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PLANNING STATEMENT

LAND TO THE NORTH OF ORCHARD ROAD, ALDERTON | MARCH 2018

On behalf of Mr M Casey
TABLE OF CONTENTS

Contents

1.0 Introduction and background ____________________________________ 1
2.0 The site _____________________________________________________ 3
3.0 Planning history ______________________________________________ 5
4.0 Planning policy and analysis _____________________________________ 6
5.0 Conclusion _________________________________________________ 18
Appendix A ______________________________________________________ 19
Appendix B ______________________________________________________ 21
Appendix C ______________________________________________________ 47

The contents of this report must not be copied or reproduced in part or in whole without
the express written consent of SF Planning Limited
PLANNING STATEMENT March 2018

1.0 Introduction and background
1.1 This Planning Statement is prepared by SF Planning Limited on behalf of Mr M Casey to
support an application for outline planning permission for the development of 5No. self-
build bungalows1.

1.2 This statement considers the application site and its context and also considers the
relevant local and national level planning policy.

1.3 This statement will demonstrate that although open market homes are acceptable at this
site ‘in-principle’ in accordance with Adopted Joint Core Strategy (JCS) policy, this is a
scheme that will meet two sets of demands not currently being adequately provided
within the village and the wider Borough. Notwithstanding the case in this regard (to be
set out in this statement), should the Local Planning Authority (LPA) consider the
provision of general market homes to be unacceptable for any reason, then the provision
of self-build housing is a matter that is capable of being considered as a significant
benefit which should weigh heavily in the determination of this application.

1.4 This statement will demonstrate that there is a duty on the LPA to provide self-build
housing to meet the need established by the Council’s self-build register. This statement
will therefore make it clear that rather than supply open market homes in accordance
with adopted policy, the applicant has taken the decision to supply a form of housing not
currently being adequately delivered within the Borough, and also a form of housing to
achieve the aims of the emerging Neighbourhood Plan.

1.5 There are no local planning policies to support the provision of self-build housing. The
Local Plan is therefore out of date in this respect particularly as the established social
and economic need is not being met. Indeed, even the recently adopted JCS cannot
meet the stated need for this form of housing and is arguably out of date despite its
relatively recent adoption. This is because self build homes are a type of development
that is not currently being actively provided to a sufficient level to cater for the demand.

1 Please note that self-build dwellings are also known as custom-build dwellings so any reference to that
term means the same thing.

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1.6 The application site is also in a position such that it is capable of delivering a form of
development where there is a stated need for bungalows in the emerging
Neighbourhood Plan. Given the type of home being proposed, this application is
inevitably in outline with all matters with the exception of the access reserved for future
consideration. The future designs will be controlled through reserved matters
applications by individual self-builders. However, the applicant has commissioned an
architect to provide an indication of what the site is capable of delivering.

1.7 Should officers recommend approval, it is requested that the conditions are discussed at
an early stage so that development can be appropriately phased, particularly with regard
to the responsibility for condition compliance, and the ability to provide serviced plots
through a subsequent application for reserved matters for the driveway only.

1.8 Although the application, as already specified, is submitted on the basis that it is
compliant with the adopted JCS regardless of the type of home being proposed, should
the LPA consider the development to be contrary to the JCS for any reason, there are
material considerations in this case that would indicate there are more than sufficient
reasons to grant consent. Five of the key benefits of the application are:

1. The proposals will provide self-build housing where there is an identified and
evidence based need which is currently being unmet. This meets both social
and economic demands.
2. The proposals will provide opportunities for down-sizers where there is an
identified need which is currently being unmet, and hasn’t been dealt with in
any of the recent ‘national housebuilder’ developments in Alderton. Again,
this meets both social and economic demands.
3. The proposals will develop a site which is particularly well contained in
landscape terms, indeed, the land has been assumed to be part of the village
in the council’s own landscape evidence base.
4. The application will provide economic benefits associated with the
development of one-off bespoke self-builds through the employment of
smaller building firms, and through subsequent occupation.
5. The location will enable homes to be built in a service village, and one which
relates well to the services, facilities and employment opportunities available
in the locality, and the wider area.

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2.0 The site
2.1 The application site is situated on land to the north of Orchard Road, Alderton. It is
bounded by existing development on two of its four sides. The other two sides are
bounded by mature hedgerow and landscaping. Alderton is recognised as a service
village, and two housing developments by national housebuilders have recently been
completed indicating the already acknowledged sustainable nature of the location. The
current application site is much better located relative to the ‘core’ of the village
compared to the two recent housing developments.

Application site

Application site (shaded orange) relative to village ‘core’ (shaded green) made up of the school,
the post office, the village hall, and the Gardeners Arms public house. The two relatively recently
completed housing developments are shaded red.

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2.2 There is a public house (A4 use) within walking distance of the site to the west (the
Gardeners Arms). There is a school (Oak Hill Primary School), Post Office, and Village
Hall within a few metres of the site to the south.

2.3 The application site is within the Cotswold Area of Outstanding Natural Beauty. This
matter is addressed below, and in the accompanying landscape statement.

2.4 Access to the site at present is via a single field gate from Orchard Road. The access
arrangements for the proposal have been assessed and proposed by a transport
consultant, and are explained in further detail in the submitted transport statement.
However, it is proposed to realign the turning head, and extend the footpath so that it
connects in a more coherent way to the later part of Orchard Road to the west.

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3.0 Planning history
Planning history at the site

3.1 There is a historical application for housing at this site (ref. T.2834/H dated 14 July
1981), but this has little to no relevance to this application as it was for 10 open market
homes, and was assessed in a completely different policy context to that which exists
today. There was also a planning application determined in 1993 for an access to the
paddock. This was approved on 9 March 1993.

Planning history in Alderton

3.2 A number of appeals have been determined around Alderton for housing. Only two of
them have been successful. Of the remaining land around Alderton, only two sites
submitted as omission sites to the Neighbourhood Plan process (this application site, and
land to the south of the Charles Church development) have had no planning application,
appeal, or appeal dismissals. The appeal dismissals have included issues such as
stretching the social cohesion of the settlement. This will not occur with the current
application because of its much smaller size, and the fact that it is aimed at meeting an
identified social need that already exists in the village.

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4.0 Planning policy and analysis
The type of development

4.1 The proposals are for self-build homes. Self-build projects include those where:
i) someone directly organises the design and construction of their new home
(traditional ‘self-build’), and;
ii) projects where the self-builder arranges for an architect/contractor to
build their home for them (commonly known as ‘custom build’).
The Self-build and Custom Housebuilding Act 2015 (as amended by the Housing and
Planning Act 2016) provides a legal definition of self-build and custom housebuilding.
The Act does not distinguish between self-build and custom housebuilding and provides
that both are where an individual, an association of individuals, or persons working with
or for individuals or associations of individuals, build or complete houses to be occupied
as homes by those individuals. Both forms of self-build will be available at this site, and
in considering whether a home is a self-build or custom build home, the council must be
satisfied that the initial owner of the home will have primary input into its final design
and layout. This will be controlled through a legal agreement, and suggested terms can
be found at Appendix A.

4.2 This proposal offers a good opportunity to deal with a demand that is grown rapidly in
the last 2 years, and this will be explained below. The proposals are also for bungalows
to meet a stated demand in the emerging Neighbourhood Plan.

Relevant planning policy

4.3 The development plan for the area is the adopted Joint Core Strategy (JCS), and what
remains of the Tewkesbury Borough Local Plan 2006 (the adopted plan). The JCS covers
the period from 2011 to 2031 but doesn’t allocate sufficient land to deal with the
housing requirements over the plan period, and is therefore subject to an immediate
review with regard to housing provision for both Tewkesbury Borough, and Gloucester
City. The Tewkesbury Borough Plan is due to replace any remaining parts of the adopted
Local Plan, but the preferred options have yet to be published for consultation. It is also
possible housing requirements will rise should a national standard for calculation of
housing demand come into force.

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4.4 The submitted application must be determined with regard to section 38(6) of the
Planning and Compulsory Purchase Act 2004 which requires that proposals be
determined in accordance with the development plan unless material considerations
indicate otherwise. Section 70 of the Town and Country Planning Act 1990 requires that
regard should be had to the provisions of the development plan and local finance
considerations where relevant to the application and to any other material
considerations.

Principle of development

4.5 Adopted JCS policy SD10 makes it clear that housing developments (outside allocations
and previously developed land) will only be permitted where it is for infilling within the
existing built up areas of Tewkesbury Borough’s towns and villages (regardless of
whether they a designated as service villages or otherwise). Criterion 4 of JCS policy
SD10 states:

“4. Housing development on other sites will only be permitted where:
i. It is for affordable housing on a rural exception site in accordance with
Policy SD12,or
ii. It is infilling within the existing built up areas of the City of Gloucester, the
Principal Urban Area of Cheltenham or Tewkesbury Borough’s towns and
villages except where otherwise restricted by policies within district plans, or
iii. It is brought forward through Community Right to Build Orders, or
iv. There are other specific exceptions/circumstances defined in district or
neighbourhood plans.”

Extract from JCS policy SD10

4.6 Paragraph 4.11.5 of the JCS states, “For the purpose of this policy (4 ii), infill
development means the development of an under-developed plot well related to existing
built development.” It is not clear what ‘under-developed’ means (as this is not
defined), but taking its ordinary objective meaning, ‘under-developed’ is defined as
follows in the Oxford Dictionary – ‘Not fully developed’. Save for the field gate, and
other boundary treatments, this is a plot free from development, and therefore under-
developed as it clearly isn’t fully developed. Furthermore, it has other forms of
development on two of its four sides resulting in a plot very well related to existing built
development.

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4.7 There are now three appeal decisions, all in the Cotswold AONB that have considered the
above policy. These are all attached at Appendix B. Two of these appeal decisions have
allowed development to occur in the AONB at a village location that isn’t a service
village. The third was in the AONB at a designed service village. These decisions
demonstrate that even where open market housing is proposed outside a designated
‘development boundary’, it is still capable of support under criterion 4 of adopted JCS
Policy SD10. Furthermore, they also demonstrate that the AONB designation is not a
barrier to development where a site is well contained, and well-related to existing
settlement pattern. The application site couldn’t be better related to Alderton. Indeed,
as will be seen below, the council’s own evidence base has previously assumed it was
part of the settlement, and not the wider landscape.

4.8 Furthermore, all of the above is entirely consistent with the National Planning Policy
Framework (NPPF). The NPPF only seeks to restrict housing development in isolated
locations (ref. para. 55 of the NPPF). With its general presumption in favour of
sustainable development, any location with a decent level of accessibility and services
should be capable of supporting some growth. The application site certainly is not an
isolated site given the High Court decision at Braintree District Council v Secretary of
State for Communities and Local Government [2017] EWHC 2743 (Admin). This
decision has also recently been confirmed by the Court of Appeal.

4.9 It is therefore submitted that this proposal would be perfectly compliant with the JCS if it
were submitted as open market housing. However, this is not the basis on which the
application is submitted, it is submitted as a self-build application to further the social
and economic benefits on offer.

The duty of the Local Planning Authority

4.10 Paragraph 50 of the NPPF states that local planning authorities should deliver a wide
choice of homes and meet the needs of different groups in the community, including
people wishing to build their own home. However, the Council at present has no policies
or local initiatives that will help enable the delivery of this type of housing. The JCS
does provide some support through adopted Policy SD11 (Housing Mix and Standards)
which states:
“Self-build housing and other innovative housing delivery models will be
encouraged as part of an appropriate mix.”
The issue with this is that the JCS is seeking to deal with large scale allocations, it
cannot possibly deal with the identified need in more rural locations. This policy insert
was also created when the evidence for self-build demand was exceptionally low so in
itself, it will not cater for the demand that now exists, and is still growing (see below).

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“To deliver a wide choice of high quality homes, widen opportunities for home
ownership and create sustainable, inclusive and mixed communities, local planning
authorities should plan for a mix of housing based on current and future demographic
trends, market trends and the needs of different groups in the community (such as,
but not limited to, families with children, older people, people with disabilities, service
families and people wishing to build their own homes)”

Extract from paragraph 50 to the NPPF [emphasis added]

4.11 In March 2015 the Self-build and Custom Housebuilding Act 2015 was enacted to, “place
a duty on certain public authorities to keep a register of individuals and associations of
individuals who wish to acquire serviced plots of land to bring forward self-build and
custom housebuilding projects and to place a duty on certain public authorities to have
regard to those registers in carrying out planning and other functions”. This accorded
with the Government’s 2015 manifesto commitment to, “at least double the number of
custom and self-build homes by 2020” as part of its agenda to increase housing supply
and tackle the housing crisis.

4.12 Tewkesbury Borough Council holds such a register, and at present there are 36 individual
requests registered on the Tewkesbury Borough Council self-build register (some
requests require multiple plots). One interesting statistic is that at least half of these
requests wish to secure land in rural areas. This will not be delivered through the
adopted version of JCS policy SD11 which only concentrates on the mix for the strategic
scale developments. There are currently no policies or local initiatives that assist with
the delivery of this type of housing in rural areas, and even at the strategic scale the
policy is written to ‘encourage’ and not ‘require’ such homes. In addition, we are not
aware of any planning applications submitted for exclusively self-build plots in Alderton,
or this part of the Borough in general.

4.13 The Housing and Planning Act 2016 inserted a duty on local planning authorities to,
“give suitable development permission in respect of enough serviced plots of land to
meet the demand for self-build and custom housebuilding in the authority’s area arising
in each base period”. The Act confirms that the demand for self-build and custom
housebuilding arising in an authority’s area is the demand as evidenced by the number
of entries added to the register kept by the authority.

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4.14 The Act therefore requires the council to grant as many planning permissions or
permissions in principle within a base period of 12 months running from the day the Act
came into force (31 October), and any subsequent additions to the register for the
following base year. It therefore follows that the demand for self-build dwellings and
how the Council is complying with the duty to grant suitable development permissions to
meet that demand is a material consideration when considering schemes which will
provide self-build dwellings.

4.15 A search on the ‘plotbrowser’ website reveals that there isn’t any land for sale in close
proximity to the site. The only plot currently available is in Winchcombe, and this is a
site that already benefits from full planning permission for a specific design so it might
not be suitable for a self-builder (application ref. 15/ 01284/FUL). A search on
‘Rightmove’ also indicates that there is no land for sale at present in this part of the
Borough.

Extract from the map search on the ‘PlotBrowser’ website

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4.16 Appendix C is an example of an appeal scheme where a Planning Inspector, in approving
a scheme of 4No. self-build dwellings in West Berkshire, gave “significant weight” to the
delivery of such homes in an area where the development plan policies were silent on
self-build delivery but where the appellant identified some need for self-build plots. The
Inspector concluded the development plan policies failed to accord with paragraph 50 of
the Framework and identified that the social role of the planning system (referenced in
paragraph 7 of the Framework) includes providing the supply of self-build dwellings.

4.17 It should also be noted that there is also a failure of the local planning authority to
assess the needs of people wishing to build their own homes within its Strategic Housing
Market Assessment, contrary to paragraph 159 of the Framework. The 2013 version of
the Strategic Housing Market Assessment stated, “It should be noted that the NPPF
specifically refers to service families and people wishing to build their own homes within
the examples sited in paragraph 159. There was not capacity within this project to
collect any primary data specifically on these groups of the population, therefore it is
recommended that the Councils undertake further research to inform their evidence
base.” This is confirmed by the JCS Examination document ref. EXAM 149A.

4.18 JCS Document EXAM 149A makes it clear that when the note was written (presumably in
response to the JCS Inspector pointing out the need for such evidence) in February 2016
that there were only 2 expressions of interest on the register at Tewkesbury Borough
Council. The demand was therefore clearly low at that time, whereas, at the time of
writing this statement, that demand has grown by at least 18 times the stated demand
in February 2016. Furthermore, the evidence presented at EXAM 149A in relation to
permissions for single dwellings does not necessarily relate to self-builders actively
seeking plots. Most new single dwelling plots will either be built by individuals who
already have land (and are not therefore on the register), they will be barn conversions
(which is too restrictive for most self-builders), or they will be built as speculative
developments by smaller house-builders. These types of developments do not reflect
what is proposed through this application – a proposal that will allow individuals to
purchase land to build and design their own home. Indeed, the failure of the SHMA to
assess the need, and the note at EXAM 149A clearly indicates that the council,
unfortunately, didn’t adequately assess this matter through consultation with the
relevant market. Given that the JCS adopted policy is based on the demand in this note,
it isn’t capable of delivering the demand that exists now.

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4.19 This means that the social role of the planning system is not currently being fulfilled
because the need for self-build homes is not being met. Significant positive weight
should be given to the delivery of self-build dwellings given that the Council isn’t able to
adequately demonstrate that sufficient development permissions for self-build dwellings
are being approved, particularly as there are no local development plan policies that will
cater for the type of demand currently specified on the register (primarily for rural
sites).

4.20 This application therefore will assist the Council to meet its duties to provide sufficient
self-build homes to meet demand. The local economic benefits during construction are
also enhanced with this type of project. Recent research by the Home Builders
Federation ‘Reversing the decline of small housebuilders’ (2017) has highlighted that the
smaller to medium size house builder sector is falling behind to an unprecedented
amount. Given that self-build homes are much more likely to be constructed by smaller,
local builders the site will offer an opportunity to boost the sector. The bespoke nature
of the dwellings (as opposed to mass market forms of housing supplied on larger sites)
also offers an opportunity not found elsewhere.

Number of smaller house builders

4.21 Further research by the Home Builders Federation also suggests that every new home
built provides for 1.5 direct construction jobs, and at least twice that number in the
supply chain. The HBF research also suggests that for every £1 spent on housing, it
puts £3 back into the economy.

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4.22 In terms of principle therefore, there is clearly a case to be made that open market
homes are acceptable on this site. Without prejudice to this case, should the LPA decide
for unknown reasons not to accept this, then the type of home on offer through this
application has been given significant weight in other proposals such that this matter
should weigh very heavily in favour of a grant of permission. This would be as an ‘other
material consideration’ in a S38(6) sense. There is a duty on the LPA to permit self-
build homes to meet the identified need. This proposal provides an opportunity to cater
for that social demand in an already acknowledged accessible location.

Other considerations

4.23 The proposals are for self-build bungalows. The reason for this is that there is a specific
requirement for dwellings to cater for ‘downsizers’ in the emerging Neighbourhood Plan.
The Neighbourhood Plan is at a relatively advanced stage, but is not yet made
(‘adopted’). The Examination took place on 26 February 2018, and the Examiner’s
report is awaited. It is possible that the report will become available during the
determination of this application. In which case, the following paragraphs attempt to
deal with that scenario.

4.24 The emerging Neighbourhood Plan sets out to impose a development boundary on
Alderton. This is set out below. Emerging Policy H1 is supportive of residential
development inside the development boundary, but it does not specify that development
outside the development is unacceptable. One therefore needs to defer to the higher
level Development Plan, in this case the JCS. The relevant clause on ‘other sites’ is set
out at criterion 4 of JCS policy SD10 which is discussed above.

4.25 Paragraph 4.1.21 of the emerging Neighbourhood Plan states that the plan aims to,
“improve housing provision for current residents wishing to downsize but remain within
the community, and to widen the type of housing provision for all wishing to live in the
village.” Although it goes on to state that ‘windfall’ and/or ‘infill’ sites within the
settlement boundary are promoted for this purpose, it is difficult to see what land
remains within the designed settlement boundary to achieve this. Whereas, in
accordance with JCS policy, the current application site can deliver development that is
genuinely different to the development already delivered by national housebuilders, and
is of a type of development that is actively sought by the emerging Neighbourhood Plan.

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4.26 Policy H4 of the emerging Neighbourhood Plan encourages a greater mix of housing size,
in particular small and medium houses with one to three bedrooms. The emerging
Neighbourhood Plan Group stated during the examination hearing that 178 of the 300
properties in the village are four bedroom properties. This proposal supports the desire
to deliver a mix of smaller properties in Alderton.

Extract from the Neighbourhood Plan Proposals Map

Landscape impact

4.27 The site is located within the Area of Outstanding Natural Beauty (AONB). Whilst this is
a material consideration, it is not (as the examples at Appendix B demonstrate) an
automatic bar on development occurring. The relevant considerations in terms of
landscape impact (also in accordance with emerging Neighbourhood Plan Policy LC2) are
set out in a separate report, but briefly it should be noted:

- The site is very well contained, and
- The landscape and visual appraisal sets out that the visual impact of the proposal will
be low to negligible.

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4.28 Part of the justification to grant planning permission is the site’s relative containment
from the wider AONB/environment. This is because of the lack of public vantage points.
Even where they do exist (for example, from ‘Alderton Footpath 4’), the site is very
difficult to see. The containment of the submission site is further confirmed by the
Borough Council’s own Landscape and Visual Sensitivity Study. This study is referenced
at paragraph 4.1.13 of the emerging Neighbourhood Plan, and it is submitted that the
analysis effectively considers the site as part of the settlement through lack of
assessment (see below).

4.29 Not only does the Landscape and Visual Sensitivity Study exclude the land the subject of
this application from the landscape and visual assessment, but it also includes the
submission site within the existing boundary of the settlement. If the LPA’s own
landscape evidence base assumes the application site is already part of the settlement
then it only adds further weight to suggest that it is well related to existing built form
(as required by Adopted JCS Policy SD10).

4.30 The landscape statement makes it clear that landscaping is a very important aspect of
the proposal - the principal elements of which are,
i.) retention of, and supplementary planting to, the boundary hedgerows
ii.) shared driveway defined with hard landscaping features, but not too prominent
iii.) retention of boundary trees.

4.31 The submission also includes some indicative three-dimensional images which help to
illustrate that any scheme here will be entirely consistent with the established character
of the locality.

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Design

4.32 Although this matter is reserved for future consideration, the indicative proposals have
been developed to illustrate how the site can comfortably accommodate 5 bungalows.
The indicative scheme show similar designs, but a self-build scheme will result in various
designs unless there is a design code built into the outline permission.

4.33 The submitted Design and Access Statement makes further reference to these matters
such that this statement does not need to expand on this matter any further.

Climate change

4.34 The applicant has no objection should the council wish to secure renewable energy
installations as part of an outline planning permission. This would be in accordance with
national policy on meeting the challenge of climate change set out in section 10 of the
Framework, and could be considered a further benefit of the proposal not normally
associated with regular ‘open market’ homes.

Local finance considerations

4.35 Local finance considerations relevant to an application are a material consideration 2.

4.36 The proposal, as stated above, will add clear benefits from an economic point of view in
the short term with regard to construction, and the employment of local firms, and in
the long term with occupation. Paragraph 4.22 above specifies that for every £1 spent
on housing, it puts £3 back into the economy. Even a single household will therefore
result in increased levels of disposable income locally that will, in part, be spent
supporting existing services and facilities in the area.

4.37 Although strictly speaking not a material consideration it is worth mentioning council tax
and new homes bonus receipts arising from the proposed development will be of benefit
to the district as a whole in addition3.

2
Section 70 of the Town and Country Planning Act 1990 (as amended by s134 of the Localism Act 2011) requires that
regard should be had to the provisions of the development plan and local finance considerations where relevant to the
application and to any other material considerations.

3
Paragraph 011 [Reference ID: 21b-011-20140612] states, “Even where anticipated Bonus payments are not a
material consideration in making planning decisions, they can be noted for information in committee reports on
applications for housing. Where this is done, care will be required not to imply that Bonus payments are relevant to the
decision before the committee”

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Engagement

4.38 A meeting was held with the Parish Council on 21 April 2015. At the time Alderton was
subject to a number of development proposals and appeals. Although there was general
acknowledgement that the submission site could deliver something different to the
housing developments being put forward by national housebuilders, the timing for an
application was not right for the Parish Council. Two types of development were
discussed with the Parish Council in 2015, and these were 10 starter homes, or 5
bungalows. The Parish Council felt that if the proposal had been put to them 2 years
prior to April 2015 then it might have stood more chance, but at that point in time in
2015 there were issues with timing. However, time has now moved on, and almost
three years later a number of appeals have been dismissed, and of the appeals allowed,
all the homes are now built. The ‘flurry’ of activity that once existed has calmed down
somewhat.

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5.0 Conclusion
5.1 The proposals represent an opportunity to provide a form of housing for which there is a
clear and identified need that is not otherwise being met by adopted development plan
policies. This can be achieved on a site that is otherwise acceptable for open market
housing given the manner in which other applications have been dealt with in the
Borough. However, this proposal offers a development that will fulfil a social dimension
of housing delivery where there is a duty on the LPA to provide sufficient permissions
and permissions in principle.

5.2 This proposal also represents an opportunity to provide a form of housing for which
there is a separately identified need as set out in the emerging Neighbourhood Plan.
This is because the Neighbourhood Plan seeks to cater for down-sizers through the
provision of bungalows. Catering for the identified need in this way will ensure social
cohesion by meeting the provision of homes of a type actively sought by the Parish.

5.3 This statement has demonstrated that, there is ‘in principle’ policy support in the
Adopted JCS for open market homes on this site. Notwithstanding this, the application
is seeking to provide a type of home not previously catered for in Alderton, and not
sufficiently across the Borough. Even if it there is an ‘in principle’ objection for unknown
reasons then the delivery of this type of home has been afforded significant weight in
the decision making process.

5.4 The local plan is time-expired, and does not cater for the duty to provide self-build
homes. It is therefore out of date in terms of the delivery of this particular type of
home. Indeed, even the recently adopted JCS cannot cater for the demands as set out
on the self-build register.

5.5 There is an overwhelming case for outline planning permission to be granted for the
reasons set out above and in the other documentation supporting the application. The
presumption in favour of sustainable development should be applied in accordance with
paragraph 197 of the NPPF.

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Appendix A

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Appendix B

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Appendix C

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