6 responses from Mr Julian Oston, Dallam Tower Estate
1. Mr Julian Oston, Dallam Tower Estate : 17 Apr 2012 15:33:00
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Policy/Site No.
LA1.3 Housing Allocations - M9M2-mod MILNTHORPE NORTH WEST OF MILNTHORPE
1.1 Do you consider that the South Lakeland District Council Land Allocations DPD is legally compliant?
Yes
2.1 Do you consider that the South Lakeland District Council Land Allocations DPD is sound?
No
2.2 If NO please identify which test of soundness your representation relates to by selecting the relevant option(s) below and completing section 2.3.
The DPD is not effective in that the document is not deliverable, flexible or capable of being monitored.
2.3 Please give details of the change(s) you consider necessary to make the South Lakeland District Council Land Allocations DPD sound, having regard to the test you have identified at question 2.2 above.
It would be helpful if you could state your proposed change to the DPD and the reasons why you think it is necessary.
The proposed development site has been included within the DPD despite a strong indication from the owners of the site that they do not wish for this site to be brought forward for residential development in its entirety. There are a number of reasons including:
1) Visual amenity. The site is on land that rises from 15 to 50m so is steep in nature and visible from the southern approach to Milnthorpe on the A6. The site will also be prominent from the westerly aspect and the Arnside and Silverdale AONB as well as the policies of Dallam Tower which is a Historic House. The Historic Houses Association response to the Draft National Policy Framework attaches great importance to the preservation of outlook and environment of Historic Houses.
2)Desirability. The concept of residential development surrounding employment sites is not aligned with market led demand. The properties on the east side of the development would have no outlook other than over Parkhouse coachworks and the commercial development site. This is not an attractive residential development site and any housing developer would look to weight the house distribution so that open market houses were on the west of the site with more open outlook and affordable housing would be on the east overlooking the adjoining commercial land. This would cause conflict at the detailed planning stage.
3)Sustainability. As increased residential accommodation is required in Milnthorpe then the landowner considers that the development would be best suited to the north east of site R151M. This land was within the previous draft housing land allocation and has been removed apparently on the grounds of landscape impact. The topography of this site is such that development would be less intrusive than on site M9M2-mod. The landform would enable screening particularly as land to the land to the south of site R151M is within the same ownership and could be utilised for screening. Highways access would be much more straightforward rather than increasing the traffic flow at the Milnthorpe traffic lights. Access could be gained more easily for pedestrians to the main services in Milnthorpe direct from the R151M site.
If the housing allocation for Milnthorpe is to be met from rounding off the existing development then the land to the east of site R151M is the more logical site for access and landscape reasons. There are also significant benefits in terms of a reduction in built environment and infrastructure through the provision of the housing allocation on one site as duplication of services can be avoided.
On these grounds the landowner is unlikely to bring site M9M2 - mod forward for residential development. The land is therefore not available or deliverable for residential development as required by the National Planning Policy Framework thus the Land Allocation DPD for this site is unsound.
Proposal - site M9M2- mod should be removed as a residential housing allocation and the site at R151M reinstated as per the previous draft land allocation plans as this land is available, deliverable and developable.
3.1 If your representation is seeking a change, do you consider it necessary to participate in the oral part of the examination?
NO, I do not wish to participate at the oral examination
3.2 If you wish to participate in the oral part of the examination, please outline why you consider this to be necessary.
To explain the position of the owner of site M9M2 - mod as there appears to be an assumption by outside consultants that landowners will bring forward any land that is allocated within the LDF process. This is not the case as landowners have wider considerations than short term financial gain and this has to be taken into account in finalising the land allocations.
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2. Mr Julian Oston, Dallam Tower Estate : 17 Apr 2012 15:30:00
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Policy/Site No.
LA1.3 Housing Allocations - R151M-mod MILNTHORPE SOUTH OF MILNTHORPE
1.1 Do you consider that the South Lakeland District Council Land Allocations DPD is legally compliant?
Yes
2.1 Do you consider that the South Lakeland District Council Land Allocations DPD is sound?
Yes
2.4 Use this space to explain your support for the South Lakeland District Council Land Allocations DPD.
As the landowner of site R151M the Dallam Tower Estate confirms that this site is available and developable meaning that it fufils the deliverabity requirement of the National Planning Policy Framework Document. The landowner has throughout the LDF process advocated the suitability of this site as was proposed in the interim land availability plan as a larger site which would accommodate most of the housing allocation for Milnthorpe. We believe that the site is sustainable through its proximity to the primary school and market square with the associated service providers. Dallam Secondary School would also be accessible via a footpath link from the north west end of the site without having to cross the main A6.
Careful design and landscape work would mitigate the impact upon the landscape through ensuring that the development did not breach the skyline when viewed from the west. As most of the original allocation site was behind existing built environment any new development would be largely hidden and would be viewed as an extension of an existing man made landscape feature rather than a new intrusion into the landscape.
We therefore suggest again that this site is returned to its original larger specific allocation to provide the required housing for Milnthorpe to compensate for the housing land which is not available to the north west of the settlement on site M9M2 - mod. This would ensure that Milnthorpe receives the same level of new housing to meet its needs and ensure the Land Allocations DPD is “effective” and therefore “sound” in terms of meeting the housing requirement set out within the Core Strategy. This would result in a single allocation which could provide a minimum of 155 residential dwellings to be released in Phases 1 and 2 of the Allocations DPD.
3.1 If your representation is seeking a change, do you consider it necessary to participate in the oral part of the examination?
NO, I do not wish to participate at the oral examination
3.2 If you wish to participate in the oral part of the examination, please outline why you consider this to be necessary.
to represent the position of the landowner vis a vis deliverability of sites.
Please tick the box if you wish to be notified when the document is submitted, published and adopted.
Please notify me
3. Mr Julian Oston, Dallam Tower Estate : 17 Apr 2012 15:48:00
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Policy/Site No.
LA1.8 Local Employment Allocations - E13M MILNTHORPE LAND ADJ MAINLINE BUSINESS PARK
1.1 Do you consider that the South Lakeland District Council Land Allocations DPD is legally compliant?
Yes
2.1 Do you consider that the South Lakeland District Council Land Allocations DPD is sound?
Yes
2.4 Use this space to explain your support for the South Lakeland District Council Land Allocations DPD.
The landowner confirms that site E13M-mod is available and developable for employment use. The site is adjacent to an existing distribution hub and is the logical location for any employment allocation for the Milnthorpe area which can not be accommodated within the settlement itself for reasons of scale or access. There are options to improve the transport infrastructure both on the rail and road network although the road improvements will require third party cooperation by the Crooklands Canal Bridge. A rail siding has been costed and is under consideration but the cost of the siding will require the larger land allocation proposed to provide commercial viability.
The development of this site would enable a large local employer to retain businesses within the SLDC and not have to relocate to larger sites outside the region with the associated loss of local employment.
3.1 If your representation is seeking a change, do you consider it necessary to participate in the oral part of the examination?
NO, I do not wish to participate at the oral examination
3.2 If you wish to participate in the oral part of the examination, please outline why you consider this to be necessary.
if considered necessary by the inspector to confirm the availability of this site.
Please tick the box if you wish to be notified when the document is submitted, published and adopted.
Please notify me
4. Mr Julian Oston, Dallam Tower Estate : 17 Apr 2012 16:17:00
A typed or handwritten document was submitted. This has been scanned and can be downloaded below:
Before completing this online representation please tick the box to show you have read the 'Guidance Notes for Making a Representation'
I have read the guidance notes
Policy/Site No.
LA1.8 Local Employment Allocations - M9M1-mod MILNTHORPE LAND ADJACENT TO BRIDGE END BUSINESS PARK, PARK ROAD
1.1 Do you consider that the South Lakeland District Council Land Allocations DPD is legally compliant?
Yes
2.1 Do you consider that the South Lakeland District Council Land Allocations DPD is sound?
Yes
2.4 Use this space to explain your support for the South Lakeland District Council Land Allocations DPD.
NB The following supplementary information was submitted on 5th July 2012 and is accompanied by a plan (see attached document)
[I have an opportunity to look at this with my clients earlier and they feel that the area of land tinted green is the land that they would consider bringing forward for employment use. For reference the land shown yellow belongs to the Houghtons and is the land that is laid out for development already. Anything further to the north of this line will be very visible from the Tower . The green land extends to around 1.07ha.]
The landowner confirms that this site is available and developable and thus deliverable under the requirements of the National Planning Policy Framework. As the land is adjacent to an existing employment site ref EEA47, an exisiting set of farm buildings and a small business park the use proposed is consistent with the existing land usage. We note that the size of the site has been reduced from previous land allocation plans to enable the expansion of site M9M2 - mod for residential purposes. As the landowner feels that residential use on site M9M2 - mod is not compatible with the existing employment use in site EEA47 a modest expansion in the size of site M9M1-mod on the lower levels of site M9M2- mod might be considered favourably.
3.1 If your representation is seeking a change, do you consider it necessary to participate in the oral part of the examination?
NO, I do not wish to participate at the oral examination
3.2 If you wish to participate in the oral part of the examination, please outline why you consider this to be necessary.
if required by the inspector to confirm land availability.
Please tick the box if you wish to be notified when the document is submitted, published and adopted.
Please notify me
5. Mr Julian Oston, Dallam Tower Estate : 30 Apr 2012 13:22:00
Before completing this online representation please tick the box to show you have read the 'Guidance Notes for Making a Representation'
I have read the guidance notes
Policy/Site No.
LA1.3 Housing Allocations - Site Omission
If you have selected a ‘Site omission’ please enter the site reference or location and relevant policy below
R462M
1.1 Do you consider that the South Lakeland District Council Land Allocations DPD is legally compliant?
Yes
2.1 Do you consider that the South Lakeland District Council Land Allocations DPD is sound?
Yes
2.4 Use this space to explain your support for the South Lakeland District Council Land Allocations DPD.
As the landowner of site R151M the Dallam Tower Estate confirms that this site is available and developable meaning that it fufils the deliverabity requirement of the National Planning Policy Framework Document. The landowner has throughout the LDF process advocated the suitability of this site as was proposed in the interim land availability plan as a larger site which would accommodate most of the housing allocation for Milnthorpe. We believe that the site is sustainable through its proximity to the primary school and market square with the associated service providers. Dallam Secondary School would also be accessible via a footpath link from the north west end of the site without having to cross the main A6.
Careful design and landscape work would mitigate the impact upon the landscape through ensuring that the development did not breach the skyline when viewed from the west. As most of the original allocation site was behind existing built environment any new development would be largely hidden and would be viewed as an extension of an existing man made landscape feature rather than a new intrusion into the landscape.
We therefore suggest again that this site is returned to its original larger specific allocation to provide the required housing for Milnthorpe to compensate for the housing land which is not available to the north west of the settlement on site M9M2 - mod. This would ensure that Milnthorpe receives the same level of new housing to meet its needs and ensure the Land Allocations DPD is “effective” and therefore “sound” in terms of meeting the housing requirement set out within the Core Strategy. This would result in a single allocation which could provide a minimum of 155 residential dwellings to be released in Phases 1 and 2 of the Allocations DPD.
3.1 If your representation is seeking a change, do you consider it necessary to participate in the oral part of the examination?
NO, I do not wish to participate at the oral examination
3.2 If you wish to participate in the oral part of the examination, please outline why you consider this to be necessary.
to represent the position of the landowner vis a vis deliverability of sites.
Please tick the box if you wish to be notified when the document is submitted, published and adopted.
Please notify me
6. Mr Julian Oston, Dallam Tower Estate : 30 Apr 2012 13:27:00
Before completing this online representation please tick the box to show you have read the 'Guidance Notes for Making a Representation'
I have read the guidance notes
Policy/Site No.
LA1.3 Housing Allocations - M9M2-mod MILNTHORPE NORTH WEST OF MILNTHORPE
1.1 Do you consider that the South Lakeland District Council Land Allocations DPD is legally compliant?
Yes
2.1 Do you consider that the South Lakeland District Council Land Allocations DPD is sound?
No
2.3 Please give details of the change(s) you consider necessary to make the South Lakeland District Council Land Allocations DPD sound, having regard to the test you have identified at question 2.2 above.
It would be helpful if you could state your proposed change to the DPD and the reasons why you think it is necessary.
The landowner confirms that this site is available and developable and thus deliverable under the requirements of the National Planning Policy Framework. As the land is adjacent to an existing employment site ref EEA47, an exisiting set of farm buildings and a small business park the use proposed is consistent with the existing land usage. We note that the size of the site has been reduced from previous land allocation plans to enable the expansion of site M9M2 - mod for residential purposes. As the landowner feels that residential use on site M9M2 - mod is not compatible with the existing employment use in site EEA47 a modest expansion in the size of site M9M1-mod on the lower levels of site M9M2- mod might be considered favourably.
3.1 If your representation is seeking a change, do you consider it necessary to participate in the oral part of the examination?
NO, I do not wish to participate at the oral examination
3.2 If you wish to participate in the oral part of the examination, please outline why you consider this to be necessary.
if required by the inspector to confirm land availability.
Please tick the box if you wish to be notified when the document is submitted, published and adopted.
Please notify me
