously stated annual delivery rates for development at the site are different to those now predicted. It is likely that the conversion of the buildings at RAF Halton will require some specialist input because they are heritage assets and as such construction will take longer to complete contracts, particularly for a complex and sensitive site such as RAF Halton.

As set out in the SWMK Consortium's Matter 15r Hearing Statement there are a number of tasks that need to be completed following closure before development can commence at the RAF Halton site. It will take time to complete technical surveys and the design and layout of the proposed development, discuss and agree the proposed development with statutory consultees, consult with residents, prepare and obtain approval for a masterplan, prepare and submit a planning application, submit reserved matters and discharge conditions, market the site to developers and housebuilders, and complete infrastructure
It is considered that, based on the above comments, a more realistic delivery timetable and annual delivery rate for the proposed development at RAF Halton is as follows: site closure and operations cease in 2025/26; pre-development planning tasks complete by 2027/28 i.e. two years after closure; site preparation, including decontamination and infrastructure works, complete by 2028/29; housing delivery to commence in 2028/29, and assume 25 dwellings completed; and, annual housing delivery rate of 100 dwellings per annum from 2029/30 i.e. housing delivery rate identical to that assumed by DIO in 2018. The outcome of these amendments are that only 425 dwellings would be delivered from the RAF Halton site during the plan period i.e. 575 dwellings fewer than currently predicted.

In these circumstances, it is considered that additional land needs to be identified to address the under delivery of housing from the RAF Halton site.

As set out in the SWMK Consortium's representations, it is requested that an additional allocation in North East Aylesbury Vale is made i.e. at Site Ref. NLV020.