Churchstanton Parish Public Meeting

• Site Allocations and Development Management Plan (SADMP)- Preferred Options

• Purpose• Key stages• Sustainability Appraisal (SA)• Context• Ford House Farm• Housing trajectory 2008-2028 (rest of Borough)• Question CH1

• Public Open Space Newberry Farm• Parish Council View• Offer• Remedial Works• Storm Water retention• Restrictive covenant• Cost/benefit analysis

TDBC Site Allocations and Development Management Plan

(SADMP)- Preferred Options

Consultation EventChurchinford Village Hall, Taunton Road, TA3 7RG

Wednesday 4th December

3.30-7pm

SADMP Preferred Options Plan

• PurposeThe purpose of the Site Allocations and Development Management Plan (SADMP) is:• To set out a range of smaller allocations across the

Borough consistent with the Core Strategy and in particular, the settlement hierarchy established by Policy SP1 of the Plan; and

• To define development management policies, where necessary, to ensure that sustainable development is delivered in accordance with the principles of the Taunton Deane Core Strategy and National Planning Policy Framework (The Framework).

SADMP Preferred Options Plan•Key Stage / Milestone Anticipated Date

•Issues and Options consultation Jan/Feb 2013

•Preferred Options consultation Oct/Nov 2013

•Published Plan stage July 2014

•Submission of Plan to Secretary of State October 2014

•Independent Examination February 2015

•Adoption of Plan May 2015

This document is available through the following link on TDBC website: http://consultldf.tauntondeane.gov.uk/portal

SADMP Preferred Options Plan

The Preferred Options stage• The Council’s ‘Preferred Options’ Plan. Takes into account

some of the responses raised through the consultation by the community and parish councils as well as key stakeholders like the County Council, Environment Agency and utilities providers.

• Undertaken a full assessment of all identified options. This has included a draft Sustainability Appraisal (SA).

• The SA is an important way to ensure that decisions in plan-making are based upon a rigorous and robust assessment of all realistic options. It considers the anticipated sustainability implications of adopting a particular policy approach or land allocation. The Council’s draft Sustainability Appraisal is available through the following link: http://consultldf.tauntondeane.gov.uk/portal .

SADMP Preferred Options Plan

Context• 2.159 The Core Strategy has identified Churchinford as one of five Minor

Rural Centres. Between these Centres, allocations of at least 250 net additional dwellings will be made. New housing development at the Minor Rural Centres will include an appropriate balance of market and affordable housing together with some live-work units where appropriate.

• 2.160 Only one site in Churchinford was identified as potential allocation in the SADMP Issues and Options consultation. This site is situated to the south of the village centre. Over the course of the consultation no further potential development options have been put forward. Likewise, no small-scale amendments to the defined settlement limits were suggested through the consultation process although the Council proposes to include the recent development at Newberry Farm within a revised settlement limit.

• 2.161 Over the course of the public consultation, we received around 127 responses that related specifically to proposals at Churchinford.

• 2.162 A planning application on the Ford House Farm site was submitted to the Council in Spring 2013.

SADMP Preferred Options PlanPreferred Option(s)• 2.168 Ford House Farm is the only site at Churchinford

submitted to the Council as being available to meet the village's housing requirements set out in the Core Strategy. The Council considers that the Ford House Farm site is suitable for allocation in the SADMP provided that the visual impact of the development is carefully managed through design principles that respect the character of the settlement. Development would need to integrate Sustainable Urban Drainage in order to reduce run-off water. In order to assist appropriate development of the site, the published plan will contain details on design, access, landscaping and other related planning matters.

SADMP Preferred Options PlanQuestion CH1 for you and the Parish Council to answer• a. Are there any over-riding reasons why Ford

House Farm should not be included for allocation within the SADMP?

• b. What specific matters of detail should be addressed through an allocation on the Ford Farm site?

Public Open Space Newberry Farm

Parish Council view

Churchstanton Parish Council meeting on Wednesday 9th October 2013 at 7.30pm.• AGENDA Newberry Farm s106 Agreement-to receive an update report

of the Community Open Space, its current condition and to consider pre-application consultation of proposed development of 8 Houses on half of the Open Space, with 3 affordable, 2 social and handover of the shop and flat.

• MINUTES Newberry Open Space s106 Agreement-resolved that the Council should not be providing support for any development proposal until the land was secured by the Council. It was agreed to organise a Public Meeting on Monday 11th November and for any decisions of that meeting to be taken to the next Council meeting on Wednesday 13th November. It was stated by the developer, Mr A Lehner, that he would provide a letter of intent to this effect and to even include a penalty on West of England Developments. If the land could not be transferred before the Public Meeting, it was agreed that a very clear and tight letter of intent is to be legally agreed.

OFFER

• West of England would want the opportunity for further development on the area detailed as public open space in the Newberry Farm 106 agreement and would want the following proposal to be considered by the Parish Council:

• 50% of the public open space area (lower section adjacent to Newberry Patch boundary) is offered to WofE for construction of 8 houses:

• 3 No. Market value.• 3 No. Low cost/housing association provision.• 2 No. To be given to the community/parish council. FOC. For sale or

rental as community/council sees fit.• Approximately 1.25 acre of the field (upper section) to be given to

community is public open space as per current agreement• Current shop premises to be given to the community/parish council.

FOC.

NEWBERRY PUBLIC OPEN SPACE. REMEDIAL WORKS SCHEDULE ACCEPTED 11 NOV 2013

PRIME OBJECTIVE: To provide remedial works during early spring that will result in:• The full field having a uniform, stable and stone free surface that is consistent with adjacent

grades.• The full field being seeded such that an established grass covering develops that is suitable

for use as a public open space.• All works (to include all necessary labour, equipment and materials) to be provided by West

of England Developments Limited :• The field perimeter is made stock proof. Sheep are maintained on the field during the winter

period. The purpose is to control existing vegetation.• In Early Spring stock is moved off area to allow leaf cover to develop. Any areas showing high

density of established weeds (such as docks) to be sprayed off with an appropriate systemic herbicide. Areas to be agreed with council prior to works. Purpose to ensure locally high density of established perennial weed does not compete with the establishing grass cover.

• 7-10 days after treatment whole field area ploughed, areas of compaction broken up and soil prepared (to include stone picking and/or burying) to a stable tilth appropriate for sowing grass seed. Requirement for any fertiliser application to be resolved.

• Whole field sown with an appropriate grass seed mix at an appropriate density for public open space usage. Seed mix to be discussed and agreed with Parish Council OR Parish Council provides specification.

• All works to be timed such that Germination is optimal and grass cover establishes without the need for artificial irrigation.

RE-INSTATED HEDGEBANK accepted today

Hedgebank to be re-worked on the basis of one of the following options. Any works to be co-ordinated within the general schedule so as not to impact on prime objective. The two options:• Size and volume of current hedgebank is excessive.

Dimensions to be reduced. All surplus material to be either removed from site OR spread across the general field provided that its spreading does not impact on the prime objective. Re profiled hedgebank to be planted with native hedgerow species as appropriate.

• All bank material is removed from site OR spread across the general field provided that its spreading does not impact on the prime objective.

NEWBERRY PUBLIC OPEN SPACE. REMEDIAL WORKS SCHEDULE accepted 11 NOV 2013

• £5000.00 lodged today as security that West of England (WoE) will provide remedial works that will probably follow transfer of the land to the Parish.

• These terms to be discussed and finally agreed at the Parish council meeting on 13th Nov 13.

NEWBERRY POS Storm Water Retention feature

Extension to site at Churchinford• Current Storm Water feature, beneath the Playspace, is

not part of the POS to be handed over.• Road is drawn to avoid any impact on the installed

feature.• Re-positioned play area is over the Storm Water system

– little/no structural impact.• No construction over the Storm Water system proposed. • All liabilities associated with this feature that could

impact on the community land will remain with WofE.

Restrictive covenants on development on the Public open space

• ‘The transferee covenants with the transferor that the transferee will not use or permit the land shown on the Plan hereto to be used for any purpose other than for agricultural or as playing field or public open space’, 13th Oct ‘99

• This passes to Churchstanton PC when the land is transferred

• The covenant can be lifted in consideration of an amount of money to the original covenantor.

Cost/benefit analysis

• TDBC aware that WofE would be putting forward this proposal and could become 'another preferred scheme for the Churchinford MRC’, if it gave real community benefit consistent with the Core Strategy - such as provision of affordable housing.

• Provision of 12 houses as part of the Newberry Development would contribute to the Core Strategy allocation for Churchinford. As these houses have now been delivered it could be argued that these 12 should be set against the allocation of 20 for the village.

• TDBC are aware that the poorly conceived s106 agreement means that WofE know there is an opportunity for retention of the POS land.

Cost/benefit analysis

• Proposed plots 1,4 and 5 as low cost housing. Plots 2 and 6 would belong to the parish. Plots 3, 7, and 8 as market housing.

• Houses or cash to the parish for plots 2 and 6 (cash circa £200,000).

• No guarantee that TDBC will give permission for development on POS, although it fits the Core Strategy and Sustainability criteria

• No guarantee that development on the POS will prevent Ford Farm Field site coming forward, but it strengthens the Sustainability and community benefits arguments

Cost/benefit analysis

• Parish Council meeting (7.30pm 13th Nov 13) where the decision will be made whether the Parish supports the inclusion of this site as a preferred option in Taunton Deane’s SADMP for Churchinford as a Minor Rural Centre.

• TDBC Consultation 4th Dec