Object

Representation ID: 69595

Received: 19/04/2016

Respondent: Mr. Charles Cadogan

Agent: Carter Jonas

Legally compliant? Yes

Sound? No

Duty to co-operate? Not specified

Policy DS11 identifies 50 allocated housing sites including Land South of Wasperton Lane, Barford (site ref. H47)to accommodate approximately 30 dwellings.
Site Context
The site comprises 1.31 ha agricultural land on the eastern edge of Barford and forms part of a 18ha, well-defined, parcel of agricultural land. (See attached Site Plan) Wasperton Farmhouse (Grade II listed building)is located approximately 200 metres to the south.
Objections are:
1. Agricultural Land Classification
According to Natural England's Agricultural Land Classification Map for the West Midlands Region (2010), the land subject to this representation has an Agricultural Land Classification Grade 2 (Very Good).
The NPPF defines land in grades 1, 2 and 3a of the Agricultural Land Classification as the 'best and most versatile agricultural land'.
In addition LP Policy DP3,Policy NE5 and Paragraph 5.212 support this and have not been subject to any proposed modifications in 2016.
Allocation of Grade 2 agricultural land is therefore not acceptable and the LA should seek to develop on poorer quality land.
Development would result in the perpetual loss of 1.31 hectares of Grade 2 agricultural land and could have a detrimental effect on the quality of the larger (approx.18 hectares) land parcel. The loss of good quality agricultural land would significantly affect the overall agricultural enterprise opportunity.
2. Physical Constraints and Impacts identified in the SHLAA
The site is included in the SHLAA 2015 update and was also previously included in the SHLAA 2014 and the SHLAA 2013 - Village Sites Update.
In each of the SHLAAs physical constraints and potential development impacts put into question the overall suitability of the site.
The SHLAAs identify that a strong re-defined boundary would be required for any new development to relate well to the existing built area due to trees on the site frontage and western edge.Conversely, sensitive design would also be required to avoid a hard settlement edge which would not be in keeping with the character of the village.
The site is also identified in all three assessments as having a high/medium landscape value.
More recently, the Overall Greenbelt/Greenfield Parcel Assessment Summary (as per the Village Sites Appraisal Matrix 2016) identifies the site as a 'Significant Green Field area that plays a very important role in maintaining the open character and setting of the village.'
The SHLAA assessments also identify the risk of surface water flooding on parts of the site. The constraints and impacts identified have a significant bearing on the suitability of the site. Development of this site would have detrimental effect on the character of the open countryside and setting of the village.
3. Effect on the Setting of the Listed Building
The site is approximately 200m north of the Grade II Listed Wasperton Farmhouse.
The NPPF states that great weight should be given to an asset's conservation and loss or harm should be exceptional. LP Policy HE1 and Policy B6 reflect this.
The site abuts the track which provides an access to the listed building from Wasperton Lane. Development would bring the built area closer to the listed building. Development of the site would result in substantial harm to the setting of the listed building and be contrary to national and local policies.
4. Emerging Neighbourhood Development Plan
Barford, Sherbourne and Wasperton Joint Parish Council has prepared a Neighbourhood Development Plan which has been through public consultation and independent examination. Once adopted, it will be a material consideration. NDP Policy refers to four preferred sites for new housing. The land south of Wasperton Lane is not considered/identified. In his report, the Examiner recommends the wording of the policy is amended to include that new housing development proposals will only be permitted where it does not conflict with the policies of the Neighbourhood Plan. The recommendation refers particularly to Policy B10 which seeks to preserve open space and views.
NDP Policy B9 seeks to prevent irreversible development of the best and most versatile agricultural land. The Examiner recommends adding wording to permit irreversible development of open agricultural land in the case that it meets the need for development that cannot be met on more appropriate land. This relates directly to the proposed allocation and implies that evidence would be required to demonstrate that more appropriate land has been considered prior to allocation.