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APPLICATION NO. |
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SITE |
Land at Crab Hill Land north of A417 and east of A338 Wantage, OX12 7GQ |
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PARISH |
WANTAGE |
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PROPOSAL |
Outline application for a phased development for up to 669 residential units and Neighbourhood Centre (Use Class E and Sui Generis) with associated infrastructure and open space which is capable of coming forward in distinct and separate phases in a severable way. |
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WARD MEMBER(S) |
Amos Duveen Jenny Hannaby Andy Crawford Patrick O'Leary |
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APPLICANT |
St Modwen Developments & Bare Trustees |
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OFFICER |
Stuart Walker |
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RECOMMENDATION |
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To grant outline planning permission subject to:
S106 agreement securing affordable housing provision and financial contributions; and
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The following planning conditions:
1. Reserved Matters to be approved 2. Reserved Matters time limit for submission 3. Time limit for implementation 4. Approved plans 5. Masterplan 6. Construction Environment Management Plan (CEMP) and Landscape and Ecology Management Plan (LEMP) 7. Updated Housing Delivery Document with each Reserved Matters 8. Energy Strategy with each Reserved Matters 9. Energy efficiency 10% above current building regulations 10. Lighting details with each Reserved Matters 11. CEMP details with each Reserved Matters 12. LEMP details with each Reserved Matters 13. No more than 669 dwellings 14. Environmental Statement 15. Market housing mix 16. Accessible dwellings 17. Development brief compliance 18. Site design guide compliance 19. Phasing plan compliance 20. Construction hours 21. Landscaping detail to be submitted 22. Landscape management plan 23. Landscape replacement 24. Tree protection 25. Woodland management 26. Noise impact assessment 27. Noise mitigation 28. Noise attenuation – neighbourhood centre 29. Hours of operation detail for commercial uses 30. Archaeology 31. Contamination 32. Surface water drainage 33. SUDs compliance report 34. Foul water strategy 35. Foul drainage details 36. Refuse / recycling provision prior to occupation 37. Boundary treatment installed prior to occupation 38. Roads and footways prior to occupation 39. Access and parking spaces prior to occupation 40. Final unit within a development parcel not to be occupied until all connecting roads and paths are complete 41. Materials 42. Cycle parking 43. Gates onto highway 44. Broadband provision in accordance with approved strategy 45. Withdrawal of PD rights for satellite dishes on apartment blocks 46. Community Employment Plan 47. Superseded development
Informative
1. Rights of way 2. Rights of way 3. Planning Obligation |
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1.0 |
INTRODUCTION AND PROPOSAL |
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1.1 |
This application is referred to planning committee as it is a large-scale major application. Wantage Town Council also object to the proposal.
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1.2 |
The application site constitutes undeveloped land extending to 26.27ha within the Crab Hill development to the north/north-east of the market town of Wantage and is an allocated site in the adopted Local Plan 2031, part 1. A site location plan is attached at Appendix 1.
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1.3 |
Outline planning permission (P13/V1764/O) was granted for the Crab Hill development of 1500 dwellings in 2015 and has been amended via three applications under S73 of the Town and County Planning Act 1990, with the most recent consent approved in January 2022 (P21/V2544/FUL). In total 865 dwelling of the 1500 have received detailed consent or are pending approval, with a balance of 635 yet to be submitted under Reserved Matters.
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1.4 |
The original permission in 2015 and the extant permission in 2022 requires applications for the approval of all remaining Reserved Matters to be made no later than 13 July 2023. The applicant has advised it is not feasible to submit Reserved Matters applications for all remaining development within the extant permission deadline. This application is therefore seeking a new consent for the delivery of the remaining 635 dwellings, as well as the remaining non-residential development within the neighbourhood centre (nursery, food retail and pub) alongside associated infrastructure and open space.
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1.5 |
The application also proposes to optimise the remaining parcels and seeks to deliver an additional 34 dwellings to the 1500 dwellings consented, resulting in a total of 669 dwellings (635 carried over and 34 new).
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1.6 |
The application is supported by the same parameter plans agreed under the extant outline permission with a small amendment to the landscape parameter plan to align with approved Reserved Matter plans for advanced infrastructure works 6. An updated phasing plan is also provided which confirms the proposal will deliver:
· 635 residential dwellings to a housing mix (including private/affordable split) in accordance with the terms of the extant outline permission. · An additional 34 dwellings to a housing mix (including private/affordable split) in accordance with the provisions of the adopted Development Plan.
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1.7 |
The proposed parameter plans are attached at Appendix 2. Where relevant, documents and plans approved under the extant outline permission have also been submitted for approval with this application. These documents contain relevant information to the delivery of the proposed development and are proposed to be secured by condition akin to the extant permission. All documents can be viewed online at www.whitehorsedc.gov.uk. |
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2.0 |
SUMMARY OF CONSULTATIONS & REPRESENTATIONS |
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A summary of the responses received is below. Full comments can be viewed in full online at www.whitehorsedc.gov.uk.
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3.0 |
RELEVANT PLANNING HISTORY |
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3.1 |
There are numerous planning applications for this site, including Reserved Matters and partial discharge of conditions for some phases. The most relevant planning history for this application is set out below.
P21/V2546/RM - Approved (27/06/2022) Construction of new road carriageways (Grove Road Loop Road and Major Access Road), footways, cycleways; Reprofiling of land for development, Sustainable Drainage System (SuDS) swales and associated earthworks, and Hard and soft landscaping throughout the site, particularly within the Country Park (northern area of the site) and the park within the Grove Road Loop Road (as amended by plans received 30 November 2021, 17 December 2021 and amended by plans and information received 17 March 2022 and 25 April 2022).
Discharge of conditions 8 & 17 (CEMP), 8 & 31 (LEMP), 21 (Landscape Details), 23 (Tree Protection), 24 (Landscape Maintenance), 37 (Surface Water Drainage) and 45 & 48 (Highway Design) on planning permission P21/V2544/FUL.
P19/V2997/MPO - Approved (12/05/2022) Modification to the s.106 in respect of the development at Crab Hill as approved under permission P19/V1269/FUL for review and agreement.
P21/V2544/FUL - Approved (14/01/2022) Variation of condition 1 (Specified Layout & Form) in application P19/V1269/FUL. There is a need to change the parameter plans and thus condition 1 is required to be amended.
P19/V3181/RM - Approved (03/07/2020) Erection of sub-station south of community building and associated access road, landscaping around WELR roundabout on A417 and balancing pond on western and northern boundary and partial discharge of conditions 8 and 17 (CEMP), 8 and 31 (LEMP), 21 (Landscape details), 23 (Tree Protection), 24 (Landscape Maintenance), 33 (contamination in respect of the western balancing pond only), 37 (Surface water drainage), 38 (Surface water drainage) and 45 and 48 (highway design) of permission ref. P19/V1269/FUL in relation to these works.
P19/V1269/FUL - Approved (22/08/2019) Variation of conditions 1(approved plans), 7(Housing Delivery Document), and 17(phasing plan) of planning permission P17/V0652/FUL
P18/V2787/RM - Approved (28/02/2019) Reserved Matters application for infrastructure works including internal roads, car parking, landscaping of open spaces and the civic square. As amended by plans received 28 January 2019. As amended by plans received 6 February 2019.
P17/V3248/RM - Approved (02/05/2018) Reserved Matters application for infrastructure works including ground levelling, internal access road, service diversions and landscaping (as amended by plans and information received 20 March 2018).
P17/V0652/FUL - Approved (27/11/2017) Variation of Conditions 1 (amended parameter plans), 33 (additional land to be included within the Archaeological Written Scheme of Investigation) and 52 (vehicle access) of Planning Permission P13/V1764/O (as amended by letter received 23 March 2017).
P13/V1764/O - Approved (13/07/2015) Outline application for residential development of up to 1500 dwellings including new employment space (use class B1), a neighbourhood centre/community hub (use classes A1, A2, A3, A4, A5, B1, C2, D1 and D2), new primary school, central park, ancillary areas (including allotments and sports pitches) with access off the A338 Grove Road and three accesses off the A417 Reading Road. Provision of a strategic link road between the A417 and the A338 Road to be known as the Wantage Eastern Link Road (WELR). All matters reserved except means of access to the development and the WELR. Additional information received as amplified by agent's covering letter dated 30th October 2013 and agent's e-mail dated 10th December 2013.
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3.2 |
Pre-application History P21/V3187/PEJ - Advice provided (23/02/2022) Erection of dwellings at the Crab Hill site. The proposed circa 650-680 units (exact number to be confirmed) will exceed the Local Plan allocation of 1500 dwellings by circa 50 dwellings (exact numbers to be confirmed). The additional dwellings would be accommodated in the remaining phases which do not have reserved matters permission under permission (P19/V1269/FUL) which are generally located in the north and west of the site. |
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4.0 |
ENVIRONMENTAL IMPACT ASSESSMENT |
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4.1 |
The 2015 outline application was EIA development. The following areas of potential impact were assessed: traffic and transportation; noise and vibration; air quality and dust; landscape and visual impact; archaeology and cultural heritage; ecology and nature conservation; flooding hydrology and water resources; ground conditions, hydrology; agriculture; waste; artificial lighting; socio-economic impacts; cumulative impacts.
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4.2 |
The assessment in the original Environmental Statement remains valid and is not materially affected by this application to require an update.
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5.0 |
MAIN ISSUES |
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5.1 |
The main issues are:
· The principle of development · Amount of housing · Affordable housing and housing mix - Affordable housing - Market housing - Accommodating needs of an ageing population - Space standards · Urban Design - Density - Open space · Residential amenity · Landscape and visual impact · Flood risk and drainage · Traffic and highway safety - Access - Traffic generation - Public transport - Rights of way · Air Quality · Historic environment - Archaeology · Biodiversity · Other considerations - Contaminated land - Community employment plan - Public art - Trees · Financial contribution requests - Community Infrastructure Levy - S106 legal agreement
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5.2 |
The principle of development
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5.3 |
The site is allocated for development in LPP1 and outline permission for a housing led mixed use development, was granted in July 2015 with variations to parameter plans permitted in November 2017, August 2019, and January 2022. There are no material changes in planning policy and the established principle of the proposal remains acceptable.
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5.4 |
Amount of Housing Objections have been raised citing that the amount of housing exceeds that envisaged by the adopted local plan. Policies CP4 and CP15 allocate the site for around 1500 dwellings. Housing allocation figures are only approximate as the final figure will always depend on the more detailed information and assessment that is entailed with a full planning application.
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5.5 |
In meeting our housing need there is a presumption in favour of sustainable development under policy CP1 of LPP1. The National Planning Policy Framework (NPPF) also expects allocated sites to make optimal use of their potential to achieve efficient use of land. As set out below, 669 units have been assessed against all relevant planning considerations and no technical objections have been raised regarding the quantum of development. Therefore, officers consider an increase of 34 dwellings is, in principle, reasonable provided they can be accommodated to accord with established site wide design guidance and master plan principles, and social and physical infrastructure impact arising from the increase in units is mitigated through additional financial contributions.
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5.6 |
Affordable housing and housing mix Affordable housing Policy CP24 of LPP1 requires development to provide 35% affordable housing with a tenure split of 25% first homes, 56% affordable rented and 19% shared ownership. The original 2015 application was subject to viability whereby 32% provision (against a policy requirement of 40% at the time) was secured. It has been agreed by the Housing Development Team to carry over the existing agreed affordable provision into a new agreement, and to apply policy CP24 solely to the uplift of 34 dwellings. This will provide 12 additional affordable dwellings (3 first homes, 7 affordable rent and 2 shared ownership) to the 480 affordable dwellings (450 rented, 30 shared ownership) already secured. The proposal complies with policy CP24.
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5.7 |
Market housing Policy CP22 of LPP1 expects a mix of house types that is in accordance with the Strategic Housing Market Assessment (SHMA) unless an alternative approach is proven to be necessary due to viability constraints. A range of dwelling sizes are proposed within the application to accord with SHMA, and this can be secured by condition should permission be granted. The proposal complies with policy CP22.
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5.8 |
Accommodating needs of an ageing population Policy CP26 of LPP1 expects strategic site allocations to provide residential units for older people (with or without extra care). The original proposal includes a 72-bed care home (Use Class C2) which is now under construction (ref P21/V2040/RM) and a mix of house sizes which may be attractive to people wishing to downsize which meets the requirements of this policy.
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5.9 |
Space standards Policy DP2 of LPP2 sets out space standards for new residential development along with policy requirements for Category 2 – Accessible and adaptable dwellings and Category 3 – Wheelchair user dwellings. These can be secured through a planning condition. The proposal therefore complies with policy DP2.
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5.10 |
Urban Design Policy CP37 of LPP1 states that new development must demonstrate high quality design that responds positively to the site and its surroundings, creating a distinctive sense of place through high quality townscape and landscaping that physically and visually integrates with its surroundings. It sets out further design criterion for streets and movement, green infrastructure, social inclusion and safe communities, climate change resilience and that development must be visually attractive, with scale, height, massing, and materials appropriate to the site and surrounding area. Policy CP38 of LPP1 sets out more detailed design criterion required for strategic and major development sites.
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5.11 |
This proposal is an outline submission with only access into the site for consideration. Details concerning layout, scale, appearance, and landscaping of the development are therefore Reserved Matters to be considered at a later stage. However, in support of the application parameter plans on land use, density, heights, access and movement and landscape framework have been submitted, along with a Design and Access statement and the previously approved site wide development delivery strategy, masterplan, site design guide and neighbourhood centre and community building development briefs.
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5.12 |
Officers are confident that the site has the capacity to accommodate the quantum of development intended with sufficient land set aside without compromising layout and design quality of dwellings, amenity, and parking provision. The parameter plans are acceptable to inform delivery of a high quality and integrated sustainable development at Reserved Matters stage to accord with polices CP37 and CP38 and the site development template.
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5.13 |
Density Policy CP23 of LPP1 requires a minimum net density of 30 dwellings per hectare (dph) unless local circumstances indicate that this would have an adverse effect on the character of the area, highway safety or the amenity of neighbours. The density parameter plan shows density ranges from 32.5dph to around 55dph. Officers consider the proposal is compliant with policy CP23.
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5.14 |
Open space Policy DP33 of LPP2 requires major development to provide 15% of the site as public open space. The landscape framework parameter plan indicates the provision of public open space across the site allocation will exceed this requirement and this provision (controlled and managed by a management company) can be secured through a legal agreement. The proposal complies with policy DP33.
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5.15 |
Residential Amenity Reserved Matters will be the opportunity to fully consider any impact on amenity for existing residents. Officers consider, based on the indicative plans, it should be possible to provide a housing development to accord with policy DP23 of LPP2 and design guide principles in respect of residential amenity for both new and existing dwellings. Furthermore, in response to concerns from residents and the campaign group, infrastructure works approved under application P21/V2546/RM to reprofile land for development, sustainable drainage, swales, and associated earthworks are already underway and will be retained for future residential development parcels. Conditions on hours, noise mitigation and construction environment management plans were imposed on the original consent and are to be carried over to any new permission.
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5.16 |
Landscape and Visual Impact Policy CP44 of LPP1 confirms that key features that contribute to the nature and quality of the district’s landscape will be protected from harmful development, and where possible enhanced. Where development is acceptable in principle, proposals will need to demonstrate how they have responded to landscape character and incorporate appropriate landscape proposals.
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5.17 |
As the site is allocated for housing development in the local plan, the loss of this site to housing should have no unreasonable impact on the surrounding landscape. The applicant has provided an updated landscape visual appraisal to assess the new proposal. The appraisal concludes the findings of previous assessments remain unchanged through the continuity of the parameter plans. The proposal will therefore accord with policy CP44.
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5.18 |
Flood Risk and drainage Core Policy 42 of LLP1 seeks to ensure that development provides appropriate measures for the management of surface water as an essential element of reducing future flood risk to both the site and its surroundings.
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5.19 |
The Flood Risk Assessment (FRA) submitted with the application confirms that the site lies within Flood Zone 1 and is at a low risk of flooding from rivers or sea as well as from other potential sources of flood risk. The drainage strategy for the site (SUDs with attenuation and infiltration basins, swales and permeable paving) follows the existing drainage regime and accounts for flood risk considerations to ensure surface water management and potential flooding is appropriately managed.
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5.20 |
The council's drainage team raise no objection subject to drainage related conditions being imposed. A sustainable drainage scheme can therefore be agreed to accord with policy CP42 in respect of flood risk and surface water management.
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5.21 |
Traffic and highway safety Policy CP33 of LPP1 actively seeks to ensure that the impacts of new development on the strategic and local road network are minimised, to ensure that developments are designed in a way to promote sustainable transport access and to promote and support improvements to the network that increase safety and improve air quality. Policy CP35 of LPP1 promotes public transport, cycling and walking and together with policy DP17 of LPP2 requires proposals for major developments to be supported by a Transport Assessment in accordance with OCC guidance. Policy DP16 of LPP2 requires evidence to demonstrate that acceptable off-site improvements to highway infrastructure can be secured where these are not adequate to service the development.
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5.22 |
The 2015 application for 1500 units was supported by a detailed transport assessment and the associated S106 agreement secured numerous highway improvements, including the provision of the Wantage Eastern Link Road (WELR). Whilst the current application seeks permission for 669 units, the proposal only seeks a net difference of 34 units to that approved. It has therefore been agreed by OCC Highways that a transport statement is sufficient in this instance to assess traffic impacts from this proposal.
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5.23 |
Access Access into the site is acceptable and required visibility can be achieved.
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5.24 |
Traffic generation The proposed 34 units would generate in the region of 168 two-way movements per day with 17 two-way movements during the AM peak hour (8am-9am) and 18 two-way movements during the PM peak hour (5pm-6pm). The transport statement has further set out that there will be some internalisation of trips, particularly to the primary school being located within the wider Crab Hill development as well as a secondary school being located within a 2km walking distance of the development site, which is accepted. The Highway Authority therefore considers additional traffic movements are acceptable and would be readily absorbed within the wider highway network.
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5.25 |
Public transport Financial contributions in respect of the current development fund the X36 service, which provides a 30min frequency to the town centre on Monday through Saturday. Further contributions from the uplift in dwellings are therefore sought. These can be secured through a S106 legal agreement.
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5.26 |
Rights of way OCC has requested the need for additional funds to complete the missing bridleway link to the south of the south of the site that will link through to Charlton Village. This is acceptable to assist in promoting active travel and can be secured through a S106 legal agreement.
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5.27 |
Based on the above, officers consider the proposal is acceptable in terms of traffic generation and highway safety.
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5.28 |
Air Quality Policy DP26 of LPP2 confirms that development proposals that are likely to have an impact on local air quality, including those within relative proximity to existing air quality management areas (AQMAs) will need to demonstrate measures / mitigation to minimise any impacts associated with air quality.
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5.29 |
The air quality officer has assessed the proposal and raises no objection.
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5.30 |
Historic Environment Policies CP39 of LPP1 and DP36 of LPP2 state that proposals for new development that may affect heritage assets must demonstrate that they conserve and enhance the special interest or significance of the heritage asset and its setting.
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5.31 |
There are no designated assets within the application site and the site does not affect the setting of any listed building or the Charlton village conservation area.
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5.32 |
Archaeology DP39 of LPP2 states that development will be permitted where it can be shown that it would not be detrimental to the site or setting of Scheduled Monuments or nationally important designated or non-designated archaeological remains.
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5.33 |
Archaeological investigation for the original 2015 application revealed two areas of archaeological significance and that permission was granted subject to conditions requiring a phase of archaeological mitigation in advance of development. The applicant has since undertaken a programme of investigation in line with an agreed written scheme and no further archaeological excavation is required. The county archaeologist therefore raises no objection to this current proposal but requests a condition securing a programme of post excavation analysis. This is accepted to ensure compliance with policy CP39.
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5.34 |
Biodiversity Policy CP46 of LPP1 requires development to avoid losses in biodiversity and actively seeks net gains. The site is not covered by statutory or non-statutory designations and comprises arable land.
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5.35 |
The countryside officer raises no objection to the application, subject to previous conditions for construction environmental management (CEMP) and landscape ecology management (LEMP) being reapplied. This is accepted to ensure the proposal complies with CP46.
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Other considerations |
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5.36 |
Policy DP27 of LPP2 requires proposals for the development, redevelopment or re-use of land known, or suspected, to be contaminated, to submit a Contaminated Land Preliminary Risk Consultant Report. Potential for land contamination at the application site was previously investigated and no significant contamination identified.
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5.37 |
Community Employment Plan Policy DP11 of LPP2 states all new development should demonstrate how opportunities for local employment, apprenticeships and training can be created. A Community Employment Plan has been submitted to accord with policy DP11.
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5.38 |
Public art Policy DP20 of LPP2 requires proposals for all major development to provide public art that makes a significant contribution towards the appearance of the scheme or character of the area, or which benefits the local community. The original 2015 application secured onsite public art which to date has been well received. Officers are confident the site can continue to successfully accommodate public art to accord with policy DP20, and further detail can be determined at Reserved Matters stage and through the approved public art strategy secured by a S106 legal agreement.
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5.39 |
Trees An arboricultural report has been submitted with the application. The report confirms trees are predominantly found along the boundaries of the site. The forestry officer has assessed the proposal and raises no objection, subject to a tree protection condition. This is acceptable.
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5.40 |
Financial contribution requests Paragraph 57 of the NPPF advises that planning obligations should only be sought where they meet all of the following tests:
I. Necessary to make the development acceptable in planning terms II. Directly related to the development III. Fairly and reasonably related in scale and kind to the development
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5.41 |
Policy CP7 of LPP1 provides that development will only be permitted where the necessary physical infrastructure and service requirements to support the development can be secured.
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5.42 |
Community Infrastructure Levy The Community Infrastructure Levy (CIL) was adopted in September 2017 and implemented in November 2017. CIL is a levy charged on new development in the district; the money raised will be used to fund infrastructure and support growth. The site is not CIL liable.
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5.43 |
S106 Legal Agreement In accordance with the Developers Contributions SPD if permission were to be granted, a s106 legal agreement would be required to secure affordable housing, on site infrastructure, public art and financial contributions towards traffic impact mitigation, public transport, travel plan monitoring, street naming, waste bin provision, education and the management of public open spaces, sport and play areas.
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5.44 |
The 2015 application was permitted with a comprehensive package of S106 obligations and contributions. In summary this includes:
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5.45 |
It is proposed to simply carry forward the remaining obligations, together with a pro-rata uplift on contributions yet to be paid to account for the additional 34 units. A heads of terms document setting out more detail is attached at Appendix 3.
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5.46 |
Should planning permission be granted this authority would expect the following on-site infrastructure and contributions (all indexed linked) to also be secured which are considered fair and proportionate to mitigate the impact of the additional 34 units: |
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6.0 |
CONCLUSION |
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6.1 |
The application has been assessed on its merits, against the requirements of the adopted Local Plan 2031 Part 1 and Part 2 and the National Planning Policy Framework. All relevant consultations have been undertaken and all responses received have been fully considered.
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6.2 |
The application site is a strategic housing allocation in the council’s adopted Local Plan to contribute towards the sustainable planned growth of the district. The application could support an economic and social objective through construction employment, increased investment in the local economy and providing additional market and affordable housing. The application could also make contributions towards local infrastructure.
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6.3 |
The scheme is of an acceptable design with no unreasonable impacts on existing residents. Suitable vehicular access can be provided without detriment to highway safety or severe impacts on the road network.
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6.4 |
The site is in flood zone 1 which is the preferred location for housing development in terms of fluvial flooding. An appropriate drainage scheme can be delivered on the site.
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6.5 |
There are no technical concerns with the application, subject to the recommended conditions. The original Environmental Statement is still considered robust and fit for purpose. Appropriate financial contributions can be sought to offset the impact of this development on the town’s infrastructure. Contributions can also be sought for education, bus service infrastructure and waste provision.
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6.6 |
In conclusion, subject to the recommended conditions and completion of a S106 legal agreement, the proposal is considered to accord with the development plan and should be approved. |
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The following planning policies have been considered: |
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Vale of White Horse Local Plan 2031 Part 1 (LPP1) Policies
CP01 - Presumption in Favour of Sustainable Development CP03 - Settlement Hierarchy CP04 - Meeting Our Housing Needs CP07 - Providing Supporting Infrastructure and Services CP15 - Spatial Strategy for South East Vale Sub-Area CP17 - Delivery of Strategic Highway Improvements within the South-East Vale Sub-Area CP22 - Housing Mix CP23 - Housing Density CP24 - Affordable Housing CP26 - Accommodating current and future needs of the ageing population CP33 - Promoting Sustainable Transport and Accessibility CP35 - Promoting Public Transport, Cycling and Walking CP37 - Design and Local Distinctiveness CP38 - Design Strategies for Strategic and Major Development Sites CP39 - The Historic Environment CP40 - Sustainable Design and Construction CP42 - Flood Risk CP43 - Natural Resources CP44 - Landscape CP45 - Green Infrastructure CP46 - Conservation and Improvement of Biodiversity CP47 - Delivery and Contingency
A Regulation 10A review for Local Plan Part 1 (LPP1) has been completed, evaluating LPP1’s policies for their consistency with national policy, considering current evidence and any relevant changes in local circumstances. The review shows that five years on, LPP1 (together with LPP2) continues to provide a suitable framework for development in the Vale of White Horse that is in overall conformity with government policy.
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Vale of White Horse Local Plan 2031 Part 2 (LPP2) Policies
CP47A - Delivery and Contingency DP16 - Access DP17 - Transport Assessments and Travel Plans DP20 - Public Art DP21 - External Lighting DP23 - Impact of Development on Amenity DP24 - Effect of Neighbouring or Previous Uses on New Developments DP25 - Noise Pollution DP26 - Air Quality DP27 - Land Affected By Contamination DP28 - Waste Collection and Recycling DP30 - Watercourses DP34 - Leisure and Sports Facilities DP36 - Heritage Assets DP39 - Archaeology and Scheduled Monuments
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Neighbourhood Plan In 2016, the independent examiner inspecting the Wantage Neighbourhood Plan recommended that the plan shouldn’t proceed to a referendum. A revised neighbourhood plan has yet to be submitted. Accordingly, no weight can be given to this plan.
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Adopted guidance Joint Design Guide SPD 2022: The Joint Design Guide sets out design principles to guide future development and encourage a design-led approach to development.
Developer Contributions – Delivering Infrastructure to Support Development SPD 2017: The Developer Contributions SPD was adopted on 30 June 2017 and provides guidance on how planning obligations will work alongside CIL to deliver the infrastructure needed to support development in the Vale.
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National Planning Policy Framework and Planning Practice Guidance
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Other Relevant Legislation
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