Response from Mr David Mervin, Arnside Parish Plan Trust
1. Mr David Mervin, Arnside Parish Plan Trust : 13 Apr 2012 15:48:00
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Policy/Site No.
LA1.3 Housing Allocations - R81 ARNSIDE REDHILLS ROAD
1.1 Do you consider that the South Lakeland District Council Land Allocations DPD is legally compliant?
No
1.2 If NO please identify which test of legal compliance your representation relates to by selecting the relevant option(s) below and completing section 1.3.
The DPD has not had regard to national policy and does not conform generally with the adopted Core Strategy and (until it is abolished) the Regional Spatial Strategy
1.3 Please give details of the change(s) you consider necessary to make the South Lakeland District Council Land Allocations DPD legally compliant, having regard to the test you have identified at question 1.2 above.
It would be helpful if you could state your proposed change to the DPD and the reasons why you think it is necessary.
Withdrawal of R81 from the DPD in that it has not had regard to national policy as expressed in the National Planning Policy Framework.
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 consistent with national policy.
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.
Withdrawal of R81 from the DPD in that it is at odds with national policy most particularly as expressed in the National Planning Policy Framework.
The proposal for 30 dwellings on land at Redhills Road, Arnside is not ‘sound’ in that it is not, in a number of respects, consistent with national policy as expressed in the National Planning Policy Framework.
1. Part 11 of the NPPF titled Conserving and Enhancing the Natural Environment includes paragraph 115 which says “Great weight should be given to conserving landscape and scenic beauty in National Parks, the Broads and Areas of outstanding Natural Beauty, which have the highest status of protection in relation to landscape and beauty”. The paragraph that follows goes on “Planning permission should be refused for major developments in these designated areas except in exceptional circumstances and where it can be demonstrated they are in the public interest”. There can surely be no doubt that substantial development on this site, in an Area of Outstanding Natural Beauty, would be contrary to the letter and the spirit of these expressions of national policy.
2. Paragraph 28 of the NPPF in the section headed Supporting a Prosperous Rural Economy , includes the wording, “support sustainable rural tourism and leisure developments that benefit businesses in rural areas, communities and visitors and which respect the character of the countryside.” Tourism is, of course, Arnside’s principal industry with businesses in the community heavily dependent on attracting visitors. A major tourist resource for the village is its network of footpaths and one of the most heavily used such paths is that which runs alongside the land proposed for development. This path is a major route for tourists proceeding to and from Arnside Knott and at present it provides for a pleasant walk beside an open field, whereas the building of 30 dwellings would reduce it to a tedious toil through a housing estate. In other words the amenity value of this green field site would be lost, with adverse consequences for tourism.
3. Paragraph 75 of the NPPF in that part concerned with Promoting Healthy Communities notes that “Planning policies should protect and enhance public rights of way and access”. As argued above, far from protecting and enhancing the public right of way in question, housing development would significantly harm it. It is moreover not just a path valued by tourists, it is also extensively used by local residents, by runners and walkers, by people going to the shops or exercising their dogs and by children going back and forth to school.
4. Paragraph 76 of the NPPF emphasises the importance of local communities being “able to identify for special protection green areas of particular importance to them” where new development would be ruled out “other than in very special circumstances”. There is no question but that the particular piece of green space where this development is planned is much valued by the local community. For more than a quarter of a century Arnside residents have fought to fend off development on this site. The Village Society came into being for that very purpose; petitions have been circulated, the most recent raising more than 500 signatures. Arnside Parish Council has repeatedly expressed the view that this is an important open space that should not be built on, a view that Arnside Parish Plan Trust is vigorously restating in its formulation of a new village plan.
Similarly, the manager of the Arnside AONB has said in her response to the previous consultation“This site is a highly valued important open space, referred to locally as ‘The Common’. The site is grassland potentially suitable for hay meadow restoration consistent with AONB management plan objectives. This would not be 'infill' development and if developed would have an impact on the character of the village”.
The Chairman of the AONB Landscape Trust said, meanwhile, "R81 is an important open space within the village …. which plays an important role in counteracting a feeling of overcrowding in the village layout. New housing on this site will consolidate the developed area and initiate a move from a village atmosphere to a more urban one. The Landscape Trust OBJECTS to this site being developed."
It is surely the case that there is overwhelming evidence of this local community being convinced, in the words of the NPPF, that this is a green area “of particular importance to them” where development should be ruled out “other than in very special circumstances.”
3.1 If your representation is seeking a change, do you consider it necessary to participate in the oral part of the examination?
YES, I 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.
So that I can give due weight to the powerful objections to this proposed development held, not just by me personally, but also throughout the Arnside community.
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