The Broad Area of Interest for West Hockley should be extended to include additional land to the west of Hockley including Site 47 as identified in Appendix 1 (Call for Sites). As currently presented the Broad Area of Interest is too narrowly defined and excludes genuinely sustainable and reasonable options to accommodate the (current, draft) proposal for 50 homes in the as yet unadopted Core Strategy. There are a number of reasons to justify the inclusion of land at 57 High Road, Hockley as a reasonable option to be tested in this DPD. We can advise as follows:
(1) There are no known constraints that would prevent the development of this site. It should be noted that there is an existing dwelling on the site with mature landscaping. A number of these trees can be safeguarded to ensure that development is situated within an attractive, landscaped setting. With regard to further trees to the rear, these comprise the remains of a much wider orchard, which is reaching the end of its natural life. Although these trees are an attractive part of the garden, they have no wider benefit in terms of the character and appearance of this area.
(2) We are not aware that this site is a habitat for any protected species. However, given the size of the curtilage and the mature landscaping, some of the trees could well be habitats for bats. Nonetheless, the presence of protected species is not necessarily an impediment to development but great care would need to be taken in carrying out development. It is accepted that it would be appropriate for an ecological study to be carried out to assess this matter prior to development. Additionally, the precautionary approach we are suggesting for this site in relation to bats also applies to sites WH1, WH3 and WH4 all of which include mature trees/hedgerows at an interface between development and countryside.
(3) We are not aware of an archaeological significance to the land. Furthermore the site is not within any defined flood risk zone, This site is also not within a Conservation Area nor is the existing building a listed building. There are no known contamination issues on the site.
(4) As the Local Planning Authority's assessment in Appendix 1 states, the site is well related to services, within walking distance of Hockley and close to the railway station. The site has good access onto the highway network at High Road in stark contrast to the five site options currently being presented in the consultation document. The site is within 100 metres from bus stops. The site is also only a 20 minute walk from Hockley railway station. Furthermore, there is very good access, within walking distance, to schools and local shops.
(5) It is recognised that the site is within the Metropolitan Green Belt. The Local Planning Authority has previously recognised in the Local Plan that this is an area with a more urban character, due mainly to its urban fringe location. The current Local Development Framework process is examining options which will result in allocations in the Green belt to meet development needs. PPG2 'Green Belts' is clear on the purpose of green belts and the use of land in green belts. To include this site as a reasonable option to test through consultation would not undermine the purpose of green belts. The site is already borded on 3 sides by residential development and as such it would not result in coalescence. The site is already in residential use and therefore the wider countryside would be safeguarded (unlike options WH1, WH3 and WH4). Furthermore development of the site would not adversely affect the setting of or the character or Hockley in this location. The Green Belt is designated to retain attractive landscapes, retain land in agricultural use, secure nature conservation interests and allow for opportunities for sport/recreation. This does not apply in the case of 57 High Road, which is an established residential property and its domestic curtilage. As the consultation document concedes sites WH3 and WH4 will not provide for a defensible and logical boundary to the Metropolitan Green Belt unlike our client's site at 57 High Road.
(6) In conclusion to Site 47 in Appendix 1 the site has been solely dismissed as a reasonable option as not being ".....situated in a proposed location for housing as set out in the emerging Core Strategy". As stated elsewhere, this is a premature conclusion because the scale, settlement hierarchy and location of housing development has yet to be determined and is the subject of soundness representations. We would reiterate that Site 47 is available, deliverable and suitable for residential development. The site can be developed in a way which retains the compact character of the settlement in stark contrast to sites WH1, WH3 and WH4. It would not result in the loss of employment or productive premises as in the case of options WH2 and WH5. To not test the site as part of this consultation, solely on the basis of yet to be adopted policy, is premature and should be revisited and tested through additional consultation at which point our client's land should be given a high priority.