Main Modifications to the North East Derbyshire Local Plan (Publication Draft), 2020

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Object

Main Modifications to the North East Derbyshire Local Plan (Publication Draft), 2020

MM/026

Representation ID: 10394

Received: 15/01/2021

Respondent: W Redmile & Sons Ltd

Agent: DLP (Planning) Ltd - Sheffield office

Legally compliant? Yes

Sound? No

Representation:

In order for consistency with representations made on site allocations DR1 and KL3.

Full text:

MM/026 POLICY LC1 Objection
Reasoning
In order for consistency with representations made on site allocations DR1 and KL3.

As per the representations made under MM/030, the allocation of Land off Shakespeare Crescent & Chesterfield Road, Dronfield for housing (under reference DR1), an objection is made to the limitations made to the site area and the exclusion of land to the south east. The total capacity of the site and the site area should remain that set out in the Public Draft Local Plan.

A planning application has been lodged with North East Derbyshire District Council on land on the north side of Primrose Lane, Killamarsh (draft allocation KL3). The development proposed under planning application reference 20/00919/FL is for 50 dwellings with associated roads, sewers, gardens, parking and garages (major development). The application is identified as a departure from the development plan but is progressing towards an anticipated determination date in February 2021. It would seem prudent to reflect this estimated capacity, which has been achieved as the Health and Safety Executive has revised their exemption zones of major hazards to the north of the site, thereby removing a constraint to the developable area.

Remedy
Amend the table of housing allocations at Policy DR1 as follows:

DR1. Land off Shakespeare Crescent & Chesterfield Road, Dronfield - 235 capacity.

KL3. Land off Primrose Lane, Killamarsh – 50 capacity

TOTAL DWELLINGS - 3618

Object

Main Modifications to the North East Derbyshire Local Plan (Publication Draft), 2020

MM/030

Representation ID: 10395

Received: 15/01/2021

Respondent: W Redmile & Sons Ltd

Agent: DLP (Planning) Ltd - Sheffield office

Legally compliant? Yes

Sound? No

Representation:

A wider housing allocation under DR1. Land off Shakespeare Crescent & Chesterfield Road, Dronfield site area can deliver a better edge to the settlement and more efficient use of land.

Full text:

OBJECT
MM/030, PAGE 70, PARAGRAPH 5.18

Reasoning
An objection is made to the limitations made to the DR1. Land off Shakespeare Crescent & Chesterfield Road, Dronfield site area and the exclusion of land to the south east.

This representation supports the principle of the site within Policy LC1 Housing Allocations of the Publication draft of the Local Plan.

It remains Redmile Homes view that the wider site, including the land to the south east, adjacent Unstone Farm, would form the rational extension of Dronfield settlement boundary and the housing allocation under reference DR1, the details and access arrangements for which are set out in Appendix 1 to these submissions and shown in Figure 1. If that is not considered appropriate, the Publication Draft Local Plan boundary of 9.87ha should be adopted (Figure 2).

Figure 1 Wider Potential Allocation


The identification of Dronfield as a ‘Level 1 Settlement’ which is planned to provide a significant proportion of the District’s housing growth required is supported and the proportion of growth accommodated in the settlement can be increased. Dronfield is the only one of the four main towns in the district to have a railway station. It plays an important role in providing the economic and social centres of the district and is an important strategic settlement for future growth. The four main towns are considered to be the most sustainable location for new development in the District in order to ensure that adverse impacts of the plan are minimised.

Dronfield has been built up to the Green Belt and in the absence of alternative sites within the town, a Green Belt Review is essential to release land for development related to the most sustainable settlement in the district. The economic objectives of the District and the close links to Sheffield as an employment driver further justify the settlement as a sustainable location for the allocation of more development.

The Inspectors Interim Report (paragraph 14) identified that the existing development on Shakespeare Crescent is in an elevated position relative to the proposed allocation site. The proposed larger allocation site would therefore be viewed against the backdrop of existing residential development along Shakespeare Crescent and Dronfield generally itself if it were developed. This would be an effective rounding off of the settlement edge if this boundary was followed.

The performance of the land against the Green Belt functions would not be materially impacted by this larger area. The gap between Dronfield and Unstone at the narrowest point is presently 700m. Based on the Draft Publication DR1 allocation, the separation would be reduced to 496m. These measurements are provided on Appendix 2. An arch showing the 660m line from the edge of Unstone as a settlement boundary is also indicated Appendix 3.

It cannot be reasonable to measure the distance from the edge of Dronfield to the scattered development on the edge of Unstone as referred to by the Inspector (paragraph 14 of the Inspectors Interim Report). Those scattered developments on the edge of Unstone but not within the settlement boundary cannot be used as an indicator of settlement coalescence.


The smaller scale development on the three field parcels bounded by development on Southfield Mount to the north west, Burns Drive to the south west and Chesterfield Road to the north east can be delivered, though this is not considered the most sustainable approach, nor appropriate for the site. The separation distance between the existing built up area of Dronfield and Unstone measures 700m. Based on the site being limited to two fields fronting Chesterfield Road, the separation would be 660m.

Release of the DR1 Allocation (as proposed in the Publication Draft Plan) would enable sufficient space to be retained to maintain the identities of Dronfield and Unstone as separate settlements. The proposed Main Modification reduced capacity of the site would also reduce the provision of affordable housing contribution from the site as well as the contribution to infrastructure. For instance, the improvements to support growth at Dronfield including the B6057 Chesterfield Road / B6158 Green Lane / Callywhite Lane, and A61 Bowshaw Roundabout under policy ID2.

The Sustainability Appraisal Regulation 19 Report (February 2018) assessed site as a potential housing allocation albeit excluding an area of land to the south east of the wider allocation, which extended to a further 1.87ha land. Including that land could have increased the capacity of the site to circa 300 dwellings across the wider allocation site as shown below. The Main Modifications Sustainability Appraisal (October 2020) states that the amendment proposed for a smaller site would not alter the impact in sustainability terms of the allocation. This assessment is the same as that put forward under the consideration Policy LC1 which notes the decrease in the number of dwellings allocated from 5,032 to 3,523. This is chiefly to take into consideration the number of completions since the submission of the Local Plan but that the overall number of dwellings to be delivered across the Plan period has not changed substantially. Therefore, the impacts identified within the SA would not be expected to significantly alter. In this respect, the decision to retain the DR1 allocation as the same area as that under the Publication Draft Local Plan would have no negative effect on the sustainability of the plan as a whole, in the individual allocation, or the wider housing allocations.

To further reduce the developable area as proposed in the MM030 reduces the opportunity to accommodate further growth in the most sustainable settlement in the district. By retaining the south eastern portion of land within the allocation, the settlement boundary will be more rational as it extends from Shakespeare Crescent and follows a more clearly defined field boundary which is already landscaped (Figure 2). The allocation area proposed in amendment PMC/MM/2/02 Map 2; Inset A has a weaker boundary edge to the field as currently shown (Figure 3). This is identified in the comparison aerial photographs below.

The site would be contained by identified boundaries as per the assessment under Purpose 1b of the assessment in the Green Belt Review which identified that the boundaries and predominantly comprise Chesterfield Road.

The wider allocation area also gives more scope to accommodate rising land levels for the purposes of the provision of access and the road layout proposed as indicated in the work in progress design approach in Appendix 1 (please see accompanying).

Remedy
Retain the wider allocation identified in the initial DR1 Allocation in the Local Plan Publication Draft with the site area identified as 9.87ha with an approximate capacity of 235 dwellings.

Do not take forward PMC/MM/2/02 Amend Inset A: Dronfield: Delete South-Eastern part of Policy LC1: Housing Allocation – site DR1: Land off Shakespeare Crescent and Chesterfield Road, Dronfield.

Support

Main Modifications to the North East Derbyshire Local Plan (Publication Draft), 2020

MM/030

Representation ID: 10396

Received: 15/01/2021

Respondent: W Redmile & Sons Ltd

Agent: DLP (Planning) Ltd - Sheffield office

Representation:

We support the principle of a housing allocation on the site, the release from the Green Belt and revised wording proposed.

Full text:

MM/030 PARA 5.18
We support the principle of a housing allocation on the site, the release from the Green Belt and revised wording proposed. This is substantiated in the agreed Statement of Common Ground. This support of the principle release of the site from the Green Belt does not prejudice the objection we have to the revised site allocation area outlined in the Main Modifications set out elsewhere in these representations.

Reasoning
We welcome the amended wording to the policy to reflect that the trees on site should be retained rather than must be retained. Engineering assessments have informed a variety of indicative site layouts but it is clear this is to be considered in the context of detailed assessments of the quality of those trees, their lifespan and potential to thrive. The sloping nature of the site and the reduction in the allocated site area also imposes further constraints on the developable area which needs to take account land levels for the provision of access roads and infrastructure.

In this respect, the amendments to the wording will help to deliver a development on an allocation to ensure that efficient use of the site is enabled and is positively prepared, compliant with national planning policy and consistent with the objectives of the plan itself. The detailed site layout and technical assessments to accompany any planning application can, amongst other matters, appropriately assess the age of the trees and detailed landscape proposal for the site could offer a significant enhancement in the quality and ecological value of the site.

Object

Main Modifications to the North East Derbyshire Local Plan (Publication Draft), 2020

Annex 6 - Appendix C: HOUSING TRAJECTORY (April 2020)

Representation ID: 10397

Received: 15/01/2021

Respondent: W Redmile & Sons Ltd

Agent: DLP (Planning) Ltd - Sheffield office

Legally compliant? Yes

Sound? No

Representation:

OBJECT
APPENDIX C HOUSING TRAJECTORY

Reasoning
In order for consistency with representations made on site allocations DR1 and KL3 in MM/026 Policy LC1.

Remedy
Amend and update the table as per the following:

DR1. Land off Shakespeare Crescent & Chesterfield Road, Dronfield to commence delivery in Year 5 with 25 dwellings with 35 dwellings in Year 6 until Year 11.

KL3. Primrose Lane Killamarsh to commence delivery in Year 6 with 25 units delivered that year and 25 in the following Year 7.

Full text:

OBJECT
APPENDIX C HOUSING TRAJECTORY

Reasoning
In order for consistency with representations made on site allocations DR1 and KL3 in MM/026 Policy LC1.

Remedy
Amend and update the table as per the following:

DR1. Land off Shakespeare Crescent & Chesterfield Road, Dronfield to commence delivery in Year 5 with 25 dwellings with 35 dwellings in Year 6 until Year 11.

KL3. Primrose Lane Killamarsh to commence delivery in Year 6 with 25 units delivered that year and 25 in the following Year 7.

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