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2020 October: Local Plan Inspector Hearings Page 2  

     

Cheadle Unite - Comments Re Planning Inspection Feb 2020 (Full Doc Here)

 Continued from Page 1

 

The consequences of the council having to meet unrealistic targets include having to make significant compromises on a number of issues. Apart from the shortfalls of the ‘Oxford model’ already highlighted, where the demographic of new occupants cannot be determined to secure more jobs (most likely elderly), a target system that encourages unaffordable, non appropriate housing stores up serious long term problems for the community. Care in the community and social care are surely the second greatest challenge behind the environment.  Further it draws developers away from more sustainable regeneration of Brownfield sites (locally and regionally) and encourages unnecessary Greenfield development. Developers committed to working within the local plan can argue further site allocations, undermine their viability and further leverage their position (to drop 106 commitments etc).

Prioritising a ‘trajectory’ review process against a plan that is so far out of kilter with ONS figures and relies solely on a fiscal model is likely to be seen by many as reckless.  Developers repeatedly quote the government position and the Localism Act 2011 in pressing for approval of applications unless there are substantive reasons for objection. Substantive is a subjective term that makes it very difficult for a financially and resource strapped council to protect the interests of the local community, and extends to similar shortfalls in the finances of a resource strapped Highways Agency.

Our town Council in the last 9 months has seen a number of applications from developers to :

 Remove commitments to 106 funding intended to support infrastructure (schools, playing fields etc)

 Abolish or reduce any affordability (setting a precedent)

 Argue that houses that do not meet National Defined Space Standards (NDSS) on 3rd and 4th bedrooms (intended to ensure a healthy living environment) are in fact 2 and 3 bedroom houses with a study.  

 Are proposing significant development of dwellings that do not meet M4 Class 2 accessibility for ‘older people and individuals with reduced mobility’

 Develop on isolated sites  normally considered unsustainable (bus links, highways issues etc)

Additional land provision does not rectify the above, it simply allows developers to hold further ‘Option agreements’ on any new sites and further leverage the council on compromise.  We feel our council must be empowered to stop further unreasonable concessions and ensure development best suits our future needs.  For example, there is a growing need to assess and re-purpose parts of our high streets, an increase in town living accommodation (above retail units for example) could play a key part in that if developers feel they want to make further contribution to our housing provision.

Cheadle and the Moorlands have never been able to develop at the implied rates and therefore should recognise that the housing provision be assessed over the lifetime of the plan as per the Liverpool method (Link below).

https://andrewlainton.wordpress.com/2017/02/21/javid-favours-liverpool-approach-in-planning-appeal/

To make the plan sound:

1. Remove any Target assessment against  an unrealistic 6080 dwelling target for all Staffordshire Moorlands

2. Translate that into a pro-rata target/trajectory reduction for Cheadle, Biddulph, Leek and all villages and other rural area.

3. Recognise that SMDCs local plan ‘aspiration’ housing build should sit over the full plan period (Liverpool Method).

4. Focus on delivering the right type and mix of houses as a priority over build rate.

5. Recognise that developers currently have a large element of control over build rate (land banking etc) and increasingly inappropriate mechanism to influence planning policy and that communities and District Council need to be empowered to make sure the right types of homes are built over developer profits and this needs reporting back to and addressing at national level.

Cheadle Unite c/o

62 Rakeway Road,

Cheadle,

Staffordshire,

ST10 1QH.

cheadleunite@dsl.pipex.com

www.cheadleunite.co.uk

23rd January 2020

 2020 Planning Inspection Back to Page 1

    1320 Houses/Dwellings Still Planned for Cheadle

An unsustainable swell of over 20% using our already congested roads and stretched Schools, Doctors and Dentists.

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