Object
Allocations Submission Document
Representation ID: 29071
Received: 25/01/2013
Respondent: Cogent Land LLP
Agent: Iceni Projects
Legally compliant? Not specified
Sound? No
Duty to co-operate? Not specified
We note the fact that the Council clearly anticipates a greater provision of housing at West Rochford by defining the delivery of 600 houses as a minimum. Cogent is concerned that this is contrary to the principles established in the Core Strategy, its evidence base and the NPPF.
Equally, the concerns expressed previously regarding the ambitious housing delivery projections from the site which, on the latest available projections, still anticipate delivery of between 100 and 200 units per annum from 2013/14 to 2017/18. The projected delivery is ambitious both from the perspective of the anticipated delivery start date and in terms of the projected annual provision.
The resolution to grant planning permission, subject to the completion of a Section 106 agreement, was made on 18 January 2012. It is clear that the completion of the Section 106 agreement has taken over a year to date and there is no apparent prospect of its completion in the near future. It is also significant that the application was submitted by a single housebuilder. Recent evidence of housebuilding rates indicates delivery of between 0.5 and 0.6 units per week (25-30 units per annum) by a single housebuilder. As such, it is unrealistic to programme housing delivery to commence until much later in the five year period and the levels anticipated are also unrealistic.
Cogent has undertaken a review of the Rochford housing land supply. It is concerned that the Council may not be able to identify a five year supply of deliverable housing sites that accords with the NPPF and recent appeal decisions.
Furthermore, Cogent is concerned that the housing provision targets contained within the Core Strategy, and by extension within the housing land supply numbers, do not meet the requirement of the NPPF to meet the 'full objectively assessed needs for market and affordable housing' (paragraph 47).
Such concerns with housing land supply are magnified where delivery from identified sites is constrained and levels of in-migration are comparatively high. The SADPD includes a number of examples of where housing land supply is likely to be constrained, but we draw particular attention to the identified constraints at BFR3, SER2 and SER9b.
Cogent owns the freehold of a small site to the south of Stambridge Road. It is bounded by existing residential development to the north, east and west as identified on the Rochford District Council Replacement Local Plan (2006) Proposals Map A and is part of a contiguous frontage of development along Stambridge Road.
The site is previously developed land; it comprises a cluster of existing farm buildings which are currently used for the storage of machinery and other industrial plant. The buildings on site are in a relatively poor state of repair, but the site benefits from ancillary external parking, servicing and loading areas.
The site benefits from its sustainable location, in close proximity to Rochford Town Centre, within which a wide range of public services, community facilities and public transport networks can be accessed. In view of its sustainable location, the site is considered suitable for alternative planning uses, including residential and/or local health uses. Cogent can confirm that it is currently engaged in discussions with a Rochford medical practice and Primary Care Trust regarding the provision of a health centre at the site. As such, the site offers the potential to provide a positive contribution to the local community and an improvement to the setting of the urban environment.
A plan showing the boundaries of the site is provided as Appendix Two for reference.
We note the fact that the Council clearly anticipates a greater provision of housing at West Rochford by defining the delivery of 600 houses as a minimum. Cogent is concerned that this is contrary to the principles established in the Core Strategy, its evidence base and the NPPF.
Equally, the concerns expressed previously regarding the ambitious housing delivery projections from the site which, on the latest available projections, still anticipate delivery of between 100 and 200 units per annum from 2013/14 to 2017/18. The projected delivery is ambitious both from the perspective of the anticipated delivery start date and in terms of the projected annual provision.
The resolution to grant planning permission, subject to the completion of a Section 106 agreement, was made on 18 January 2012. It is clear that the completion of the Section 106 agreement has taken over a year to date and there is no apparent prospect of its completion in the near future. It is also significant that the application was submitted by a single housebuilder. Recent evidence of housebuilding rates indicates delivery of between 0.5 and 0.6 units per week (25-30 units per annum) by a single housebuilder. As such, it is unrealistic to programme housing delivery to commence until much later in the five year period and the levels anticipated are also unrealistic.
Cogent has undertaken a review of the Rochford housing land supply. It is concerned that the Council may not be able to identify a five year supply of deliverable housing sites that accords with the NPPF and recent appeal decisions.
Furthermore, Cogent is concerned that the housing provision targets contained within the Core Strategy, and by extension within the housing land supply numbers, do not meet the requirement of the NPPF to meet the 'full objectively assessed needs for market and affordable housing' (paragraph 47).
Such concerns with housing land supply are magnified where delivery from identified sites is constrained and levels of in-migration are comparatively high. The SADPD includes a number of examples of where housing land supply is likely to be constrained, but we draw particular attention to the identified constraints at BFR3, SER2 and SER9b.
Cogent owns the freehold of a small site to the south of Stambridge Road. It is bounded by existing residential development to the north, east and west as identified on the Rochford District Council Replacement Local Plan (2006) Proposals Map A and is part of a contiguous frontage of development along Stambridge Road.
The site is previously developed land; it comprises a cluster of existing farm buildings which are currently used for the storage of machinery and other industrial plant. The buildings on site are in a relatively poor state of repair, but the site benefits from ancillary external parking, servicing and loading areas.
The site benefits from its sustainable location, in close proximity to Rochford Town Centre, within which a wide range of public services, community facilities and public transport networks can be accessed. In view of its sustainable location, the site is considered suitable for alternative planning uses, including residential and/or local health uses. Cogent can confirm that it is currently engaged in discussions with a Rochford medical practice and Primary Care Trust regarding the provision of a health centre at the site. As such, the site offers the potential to provide a positive contribution to the local community and an improvement to the setting of the urban environment.
A plan showing the boundaries of the site is provided as Appendix Two for reference.