Aylesbury Vale Area

MM079

Showing comments and forms 1 to 3 of 3

Object

VALP Main Modifications

Representation ID: 3078

Received: 17/12/2019

Respondent: Clifton Kirstie (Bovis Homes Limited)

Agent: Define Planning & Design

Legally compliant? Yes

Sound? No

Representation:

The removal of the singular word 'or' is significant when considering proposals for non-allocated sites at strategic settlements, larger villages and medium villages. As a result, proposals will only be allowed "where the council's monitoring of delivery across the district shows that the allocated sites are not being delivered at the expected rate, and where the proposals are for small-scale areas of land." This essentially limits the opportunity for medium sites to be permitted in these settlements, stifling flexibility. Crucially, the precedent set by this modification fails to accord to the principles of the NPPF paragraph 67.

Change suggested by respondent:

Amend text to enable opportunity for non-allocated sites to be permitted at strategic settlements, larger villages and medium villages where it is demonstrated that allocated sites are not being delivered at the expected rate.

Full text:

MM079's removal of the singular word 'or' is significant when considering proposals for non-allocated sites at strategic settlements, larger villages and medium villages. In light of this modification, for those sites without extant planning permission, not allocated within the Local Plan, or a made Neighbourhood Plan, proposals will only be allowed "where the council's monitoring of delivery across the district shows that the allocated sites are not being delivered at the expected rate, and where the proposals are for small-scale areas of land."

It appears that the intention of the council within this policy is to afford additional flexibility in the event of delayed delivery within the District; however, the removal of the word 'or' essentially limits the opportunity for medium sites to be permitted in these settlements, stifling such flexibility. Crucially, the precedent set by this modification fails to accord to the principles of the NPPF. Specifically, paragraph 67 outlines that local planning authorities "should identify a sufficient supply and mix of sites", with paragraph 68 stating that "small and medium sized sites can make an important contribution to meeting the housing requirement of an area, and are often built-out relatively quickly."

In contrast to the apparent intention to promote flexibility in the District's housing supply, MM079 would promote an over-reliance on both large sites (as allocated through the Local Plan in its current form) and very small sites should the District's housing needs not be met through committed or allocated sites. Critically, this does not take into consideration the potential scale of non-delivery should any of the strategic allocations fail to deliver in line with the delivery trajectory set out in the Local Plan. Simply, should a singular strategic site stall, the delivery from "small-scale areas of land" would be insufficient to meet the residual shortfall.

Therefore, the Local Plan should seek to accommodate further development in medium and large villages, in accordance with the District's settlement hierarchy. As discussed above, the Settlement Hierarchy set out in Table 2 (as amended through MM012) defines medium villages as having "some provision of key services and facilities, making them moderately sustainable locations for development." In this light, Table 2 states that "the plan allocates some sites at medium villages." Bovis Homes welcomes the amendments made through MM012, but feels that the application of this Settlement Hierarchy through the allocations proposed within the VALP is not consistent with these statements.

Object

VALP Main Modifications

Representation ID: 3137

Received: 26/11/2019

Respondent: Armstrong Rigg Planning

Legally compliant? Not specified

Sound? Not specified

Representation:

Proposed change to supporting text does not match the text of policy D2

Change suggested by respondent:

Return wording to that previously published by replacing 'and' with 'or'

Full text:

See attached document

Attachments:

Object

VALP Main Modifications

Representation ID: 3449

Received: 17/12/2019

Respondent: LDA Design

Legally compliant? Yes

Sound? No

Representation:

The phrase 'small-scale areas of land' is taken to refer only to part 1 of the policy, but the inclusion of the 'and' implies it is now part of the test for both parts 1 and 2. This is confusing and contradicts part e. of the policy, 'be of a scale and in a location that is in keeping with the existing form of the settlement'. Reference to 'small-scale areas of land' should be deleted or clarification added that this only relates to part 1.
Any development determined in line with D3 would still be on the basis of 'the policies in the Plan', and therefore not exceptional (officer summary)

Change suggested by respondent:

In order to reflect a positively prepared and sound Plan, and to address the Inspector's
comments, my client suggest that the following revised wording be used in place of the
wording proposed by MM079:
'Sites allocated in this Plan, in a made Neighbourhood Plan or committed by planning permission will
normally deliver the district's required level of growth in full. Proposals for development in other
locations will be determined on the basis of the policies within this Plan and made Neighbourhood
plans. In order to ensure that continued, appropriate and sustainable growth is secured over the
entirety of the Plan period, where the Council's monitoring of delivery across the district shows that
the allocated sites are not being delivered at the expected rate, proposals for non-allocated sites at
strategic settlements, larger villages and medium villages will be determined in accordance with Policy
D3. Proposals will need to be accompanied by evidence demonstrating how the site can be delivered in
a timely manner and meet all of the criteria in the Policy below.'

Full text:

See attached document which is submitted on behalf of Figar Land Limited.