Publication Plan November 2022

Object

Representation ID: 5386

Received: 22/12/2022

Respondent: Rigby Estates LLP

Agent: Pegasus Group

Legally compliant? Not specified

Sound? No

Duty to co-operate? Not specified

Dunston Garden Village offers obvious location to meet increased uplift in housing requirement figures which is required to reflect the circumstances in South Staffordshire and the wider GBBCHMA including:
-Growth Deals and significant job creation at strategic sites.
-Infrastructure improvements including WMI, HS2, M6-M54 link, Landywood Station.
-Increasing upward trend in pattern of housing delivery.
-Impact of the ‘city’ uplifts on wider GBBCHMA shortfall.
-4,000 contribution not clearly justified, with scope for South Staffs to contribute more given strong economic and geographic links and evidence of increasing shortfall beyond 2031.
-Worsening housing affordability
-Strong employment growth & future prospects from WMI & HS2.
-Need for a higher land supply buffer to ensure development requirements will be met, suggest 20%.

Object

Representation ID: 5387

Received: 22/12/2022

Respondent: Rigby Estates LLP

Agent: Pegasus Group

Legally compliant? Not specified

Sound? No

Duty to co-operate? Not specified

Amend policy to indicate that a new settlement could come commence during the current plan period should monitoring/triggers indicate that it is needed to complement delivery on other strategic/local plan sites.

Council should identify what alternatives options other than a new settlement are under consideration to meet longer term growth needs.

Modify policy wording to indicate that A449/West Coast Mainline is the only corridor considered suitable for a potential new settlement.

Dunston should be identified as the most suitable location to locate a new settlement. This is the only site outside the Green Belt. Has a single willing landowner. Opportunity for a new rail station.

Object

Representation ID: 5388

Received: 22/12/2022

Respondent: Rigby Estates LLP

Agent: Pegasus Group

Legally compliant? Not specified

Sound? No

Duty to co-operate? Not specified

Requirement that 70% of properties should be 3 bed or less is overly prescriptive and inflexible. Housing mix is best determined on a site by site basis and at time of the application, this is particularly the case on longer term development sites such as Dunston. Needs to be a balance to allow construction of executive style homes.

Object

Representation ID: 5389

Received: 22/12/2022

Respondent: Rigby Estates LLP

Agent: Pegasus Group

Legally compliant? Not specified

Sound? No

Duty to co-operate? Not specified

Policy still sets a single housing target across the majority of the district, which needs to be relaxed to allow greater flexibility.

Object

Representation ID: 5390

Received: 22/12/2022

Respondent: Rigby Estates LLP

Agent: Pegasus Group

Legally compliant? Not specified

Sound? No

Duty to co-operate? Not specified

Adopt a variable approach to affordable provision based on the evidence provided in the Viability study. Include flexibility to enable updated evidence and changes in tenure definitions to be taken into account. If requirements for implementing policy are known now then these should be included within the plan, the SPD is not the appropriate document for setting new policy and or burdens on delivery. The Plan should provide clarity at the point of adoption as to what it requires.

Object

Representation ID: 5391

Received: 22/12/2022

Respondent: Rigby Estates LLP

Agent: Pegasus Group

Legally compliant? Not specified

Sound? No

Duty to co-operate? Not specified

The technical standards are optional and need to be justified this has not yet been provided to demonstrate a clear and demonstratable need for 100% provision of the optional technical standards.

Object

Representation ID: 5392

Received: 22/12/2022

Respondent: Rigby Estates LLP

Agent: Pegasus Group

Legally compliant? Not specified

Sound? No

Duty to co-operate? Not specified

Do not consider that a blanket approach to all large sites is appropriate as this is likely to have significant negative impacts on delivery and viability. This requirement should be removed. Policy should allocate site specifically for self and custom build supported by more flexible approach which supports self build on a site by site basis where there is a demand.

Object

Representation ID: 5393

Received: 22/12/2022

Respondent: Rigby Estates LLP

Agent: Pegasus Group

Legally compliant? Not specified

Sound? No

Duty to co-operate? Not specified

Criteria a: relies on detail in SPD and design guides which have not been subject to examination. Detail in these guides intended to guide determination of planning applications should be set clearly within local plan policy.
Criteria c: should be refined to reflect NPPF re: clear, justifiable and compelling reasons why tree lined streets would be inappropriate.
Criteria I: duplicates HC10 and therefore unnecessary.

Object

Representation ID: 5394

Received: 22/12/2022

Respondent: Rigby Estates LLP

Agent: Pegasus Group

Legally compliant? Not specified

Sound? No

Duty to co-operate? Not specified

Policy should be more flexible on internal and external standards, to reflect specific site circumstances and that well-designed below standard can provide good homes. No evidence provided by the council to support the introduction of these standards. Inflexible policy approach denies lower income households access to homeownership. The approach should be driven more by design than top down prescriptive standards.

Object

Representation ID: 5395

Received: 22/12/2022

Respondent: Rigby Estates LLP

Agent: Pegasus Group

Legally compliant? Not specified

Sound? No

Duty to co-operate? Not specified

If policy to be retained it should reflect national building regulations. Council need to keep monitoring viability implications to accurately reflect EV charging point costs.