Background

Both the Core Strategy and the Site Allocations DPD identify Stambridge Mills for re-allocation to residential uses. For the reasons set out in the submissions made by Countryside Properties to the Core Strategy (re-iterated below), we do not consider that the site is necessarily suitable, desirable or deliverable for residential development. We consider that the site can remain as an important source of local employment, and this should be reflected in both the Core Strategy and the Site Allocations DPD.

Representations

The Council will be well aware of the objections made by various parties to the Core Strategy proposal to redevelop this site on Flood Risk grounds. We do not consider that the exceptions test in PPS25 is passed in this case, since there are options for development on land outside flood zone 3 (we do not agree with the approach put forward by the Council in Core Strategy Topic Paper 1, that defence of the Green Belt is an adequate rationale to build homes on land at risk of flooding).

Even if an exception can be justified under PPS25, 250 homes at a density of just under 140 dph is a very high density for a site in such a relatively remote and unsustainable location (page 120 of the Core Strategy gives the site area as 1.8ha). It is difficult to see how this intensity of development is justified, when the recommended density for town centres is only 75+ dph.

If retained, therefore, the quantum of development proposed needs to reflect the relatively isolated and unsustainable location of the site.