Report of Head of Planning and Regulatory Services
To
Portfolio Holder for Regeneration
On
th
24 September 2015
LOCAL PLAN UPDATE - SITE METHODOLOGY
1.
SUMMARY
1.1.
The Council’s Local Plan provides a strategy which balances the need to
deliver sufficient homes, employment and commercial/community facilities,
whilst also protecting the most sensitive areas of the District. Select
Commission 2 has been updated and consulted at all stages on the new Local
Plan’s content.
1.2.
The Council has supported an approach to planning for sustainable
development by supporting an urban containment approach to the Local Plan
by maximising the use of brownfield and under used land in the existing urban
area. However, because some sites are no longer available it is recognised
there is a need for some sites outside of the existing urban boundaries in
order to meet the Objectively Assessed Need (OAN) set out in the draft
Strategic Housing Market Assessment (SHMA).
1.3.
In order to assist in the selection of urban fringe sites a methodology for
housing site selection outside of the urban boundary has been developed in
conjunction with a specialist consultant. This methodology and development
requirements were explained to the Members of Select Commission 2, (which
invited all other members of other Select Commissions together with the
Portfolio Holder for Regeneration) to a special Select Commission 2 meeting
on the 17 August 2015.
1.4.
No comments have been received in relation to the presentation at that
meeting.
Key Decision – This is not a key decision as it simply relates to the process to
be followed to identify sufficient sites to meet the SHMA housing requirement.
The development requirements and site selection will be included in the
consultation Local Plan that will be considered by Full Council.
2.
RECOMMENDATION
(i)
That the Portfolio Holder for Regeneration approves the site selection
methodology, as outlined below, as an appropriate method of identifying
sites to meet the Objectively Assessed (housing) Need.
3.
BACKGROUND
3.1
Once updated development needs for housing, employment, retail and leisure
had been established through a number of evidence bases, the amount of
development required on the urban fringe could then be established by
accounting for completions, permissions and sites that had been identified
within the urban area.
3.2
In terms of housing, the recent SHMA has indicated that the Objectively
Assessed Need for the area is 7,520 dwellings to 2033. This figure exceeds
the requirement necessary to meet the Local Enterprise Partnerships (LEP)
job growth scenario and therefore there is no policy justification to set a higher
housing requirement.
3.3
Of the 7,520 units required, the Council has already accounted for 4,683
leaving the Local Plan to identify site for 2,837. Sites within the urban area
have already been identified that could provide for 1,883 units leaving 954 to
be found on urban fringe sites. More detailed work indicated that of these
1,883 units, 360 of these should be on sites at Warsop and 594 at Mansfield.
3.4
In terms of employment, retail and leisure uses, there is no requirement for
new sites on the edge of the urban area to meet the needs set out within the
evidence base.
3.5
In terms of housing the Council has received a significant level of interest from
land owners and developers who would like to see their sites developed for
residential purposes. However, it should be recognised that in order to get the
most sustainable sites and to ensure the sustainability of the Plan, sites close
to the urban areas of Mansfield and Market Warsop would need to be
prioritised.
3.6
In order to do this work, a two stage approach has been taken;
a. Stage 1 - Identified the most sustainable zones around the urban areas
b. Stage 2 – An independent sustainability appraisal of land within the
most appropriate zones to establish which sites should be allocated.
3.7
Stage 1 of the methodology focussed on identifying appropriate zones taking
into account Economic, Social and Environmental sustainability criteria, as well
as the deliverability and developability of the zones. A broad area of search
based on a 600m buffer (15 min walking distance) was applied to the urban
areas before refinements were made looking at appropriate physical
boundaries such as watercourses, roads, field boundaries and tracks etc.
Zones covered by major constraints such as SSSI’s, large expanses of
woodland, golf courses, and other important recreational facilities were
excluded from further consideration.
3.8
The remaining zones were then assessed in terms of suitability, taking into
account of social. Economic, environmental and deliverability criteria. The
best performing zones were then looked at to identify potential development
sites that would require further sustainability appraisal by external consultants.
Details of the methodology entitled “Assessment of locations for additional
Housing land in Mansfield District Technical report” are referenced at the end
of this report and is available on the Council web site.
3.9
In Stage 2 Consultants were sent areas of land within the most suitable zones
to undertake a sustainability appraisal, which is a legal requirement. The
findings will enable officers to recommend the most sustainable sites to
members as part of the Local Plan.
3.10 The purpose of this report is not to seek approval for sites but to approve the
methodology used by officers to identify the most suitable sites to be included
within the Local Plan
4
OPTIONS AVAILABLE
4.1
Whilst other approaches to identifying sites could be taken, they would
inevitably involve analysing every area of land within the District, which is
considered to be impractical. The methodology enclosed is considered to be
most appropriate method of selecting allocations for the plan while meeting
our legal requirements.
5
RISK ASSESSMENT OF RECOMMENDATIONS AND OPTIONS
Risk
Reputation
and legal
6.
Risk Assessment
Risk
Level
If we do not agree and Low
make public our approach
as to how sites will be
selected for development,
the Council could face
negative publicity, greater
Local plan objections and
the possibility of legal
challenge
would
be
increased.
ALIGNMENT TO COUNCIL PRIORITIES
Risk Management
Achieving Executive support
for the approach to be taken
shows
honesty
and
transparency in relation to the
work that the council is doing
and
integration
and
agreement between the officer
and political elements of the
council, which will help to
avoid negative publicity.
Agreeing a methodology to
inform site selection in order
to meet the OAN should also
avoid further problems when
the Local Plan goes before
Members in the future.
6.1
Production of a Local Plan is one of the specific actions that needs to be
undertaken as part of the Corporate Priorities and this work is essential for
that to be achieved.
7.
IMPLICATIONS
7.1
It is important to note this report simply agrees the approach to bringing
forward a Local Plan and does not formalise any specific policies or
allocations at this stage.
(a)
Relevant Legislation – The report relates to the process of creating a Local
Plan and helps meet the general guidance within the 2011 Localism Act.
(b)
Human Rights - No impact.
(c)
Equality and Diversity - No impact, this report simply refers to an approach to
a simple work programme in accordance with legal requirements under the
Planning Acts
(d)
Climate change and environmental sustainability- No impact as there are no
changes to relevant policies as a result of the adoption of this document.
(e)
Crime and Disorder- No impact as there are no changes to relevant policies
as a result of the adoption of this document.
(f)
Budget /Resource- This document does not in itself generate greater costs
than those associated with meeting our legal duties.
8.
COMMENTS OF STATUTORY OFFICERS
(a)
Head of Paid Service –No specific comments
(b)
Monitoring Officer – No specific comments
(c)
Section 151 Officer – No specific comments
9.
CONSULTATION
Presentations have been given to the Cabinet as well as Select Commission 2 which
also invited all other Select Commission members to the meeting.
10.
BACKGROUND PAPERS
Draft Assessment of locations for additional Housing land in Mansfield District
Technical report”
http://www.mansfield.gov.uk/localplanevidence
Report Author
Designation
Telephone
E-mail
-
Rob Routledge
Planning Policy Manager
01623 463195
rroutledge@mansfield.gov.uk.