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West Northamptonshire Joint Core Strategy
Examination in Public
Issue 4: Housing (Policies H1 to H7)
Statement on behalf of Kleinwort Benson
(Guernsey) Trustees Limited as Trustees of the
Muriel Jackson-Stops Settlement
March 2013
Address: Hawkridge House, Chelston Business Park, Welington, Somerset, TA21 8YA
Tel: 0824 666150
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Contents Page
1.0 Introduction ................................................................................................................. 1
2.0 Issue 4: Housing Policies H1 to H7 .............................................................................. 2
2.2 Policy H1: Housing Density and Mix and Type of Dwellings ......................................................2
2.3 Policy H2 Affordable Housing .................................................................................................3
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Kleinwort Benson (Guernsey) Trustees Limited as Trustees of the Muriel
Jackson-Stops Settlement Statement
West Northamptonshire Joint Core Strategy Examination
1.0 Introduction
1.1.1 This statement has been prepared on behalf of Kleinwort Benson (Guernsey) Trustees Limited as
Trustees of the Muriel Jackson-Stops Settlement (the Trustees) in connection with the Examination
of the West Northamptonshire Joint Core Strategy (JCS). This statement relates to Issue 4 (Housing
Policies H1 to H7).
1.1.2 This statement relates to about 26.6 ha (66 acres) of land to the south of Towcester that forms part
of the Towcester SUE referred to in the statement as the site. The site as a whole is known as Wood
Burcote Court and is identified in red on plan Site Boundary 01 at Appendix 1.
1.1.3 The Trustees submitted an outline planning application (ref: S/2012/0799/MAO) for the
development of up to 210 dwellings (11.00 ha/27.18 acres), access, landscaping, infrastructure and
the creation of a park (9.27ha/22.9 acres) and public open space (2.25ha/5.56 acres) in July 2012.
A copy of the Illustrative Layout 10H is attached at Appendix 2. Discussions are progressing with
the local planning authority and it is anticipated that the number of dwellings will be reduced by
about 10% and that the area of the park area will increase by a slightly larger amount, with the
application being determined in early autumn 2013 (the delay being due principally to the need to
update ecology surveys).
1.1.4 The Trustees have been advised that the local planning authority is seeking significant contributions
through a S106 agreement for the following:
• Creation and maintenance (in perpetuity) of the park
• Off-site highway improvements and green travel initiatives
• Affordable housing at 40% of the total
• Education
• Leisure
• Town centre manager
• Towcester town fund
• Fire and rescue
• Primary Care Trust (TBA).
1
A063757-1 March 2013
Kleinwort Benson (Guernsey) Trustees Limited as Trustees of the Muriel
Jackson-Stops Settlement Statement
West Northamptonshire Joint Core Strategy Examination
2.0 Issue 4: Housing Policies H1 to H7
2.1.1 This section addresses the test of soundness in respect of:
• Policy H1 Housing Density and Mix and Type of Dwellings.
• Policy H2 Affordable Housing.
2.1.2 These are considered in turn below.
2.2 Policy H1: Housing Density and Mix and Type of Dwellings
What Part of the JCS is Unsound
2.2.1 It is considered that the blanket requirement for new housing development to achieve minimum
average density of 35 dwellings per hectare is unsound.
Which Soundness Test Does it Fail?
2.2.2 It is considered that it is not consistent with national policy.
Why?
2.2.3 It is considered not to be consistent with national policy because:
• NPPF does not impose a minimum density requirement, but instead makes it clear that the
approach to housing density should reflect local circumstances (paragraph 47, 5th bullet-point).
A one size fits all approach would not respond adequately to local circumstances or the
particular characteristics of individual sites and has the potential to create poor quality
environments.
• The planning application described above includes a wide range of housing densities reflecting
the distinctive characteristics of each part of the application site. Generally, densities are higher
in the west of the site (average of 30 dwellings per hectare) and lower in the central part of the
site (less than 10 dwellings per hectare). Densities in the south and east of the site vary
between an average of 10 to 20 dwellings per hectare. This approach is supported in principle
by the local planning authority, but it would be appropriate to recognise this flexibility in policy.
2
A063757-1 March 2013
Kleinwort Benson (Guernsey) Trustees Limited as Trustees of the Muriel
Jackson-Stops Settlement Statement
West Northamptonshire Joint Core Strategy Examination
How could the document be made sound?
2.2.4 By introducing flexibility into Policy H1 and paragraph 9.10 that enables local planning authorities to
consider lower average densities on a site by site basis.
What are the Precise Changes Sought?
2.2.5 The following changes are sought to paragraph 9.10: "For this reason Policy H1 expects the
allocated SUE's to achieve average minimum densities of 35 dwellings per hectare, unless it can be
demonstrated that lower average densities are justified on a site by site basis."
2.2.6 The following changes are sought to Policy H1: "Development within the Proposed Sustainable
Urban Extensions will be expected to achieve average minimum densities of 35 dwellings per
hectare subject to local or site specific circumstances."
2.3 Policy H2 Affordable Housing
What Part of the JCS is Considered Unsound?
2.3.1 The table accompanying Policy H2 is considered to be unsound in so far as it seeks affordable
housing provision of 40% in Towcester.
Which Soundness Test Does it Fail
2.3.2 It is considered that the table is not justified, effective or consistent with national policy.
Why?
2.3.3 It is considered that the table accompanying Policy H2 is not justified, effective or consistent with
national policy because:
• It fails to take account of the NPPF requirement that plans are deliverable and for them to be
deliverable, development proposals must be viable. NPPF addresses viability at paragraphs 173
- 177. Paragraph 173 states that: "To ensure viability, the costs of any requirements...such as
...affordable housing...should, when taking account of the normal costs of development and
mitigation, provide competitive returns to a willing landowner and willing developer to enable
the development to be deliverable."
3
A063757-1 March 2013
Kleinwort Benson (Guernsey) Trustees Limited as Trustees of the Muriel
Jackson-Stops Settlement Statement
West Northamptonshire Joint Core Strategy Examination
• The 40% affordable housing requirement does not properly take into account the issues of
viability identified in the Sir John Harman report - Viability Testing Local Plans - Advice for
Planning Practitioners (June 2012)
• It is considered that the evidence used as a basis for Policy H2, being derived from the Three
Dragons model, is not sufficiently robust to justify a blanket 40% affordable housing
requirement in the Towcester SUE.
• There is no evidence that this figure takes account of viability or site/development specific
circumstances. In the case of the site, the JCS requires the provision of a town park on the site.
Confirmation is requested from the Joint Planning Unit (JPU) as to whether the significant costs
of creating and maintaining the park in perpetuity have been taken into account in the
requirement for 40% affordable housing. On the basis that there have been no discussions
between the JPU and the Trustees, it is reasonable to assume they haven't, when added to this
affordable housing requirement, the costs of the park, transportation initiatives and other
infrastructure contributions being sought by various stakeholders will make the scheme
unviable; the result will be that the scheme will stall and Towcester will not get its park. This
will also have the opposite effect of boosting the supply of housing, one of the NPPF's key
objectives and will not support the economic recovery.
• Overall, the 40% affordable housing requirement in the Towcester SUE is likely to put at risk
delivery of that part of the SUE controlled by the Trustees. It is also clear that advisors to the
other landowners of the Towcester SUE object to Policy H2 on similar grounds and this must
be an indication that the JCS has set an inappropriately high and inflexible affordable housing
requirement for the Towcester SUE.
How Could the Document be Made Sound?
2.3.4 The JPU should, in collaboration with local planning authorities and landowners/developers review
the entire basis for affordable housing provision and the measurement of viability. Until that has
taken place, it would be premature to advance a specific amendment to Policy H2.
4
A063757-1 March 2013
Kleinwort Benson (Guernsey) Trustees Limited as Trustees of the Muriel
Jackson-Stops Settlement Statement
West Northamptonshire Joint Core Strategy Examination
Appendix Contents
Appendix 1 – Site Boundary 01
Appendix 2 – Illustrative Layout 10H
5
A063757-1 March 2013
Kleinwort Benson (Guernsey) Trustees Limited as Trustees of the Muriel
Jackson-Stops Settlement Statement
West Northamptonshire Joint Core Strategy Examination
Appendix 1 – Site Boundary 01
1
A063757-1 March 2013
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100.0
100.0
100.
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100.0
102.5
102.5
102.
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102.5
102.
5
105.0
105.0
105.0
105.
0
107.5
107.5
107.
5
110.0
110.0
112.5
102.5
100.0
97.5
102.5
105.0
107.5
105.0
100.0
102.5
100.0102.5
105.0
105.0
102.5
105.0
105.
0
102.5
102.5
105.0
105.0
105.0
107.5
107.5
110.0
110.0
112.5
112.5
115.0
107.5
110.0
112.5
115.0
112.5
110.0
107.5
105.0
107.5
112.5
102.5
105.0
110.0
105.0
GY
KO
POST
Site Area - 26.60 hectares
Land at Wood Burcote
Based upon the Ordnance Survey map with the permission of The Controller of Her Majesty's Stationery Office, © Crown copyright.WYG Environment Planning Transport Limited 2012, licence no: AR 1000 17603
© WYG Environment Planning Transport Limited 2012
This drawing is for illustrative purposes only and is subject to detailed topographical survey and site investigation (including ground conditions/contaminants and drainage), engineering and planning / density negotiation. The feasibility of the design shown, therefore, must not be relied upon. It has not been considered in respect of the CDM Regulations.
Scale 1:1000@A1File: A063757-1drf01v10.vwx
0 25 50 100 metres
North
WYG Planning & Design
part of the WYG group
WYG Planning & Design5th Floor Longcross Court, 47 Newport Road, Cardiff, CF24 0ADTel: (+44) 02920 729000 Fax: (+44) 02920 395965Email: [email protected] www.wyg.com
creative minds safe hands
Site Boundary 01
Drawing: A063757drg01.mcd
Key
Site Boundary
Existing Properties (including grounds)
26 August 2010
Appendix 2 – Illustrative Layout 10H
1
A063757-1 March 2013
1
Manor Farm
Little Sheppards
Sheppards
Wood Burcote Court
Besses
Lane
Burcote Road
Bus stop
Little Earls
Earls Farm
Little Burcote
Land at Wood Burcote
Based upon the Ordnance Survey map with the permission of The Controller of Her Majesty's Stationery Office, © Crown copyright.WYG Environment Planning Transport Limited 2012, licence no: AR 1000 17603
© WYG Environment Planning Transport Limited 2012
This drawing is for illustrative purposes only and is subject to detailed topographical survey and site investigation (including ground conditions/contaminants and drainage), engineering and planning / density negotiation. The feasibility of the design shown, therefore, must not be relied upon. It has not been considered in respect of the CDM Regulations.
Scale 1:2000@A3/1:1000@A1File: A063757-1drf01v12.vwx
0 25 50 100 metres
North
WYG Planning & Design
part of the WYG group
WYG Planning & Design5th Floor Longcross Court, 47 Newport Road, Cardiff, CF24 0ADTel: (+44) 02920 729000 Fax: (+44) 02920 395965Email: [email protected] www.wyg.com
creative minds safe hands
Open private areas in front of buildings
Public open space areas
Road network
Private drives
New building locations
Private gardens with walls onto access road
Existing buildings
Linear Park
Woodland canopy
Retained trees
Surface water attenuation areas
Pedestrian/cycle links
Illustrative layout 10H
Drawing: A063757-1drg10H.mcd January 2012