Examination of the Joint Core Strategy (JCS) for Gloucester, Cheltenham and Tewkesbury has been continuing over the summer.
Further to the publication of the Inspector’s Interim Report, issued on the 31st May, hearing sessions took place between the 19-21 July 2016.
The purpose of these sessions was for the Inspector to discuss the implications of the Interim Report with the JCS Authorities with a view to reaching an acceptable position on the main modifications, which are currently being drafted.
Focus points for the hearings:
The hearings focussed on outstanding matters which largely related to housing supply and site allocations, including:
- Re-consideration of the Cheltenham part of the Leckhampton allocation after the Bovis/Miller challenge to the Secretary of State decision on site;
- a review of the Green Belt;
- housing land supply, reserve sites and additional allocations.
In response to the hearings, the Inspector has provided a note to summarise the key points of discussion. Meanwhile, the JCS team are drafting the main modifications, for review by the Inspector on the 19th September 2016.
Hearing outcomes:
The following key points were raised as part of the hearings:
Leckhampton – Cheltenham side:
We wrote previously about the Bovis/Miller scheme which was called in by the SOS. We flagged the potential complications of the decision to refuse the scheme as the site had been allocated in the JCS and had been included in the figures for 5YHLS.
After extensive review, the Inspector confirmed that the proposed allocation at Leckhampton can be distinguished from the Bovis/Miller outline application, stating:
‘Although the appeal decision found that there would be severe cumulative traffic impacts resulting from the appealed development, the same would not necessarily be true of all schemes. An alternative scheme could prove to be acceptable’
The Interim Report recommended that the Cheltenham part of the site be allocated for only a modest level of built development; 200 dwellings as opposed to 764. Any development for the site in future should be designed to preserve the view of Leckhampton Hill from the corner of A46 and Kidnappers lane, to mitigate concerns over landscape, visual impact and the site’s location within an AONB.
Leckhampton – Tewkesbury side:
The Inspector flagged that regardless of a recent planning permission for infrastructure relating to the site West of Farm Lane, it continues to be the case that the land of West of Farm Lane should not be allocated.
Green Belt review:
Due to the removal of Leckhampton as an urban extension, smaller Green Belt sites should be re-considered. So as not to delay the JCS, it was proposed that these sites be allocated through the emerging Cheltenham Local Plan.
In the meantime, the West Cheltenham Safeguarded Land has been deemed suitable for removal from its Green Belt designation.
Uplift:
A 5% uplift in housing should remain which will provide for a requirement of 35,175 dwellings. It is felt that there are sufficient sites to meet the requirement at least for the next 10 years.
Review:
A 10% buffer as opposed to a 25% buffer has been proposed to avoid corrective action being taken too soon. A less than 75% trigger in 3 consecutive years for strategic allocations is deemed to be a sound basis for review.
Additional sites:
Additional strategic site analysis is proposed for Twigworth, Winnycroft, West Cheltenham, Fiddington with further work to be carried out by the JCS team to enable their potential allocation within the JCS.
Next steps:
The main modifications will be sent to the Inspector for review by 19th September, then to the Council Members of the three districts for approval, followed by a minimum of 6 weeks public consultation.
It is encouraging to see that there is so much debate, discussion and a keenness to find solutions. Proposals for the careful release of non strategic Green Belt sites as part of the solution to help alleviate the pressure on meeting housing need and supply is forward thinking and welcome.
About us:
Plainview Planning provide expert planning support across the developer, commercial and householder sectors. If you have a site you feel may be suitable for development and want to better understand how the emerging GCT JCS may impact on your development proposals, contact our team today to see how we can best assist via cheltenham@plainview.co.uk or 02142 501003.