Object

Representation ID: 67219

Received: 27/06/2014

Respondent: Bloor Homes Midlands

Agent: Marrons Planning

Legally compliant? Not specified

Sound? No

Duty to co-operate? Not specified

Interest in land adjoining Leek Wootton between village boundary to east and A46. Land is not currently allocated in DS11.
Historic settlement predominantly to west of village with listed buildings locally designated historic parkland and protected trees; the area being a Conservation Area. This half of the village has greater environmental value than more recently developed area. Surprising therefore that the new housing proposed in historic area.
DS11 allocated four sites three of which form part of historic area. Sites fall within setting of Grade II LB, the setting of the Conservation Area and locally listed park and garden.
The Landscape Sensitivity and Ecological & Geological Study confirms sites are constrained by Woodcote and Conservation Area, and that there are visual/functional links between sites and heritage assets. The sites would not be suitable for commercial development due to proximity to the Conservation Area and listed building. It is recognised that a commercial use of a building may be different from a residential use in terms of the nature of its use, however, the development itself will have a very similar physical impact on the heritage assets/setting in terms of changing the character/appearance of land, and the loss of important views.
The Village Sites Appraisal Matrix casts doubt as to whether these sites are suitable/deliverable, with references to the sites being 'potentially suitable', and 'achievable, subject to overcoming landscape heritage issues'. Evidence base does not support allocation of these sites for new housing. Moreover, having regard to paragraph 129 of the Framework, the Council are required to specifically identify and assess the particular significance of the asset that may be affected by a proposal (including by development affecting the setting of a heritage asset) taking account of the available evidence and any necessary expertise. They should take this assessment into account when considering the impact of a proposal on a heritage asset, to avoid/minimise conflict between the heritage asset's conservation and the proposal.
No such assessment has been published by the Council or therefore taken into account. The available evidence base is inconclusive and there is a lack of an adequate evidence base to justify the allocation. The draft Local Plan has failed to demonstrate that H34, H35 and H36 are justified as most appropriate strategy for Leek Wootton, when considered against alternatives outside the historic environment which is effective in being deliverable without causing harm to the heritage assets and their setting; and, sustainable, consistent with NPPF.
The Council's evidence base does support the residential allocation of land north of Hill Wootton Road to which Bloor Homes have an interest, and which is shown on the attached plan.
The Landscape Sensitivity and Ecological & Geological Study confirms the land is free from environmental constraints/designations, and identified of least environmental value compared to other options around the village. Concludes the site would be suitable for residential development, providing noise impact from adjacent A46 could be reduced. Evidence has been provided to the Council demonstrating that suitable mitigation could be incorporated into any detailed design to achieve satisfactory noise environment, and this evidence has not been challenged. Evidence has been provided to the Council to demonstrate development would be 'deliverable' as defined by the Framework.
Council has concluded within the Village Sites Appraisal Matrix that the site acts as an environmental buffer between the A46 and the village, and an attractive landscape break before entering the village. This is not a formal landscape or environmental designation referred to within the evidence base, and is a designation which is not applied by the Council to other settlements alongside the A46. Concern is also raised as to the width of the site, although it will be noted the site is the same width as other proposed allocations within the village and District.