Save Our Village
Wednesday 4 January 2012
Present:
Duncan Rudge MHDC
Rosie Murray MHDC
Alan Madsen WRAG
Mick Davies WRAG
Summary
1. Explained the origin, aims, scope and constitution of the WRAG. Founded to oppose inappropriate development in Welland by informing and influencing key participants in the planning process. The group is not opposed to all development but is keen to support that which is appropriate.
2. Expectations from the meeting were concerned with gathering information on the SWDP process including next steps and milestones and with understanding the outcome of the SWDP Preferred Options feedback In particular the discussion of potential new housing sites that may come from the public consultation, and including the status of the Lawn Farm site.
Village Categorisation
3. Some feedback had challenged the Category 1 status of Welland.
It was explained that the category status represented the facilities and resources of the village at a point in time and that changing facilities could skew the results over time. Categorisation is only intended as a guide to give an indication of the comparative sustainability of the village.
The data on villages was in the process of being reviewed now ( it is being reviewed annually as part of the SWDP process) and the categorisation would be revisited before the Plan was republished in May 2012.
SWDP Process.
4. The representations to the SWDP were currently being processed and it is likely that there would be some changes and amendments both to site allocations and to policy in response to the public consultation.
The current timetable for publication of the plan is as published previously with submission to the Secretary of State in September 2012 in order to be examined before an independent hearing ( Public Inquiry).
Further Consultation
5. Significant changes and additions to the revised plan will be subject to ’targeted’ consultations (as opposed to a re-consultation on the whole plan) with affected communities and service and infrastructure providers. This is likely to be in the May / June 2012 timeframe. This process will be communicated through the Parish Councils and will consist of consultation events in relevant areas.
New Site Allocations
6. Sites had not been allocated to Welland under the draft SWDP (Preferred Options) as it was considered that the limitations of the village would preclude any major development, and it was considered that there were no appropriate sites at the time the public consultation took place. Notwithstanding this, during the consultation several new sites and several previously eliminated sites had been put forward by landowners for Welland. These include the Lawn Farm site, the Pheasant P.H site and three other sites adjacent to the settlement boundary. These sites are presently being assessed for suitability through the Strategic Housing Land Availability Assessment (SHLAA) update, and will be considered by a Developability Panel that will be convened in February 2012. It is expected to publish the latest findings of this Strategic Housing Land Availability Assessment in April.
If sites are not excluded at that stage they will go forward for consideration by the Joint Advisory Panel (a Panel of Members from the three District authorities) who will recommend allocation of sites and estimates of housing numbers to feed into the revised SWDP.
Lawn Farm Development
7. Michael Robson from Cerda Planning had met with MHDC planners during November and had reported the feedback from their 8 November presentation in the village. He had reported 210 attendees, the majority (c.80%) expressing a need for some housing in the village and a number (c.35%) stating that Lawn Farm was potentially a suitable site.
Subsequently Cerda had submitted through the formal consultation process a proposal for the Lawn Farm site to be considered for housing development under the SWDP albeit the site does not meet the existing SWDP criteria. That proposal is currently being inputted and details of the submission will be available to view on the SWDP web-site shortly.
The Settlement Boundary
8. The availability of suitable sites in Welland was limited by the density of housing within the settlement boundary and by the absence of suitable sites coming forward from landowners and developers. Consequently, with no land available there had been no allocation of housing in Welland in the Preferred Options Document.
The planners considered that the identification of new sites adjacent to the settlement boundary was potentially supportive of progressive and sustainable development in the village. They expressed the view that local objections to any extension to the settlement boundary might not be helpful in the context of future planning appeals held against the background of emerging legislation and guidance.
The Long Game
9. Uncertainty persists in the development of the ‘new’ planning laws and ‘new’ guidance and their application through normal planning application channels and through the appeals process. Developers are working in many ways to establish approvals in this changing environment and to build cases for their appeals should their plans be rejected. In Malvern Hills District a key appeal is imminent in a case in Tenbury, the outcome of which will establish if the Council has a sufficient current supply of future housing sites ( as required by legislation). If not, the Council could be expected to approve some more housing developments ahead of the adoption of the SWDP.
Access
10. The Planners expressed their comfort with this sort of communication with the public and stressed the availability of this communication channel.
Future information
11. WRAG will be included on the electronic distribution of the weekly digest of planning applications published by MHDC.