Response from Mr Pete McSweeney, Arnside Parish Plan Trust
1. Mr Pete McSweeney, Arnside Parish Plan Trust : 30 Dec 2016 09:48:00
Please make your comments in the box below and refer specifically to the number of each site / policy you are commenting on.
Arnside Parish Plan Trust is pleased to have been consulted about the Draft DPD Plan for Arnside & Silverdale AONB.
The Trust’s observations are summarised below;
1. General presentation of the DPD document and the proposed policies.
APPT considers that this is a very well-constructed document which is a considerable improvement on the last plan.
This latest version has a clear structure which;
• clarifies the statutory responsibilities of SLDC and LCiC together to manage, protect and enhance the special qualities of this AONB as embodied in the policies laid down in the NPPF and other relevant legislation,
• states clearly that “A key reason for preparing this DPD is to place development more clearly in the context of the primary purpose of the AONB – to conserve and enhance the natural beauty of the area - and to put this purpose at the heart of planning for the AONB”,
• goes on to propose that “A landscape capacity-led approach to development will be taken in the AONB”,
• and then proposes the strategies and development policies which should be applied to achieve those objectives.
2. Impact of these policies on proposed land allocations.
APPT is pleased to see that the document sets out a clear set of criteria for the selection of sites suitable for development or other purposes within the overall objective of “a capacity led approach”. It is very important that these criteria are adhered to despite pressure from commercial developers and other interested parties to compromise for some sites.
APPT notes that the proposed policies have the following principal effects;
• development land will be allocated within the assessed capacity of the AONB landscape to absorb it without undermining the AONB’s special qualities,
• housing needs will be set in that context and any excess of essential need over the AONB landscape capacity can be accommodated elsewhere,
• clear criteria are set out for assessing sites to meet those policies. While there may be differing views on the detail of some sites offered by interested parties, APPT considers that the current proposals are appropriate and should go forward for approval,
• as the document states, “in order to ensure that new development in the AONB meets local needs, proposals for new housing development will be supported where they deliver at least 50% affordable housing.”
It is extremely important that this policy is adhered to despite the dilemmas it poses regarding “viability”.
APPT understands the viability issues that this policy presents to commercial developers but considers that they are not a key concern when set against the core objectives of AONB or against the alternatives available.
The essential local need in this area is for social rented housing because even under the proposed 50% ratio, for many residents, private housing is still unaffordable even at a 20% discount from normal market housing prices.
Relying on commercial developers to fund social rented housing is only likely to succeed if they can produce large numbers of profitable market housing to cover the cost. But that would require large amounts of land in the AONB to be sacrificed to deal with what is, in effect, a case of market failure in the national housing market.
Because “the primary purpose of the AONB – is to conserve and enhance the natural beauty of the area” it is necessary to implement “the highest status of protection” as directed by the NPPF.”
A higher ratio of market housing would use up more land than necessary and would seriously compromise that purpose.
There is therefore no justification to compromise on this policy by increasing the ratio of market housing because market housing is not part of the essential need within the AONB.
APPT therefore recommends that this dilemma should be resolved by giving priority to those sites where partnerships with Housing Associations and other providers of social rented housing can be established.
If that is insufficient, the focus should be on providing the essential social rented housing need in sites outside of, but adjacent to, the AONB, rather than conceding to developers demands for more land for market housing within the AONB.
Such a policy would both protect the landscape and provide the essential local need.
3. Interim planning applications
As it will take some time for this DPD to become approved fully by SLDC and LCiC, APPT urges that in the interim until the process is complete, both authorities should adopt the planning approval principles for the AONB area embodied in this draft DPD.
It may also be helpful to include a section listing the planning permissions already granted within the AONB. There are a significant number of new dwellings (including affordable housing) already provided for, and they should be included to complete the overall picture of land use within the AONB.
4. Conclusion
Subject to the above, APPT is pleased to recommend that the current draft DPD document is put forward for approval.
Are there any other topics or issues that you wish to raise?
No thank you
Do you have any comments to make on the Draft Sustainability Appraisal Report or Habitats Regulations Report associated with the Draft DPD?
No
