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Parish Council Response to the Local Development Framework STOKE GOLDING PARISH COUNCIL Chairman - Cllr Reg Ward, Mill House, Higham Lane, Stoke Golding, Nuneaton CV13 6JH Telephone (01455) 212369
Vice-Chairman - Cllr Rachel Terheege, 10 Shenton Close, Stoke Golding, Nuneaton, CV13 6HL Telephone (01455) 212953
Please reply to: The Parish Clerk – Mrs Gillian Groom, 51 Roseway, Stoke Golding, Nuneaton, Warks, CV13 6HG Telephone (01455) 213885 Strategy and Regeneration Team Hinckley and Bosworth Borough Council Council Offices Argents Mead Hinckley Leicestershire LE10 1BZ
21 March 2009
Dear Sir/Madam We would like to submit the Stoke Golding Parish Council comments regarding the Local Development Framework (LDF) Site Allocations Document (SAD) as they pertain to Stoke Golding and our community. Our Preferred Options are as follows: 1. The allocation for Stoke Golding of 59 dwellings should be placed on the St Martin’s Convent brown field site STG02A . 2. An alternative site should be identified in the Borough for an extra-care facility – for example on land behind the Sunnyside Hospital or the Hinckley station yard complex. We note that no requirement for an extra-care facility was identified in the Core Strategy Document and therefore should not appear in the LDF SAD. 3. The settlement boundary – STG09 – should have no changes made to it in any area. 4. We have identified a number of additional open green spaces that we wish to be included in the final document – please see Page 4 of our document for details 5. That Green Wedges be established between Stoke Golding and other settlements – in particular between Stoke Golding and Dadlington and between Stoke Golding and Hinckley For the justification for these statements please see the detail within our document. We would like to draw your attention to the following omissions and errors in the documentation: a) Page 2 of our document: STG02A/B The allotments at St Martin’s Convent are referred to in STG02b (Employment Allocation) but not in STG02a (Residential) we wish them to be retained whatever use the land is put to. b) Page 3 of our document: STG03 Willow Park Industrial Estate - On page 179 site selection and justification Appendix 2 document is in error in that it refers to “Thornton residents” instead of Stoke Golding residents . c) Page 6 of our document: ALTERNATIVE OPTION 1 – As544/EIN536. This is an error – the land does not have Planning permission for residential development. Please remove this when you revise the documents. d) Page 8 of our document: ALTERNATIVE OPTION 2 EIN621 – Land at 36 Station Road. The Parish Council ask for this to be removed from consideration as a SHLAA. Yours faithfully Cllr Reg Ward Chairman of Stoke Golding Parish Council Stoke Golding Parish Council – Preferred OptionsSTG01 Land adjacent to 45 and 46 Sherwood Road Allocated for residential development for at least 59 dwellings The Core Strategy requirement of a minimum of least 59 extra dwellings in Stoke Golding Stoke Golding Parish Council believes the site is unsuitable for residential development because: 1. The land designated has the potential for considerable more dwellings depending on building density, this with the land at St Martin’s Covent (STG02A), being proposed to be used for extra care type housing would result in the possible population increase of over 400 individuals which will overwhelm the village and the village amenities 2. The Greenfield site breaches the settlement boundary and therefore does not make use of an existing Brownfield site in the village of Stoke Golding. (STG02A/B). 3. Policy from the East Midlands Regional Plan Proposed Changes July 2008 states that in assessing suitability of sites priority should be given to making the best use of Brownfield sites. 4. The proposed entrance is onto the Dadlington road this would exacerbate an already recognised dangerous junction with the road into Stoke Golding. 5. Grade 2 agricultural land covers the site. 6. The proposed feeder road from and to Sherwood Road is unacceptable, as it will result in an unjustifiable extra traffic flow though an area where aged residents occupy the dwellings 7. The site is a ridge and furrow field and as such has a historical element which should be respected and conserved 8. The 3 fields at this point between Stoke Golding and Dadlington should provide a ‘Green Wedge’ between the settlements. Stoke Golding Parish Council believes that the Allocation for residential development for at least 59 dwellings should be within STGO2A/B STGO2A/B Saint Martin’s Convent Site The Stoke Golding Parish Council’s preferred option is for residential use and believe that the proposed development should provide the 59 dwellings allocated to the village because: 1. Policy from the East Midlands Regional Plan Proposed Changes July 2008 states that in assessing suitability of sites priority should be given to making the best use of Brownfield sites and as a Brownfield site of suitable size this land falls into this category. 2. This land has already been offered for sale for development. 3. Recognition has been given to the need for improvements to the access – both for the safety of the pupils at the adjacent secondary school and for the awkwardness of the existing junction. 4. Whilst the Parish Council has no comment to make at this time on the preference for the type of dwellings to be placed on this site it could be a way of fulfilling the need identified by HBBC for some sort of care home facility within the Borough. 5. This site does not impinge on Greenfield land of agricultural importance 6. This site does not need the settlement boundary to be moved – it can fulfil the Stoke Golding dwelling requirement for 59 dwellings without any extension of the settlement boundary. 7. The preference of Stoke Golding Parish Council is for this site to be used for dwellings and not for industrial units. 8. Recognition has been given by HBBC that Stoke Golding should receive only one major development and for all the above reasons this is where the community wishes overwhelmingly for it to be sited. Stoke Golding Parish Council notes that retention of the allotments on this site is only incorporated in the proposal for employment use (STO2B), the Council believes that allotments should be protected for what ever the use of this site is made. OTHER PREFERRED OPTIONS IN STOKE GOLDING: STG03 Willow Park Industrial Estate The Stoke Golding Parish Council believes this a key allocation for local employment and is in agreement with this preferred option On page 179 site selection and justification Appendix 2 document is in error in that it refers to “Thornton residents” instead of Stoke Golding residents STG04 Hall Drive (land off) The Stoke Golding Parish Council agrees with the continued use as an open space (recreation use) and community facility (the Village Hall) STG05 St Margaret’s C of E Primary School The Stoke Golding Parish Council agree with the designation - community facility. With the addition that the school playing field should be designated as a recreational green space STGO7 Land at the Church of St Margaret of Antioch The Stoke Golding Parish Council agrees with the designation of this being of an area of special character and open space STGO8 Land at Park House The Stoke Golding Parish Council agrees with the designation of an area of special character and open space The area comes within Stoke Golding Conservation Area and any development should reflect its importance it has within the village centre with the grounds to the front of the property designated as an open green space STGO9 Stoke Golding settlement boundary The Stoke Golding Parish Council wishes that current settlement boundary should be maintained. This is in keeping with our comments and proposals in STG01 and STGO2A/B STG11 ST Martin’s Catholic High School The Stoke Golding Parish Council agrees with the designation - community facility with the addition that the school playing field be designated as a recreational green space STG11 High Street and Station Road The Stoke Golding Parish Council agrees with this area being designated as a local service centre and that it is recognised as the primary retail and amenities provision within the village and believe this area should be maintained for this provision STG15 GYPSY AND TRAVELLER SITE: Stoke Golding – Preferred Option The Parish Council supports the HBBC Preferred Option for Stoke Golding which is in order to provide for gypsies and travellers in Stoke Golding by a four pitch extension to an existing site off Stoke Lane / Higham Fields Lane. Justification for the acceptance of the proposal: 1. This site is does not breach the settlement boundary and currently has personal planning permission for use as two residential gypsy and traveller pitches. 2. This proposal would include safeguarding the existing pitches for continued use by gypsies and travellers. 3. Policy 18 of the Core Strategy outlines the level of provision for gypsies and travellers that the Borough Council must meet up to the year 2016 and this proposal conforms to this requirement. 4. The methodology used for identifying potential gypsy and traveller sites includes and relies on exploring the potential to extend existing sites as a first stage. 5. Safe highways access is already in place 6. In terms of location and access to services and facilities, this site is in accordance with Policy 18 of the Hinckley and Bosworth Submission Core Strategy as it is located within a reasonable distance of Stoke Golding and the services and facilities found there. Additional areas proposed for the HBBC LDF SAD document: 1. Land off Bennett Close – footpath to Hinckley Road The Stoke Golding Parish Council wishes it to be designated as an open green space 2. The Hinckley Road Cemetery The Stoke Golding Parish Council wishes it to be designated as an community facility and an open green space 3. Wykin Road Cemetery The Stoke Golding Parish Council wishes it to be designated as an community facility, open green space and wild life area 4. ‘Green Wedge’ Between Settlements The Stoke Golding Parish Council wishes to include in the LDF development document that a ‘Green Wedge’ and an open space to be maintained between the village and other developed and urban areas In the Core Strategy, Para 3.28, it states: “Related to this is the need to avoid coalescence of settlements so that separate identities remain and the need to safeguard valuable assets such as conservation areas, listed buildings, sites of archaeological and cultural heritage interest, geology and landscape character.” 5. Areas within Stoke Golding Conservation Area The Stoke Golding Parish Council wishes to include in the LDF development document the areas within Stoke Golding Conservation Area that are in keeping with the Stoke Golding Conservation Area Document published June 2004 with emphasis in protecting vistas of land adjacent to the St Margaret’s School and Laburnum Cottage, Park House (STO 08), Land at the Church of St Margaret of Antioch (STGO7), the area known as the Blacksmiths Yard (adjacent to St Margaret of Antioch Church) and views of the village and Crown Hill from the Ashby canal. 6. Community Green Space – for future identification – no specific area proposed. The Stoke Golding Parish Council wishes that an additional area be identified as an community green space to enable the Parish Council to fulfil the requirements for a children and teen park area and enable Stoke Golding Parish Council to obtain at least a minimum quality score of 65% as listed in the HBBC Green Space Strategy, Policy 19 of the Core Strategy The area currently area off Hall Drive has limited scope for incorporating the required equipment. STOKE GOLDING ALTERNATIVE OPTIONS RESPONSES Stoke Golding Parish Council does not support the inclusion of the Alternative Options STO14, STG10ALT and STG13ALT and request their removal from the Site Allocations Document of the LDF STG14: Stoke Golding – Land adjacent to 45 & 46 Sherwood Road Option identified within the SAD document. Appendix 6 page 100 Justification for the removal of the proposal: 1. This site was put forward as an expression of interest for housing development as part of the Strategic Housing Land Availability Assessment and not for Gypsy or Traveller use. It is likely that there would be issues relating to land ownership. 2. This site would breach the settlement boundary and use greenfield land 3. The methodology used for identifying potential gypsy and traveller sites includes and relies on exploring the potential to extend existing sites as a first stage and this site has no history of gypsy or traveller activity nor is it an existing site. 4. Safe highways access is not in place 5. This site is not a Preferred Option for dwellings as Stoke Golding’s requirement should be satisfied by the use of the St Martin’s Convent site STG02a. 6. The STG15 Preferred Option of the Stoke Road/Higham Fields Lane site would include safeguarding the existing pitches for continued use by gypsies and travellers. 7. Policy 18 of the Core Strategy outlines the level of provision for gypsies and travellers that the Borough Council must meet up to the year 2016 and the STG15 Site Allocation means that Stoke Golding conforms to this requirement- through the identification of the STG15 Preferred Option of the Stoke Road/Higham Fields Lane using the methodology for identifying potential gypsy and traveller sites includes and which relies on exploring the potential to extend existing sites as a first stage. In addition safe highways access for STG15 is already in place 8. The site is a ridge and furrow field and as such has a historical element which should be respected and conserved 9. The 3 fields between Stoke Golding and Dadlington should provide a ‘Green Wedge’ between the settlements and not have any sort of development interrupting this status. STG10ALT: Stoke Golding Previous Ref: EoI 321 SHLAA Ref: As537 Description: South of village, east of Wykin Lane Suggested proposal: Allocation of approximately 0.2ha of the land for 4 pitches for use by gypsy and travellers. Justification for the removal of this proposal 1. This site was put forward as an expression of interest for housing development as part of the Strategic Housing Land Availability Assessment and not for Gypsy or Traveller use. It is likely that there would be issues relating to land ownership. 2. Although we recognise that gypsy and traveller sites can be placed in open countryside there is no justification for the breaching of the settlement boundary for this purpose. 3. There has been no history of gypsy and traveller activity on this site. 4. There is no safe highways access and its provision would be a major exercise and totally impractical given the distance from wider and more major roads. STG13ALT: Stoke Golding Previous Ref: n/a SHLAA Ref: n/a Description: Land off Stoke Lane, Stoke Golding Suggested proposal: Allocation of approximately 0.2ha of the land for 4 pitches for use by gypsy and travellers. Justification for the removal of this proposal 1. This site was put forward as an expression of interest for housing development as part of the Strategic Housing Land Availability Assessment and not for Gypsy or Traveller use. It is likely that there would be issues relating to land ownership. 2. Although we recognise that gypsy and traveller sites can be placed in open countryside there is no justification for the breaching of the settlement boundary for this purpose at this point. 3. This site is adjacent to an area of particular attractiveness and tourist potential and which is at present used for leisure activities such as boating, fishing and walking. 4. There has been no history of gypsy and traveller activity on this site. 5. There is no safe highways access and its provision would be a major exercise, out of keeping and totally impractical given the distance from wider and more major roads and the gradient of access roads and awkward right angle bends. 6. The site frequently holds lying water being the lowest point of the village with a large catchment area for surface drainage. 7. This site is in close proximity to the ‘Bath Piece’ which is a wharf with access to the Ashby Canal. A large number of residential canal boats are moored here. HBBC should take into account that a number of boat people already use the services and facilities of Stoke Golding. 8. The land is not suitable for any type of dwelling 9. The fields between Stoke Golding and Dadlington should provide a ‘Green Wedge’ between the settlements. ALTERNATIVE OPTION 1. Please note the following message from HBBC regarding this site. We would like to highlight the error which states that As544/EOI536 has already got planning permission for residential development and ask that it be amended. HBBC Site Allocations DPD
Dear Sir/Madam We have noted the anomaly in Appendix 6 for land off Roseway, Stoke Golding (As544 and EOI 536). It should read the same as the above text box, which is also As 544, but comes under a different expression of interest ref. number (EOI 409). This has been data based for amendments to be made, however, it might be worthwhile that when you make a representation to further highlight the error, if you haven’t already done so. Best Regards Kevin Roeton ALTERNATIVE OPTION 1. As544/EIN536
ALTERNATIVE OPTION 2 – As534/EIN238
ALTERNATIVE OPTION 3 – As537 EIN321 – STG10ALT
ALTERNATIVE OPTION 4 – As542/EIN196 and As543/248 and STG13ALT
OTHER SITES FROM ALTERNATIVE OPTIONS MAP
This concludes the Stoke Golding Parish Council response to the consultation regarding the HBBC LDF SAD March 2009 |
Kevin Roeton (Kevin.Roeton@hinckley-bosworth.gov.uk)