Core Strategy - Consultation Draft

Comment ID 3569313/CSCD/28
Document Section Core Strategy - Consultation Draft Chapter 4: Area Policies CS30: Weston Urban Extension CS30: Weston Urban Extension View all on this section
Respondent Deleted User View all by this respondent
Agent Deleted User
Response Date 15 Mar 2010
The HCA supports the overarching aspirations of the policy regarding the provision of a major mixed use, employment-led, socially, economically and environmentally sustainable urban extension. We note that further details will be included within the forthcoming SPD which is
expected to include a master plan, design codes and delivery plan. The HCA will therefore make further comments when the SPD is published for comment, however in the meantime we provide the following general observations:
Within the policy wording, further clarification is sought from the Council with regards to the terms of the viability assessment, which the delivery of the policy objectives will be subject to.
We have the following comments on the policy objectives as follows:
1. The HCA supports the objectives of the employment-led approach (point (1)), but as explained above, we have concerns that implementation of such a rigid approach may preclude some schemes from coming forward which would otherwise provide valuable employment opportunities. The HCA therefore seeks some flexibility on this issue. We also seek clarification with regards to what actually constitutes 'employment
development' and the actual triggers for meeting this requirement.
2. The HCA supports the principles of providing a mix of housing types, tenures, sizes and styles. The concept of higher density development surrounding local and district centres is welcomed. The Locking Parklands Phase One scheme has already demonstrated a mix of housing types and densities, with lower density at the site edge adjacent to Locking Grove, increasing to higher density development towards the proposed high street in the centre of the site.
3. Confirmation is sought as to the distribution of the total 42ha of B use class employment land across the Weston Urban Extension. We also note the breakdown 11 of the 42ha is proposed (para. 4.57) as; 16ha B1 office, 13ha B2 industrial, and 13ha B8 distribution uses. Within the remainder of the Urban Extension, we seek clarification on the proposed
mechanisms to monitor the extent of employment development coming forward, the breakdown of B use classes, and implications if the thresholds are exceeded. The HCA therefore reserves the opportunity to make further comments on this matter when the Weston Extension SPD is published.
4. We particularly welcome the recognition (point 4) that the phasing strategy will ensure the release of brownfield sites such as Locking Parklands first.
5. Within the context of objective 5, the second stage of the Enquiry by Design will be used to explore the extent of community and retail facilities to be provided within the wider Locking Parklands site.
6. The HCA will, alongside their development partner continue to investigate future opportunities for exploring renewable energy solutions for the wider Locking Parklands site.
7. As noted above, in response to Policy CS18, the HCA has significant concerns with the proposition of providing Gypsy and Traveller site accommodation within Locking Parklands. The allocation of a site would be contrary to the planning policy context for Locking Parklands, which seeks to provide an exemplary sustainable mixed use development which will create a new employment offer, and design benchmarks for Weston.
8. Locking Parklands will include a significant network of green infrastructure, we therefore wish to see the forthcoming SPD recognise that, when on site provision is made, this will be discounted from any off site contributions required through the tariff approach to the wider area.
9. More detailed discussions will be required regarding transport infrastructure when results of infrastructure bids, and scheme details are known. As noted above, the HCA seeks reassurance that regeneration sites will not be unduly burdened with the funding of such improvements. We will make further comments on these matters when the Weston Regeneration SPD is published.
10. A hierarchy of roads will be provided in Locking Parklands, although the extent to which they are linked into existing areas will be subject to consultation with the existing local communities, as demonstrated through the interaction of the Phase One development with the existing Locking Grove streets.
11. As the majority of Locking Parklands falls outside areas identified as being at risk from flooding, we therefore request that para. 4.64 is amended to reflect this, as the statement 'all of the urban extension is within the floodplain' is potentially misleading.The HCA has previously stated that the site should not contribute (financially) towards the wider Flood Risk mitigation measures. Proposals have therefore been suggested by the HCA to contribute water, rather than financial payments to the wider Weston Flood Management scheme. Further discussions on this matter will need to take place once the principle details of the tariff are known.
12. The development of Locking Parklands will be supported by a strategic on-site drainage solution. This has been demonstrated through the first Phase of Locking Parklands which includes an appropriate on site solution.
13. We do not consider that the issue of helicopter flights affects the development of Locking Parklands at this stage.
14. Further comments on the development tariff approach to the urban extension area will be provided by the HCA once the Urban Extension SPD and Developer Contributions SPD are published for comment. However, discussions have taken place regarding the tariff during the consideration of the Locking Parklands Phase One Section 106 Agreement, and the HCA wishes to be continually involved in the draft tariff approach
as it evolves. In summary, whilst we accept a form of tariff maybe the appropriate way to deliver the strategic infrastructure required to support the Weston Urban Extension,the tariff needs to be backed up by a robust evidence base. HCA is keen to ensure that the tariff is set at a commercially deliverable level which will not preclude residential and commercial floorspace from coming forward.The HCA therefore wishes to be involved in the future discussions surrounding the tariff, and hereby seek reassurance that the opportunity will be provided for input into
the proposals during a fair and proper consultation period prior to implementation.
15. All development coming forward at Locking Parklands will be tested against the HCA's own design criteria, which will ensure a high quality and locally distinctive approach is maintained throughout the scheme. The HCA however wishes to see sufficient flexibility provided within any subsequent SPD/DPD to allow for unique site by site design solutions to be come forward and be assessed on their own merits.
16. Point (16) refers to strategic gaps between the urban extension and Hutton and Locking being provided to protect their individual character and identity. The HCA has previously discussed the issue of a green wedge between the existing village of Locking and the built development on Locking Parklands. This issue will be discussed further in consideration of the masterplan through the second stage Enquiry by Design later this year.
Within the supporting text (para. 4.46 - Landownership), we request that reference is also given to St Modwen as the Agencies' selected development partner for Locking Parklands.