Proposed Submission Development and Site Allocations (DaSA) Local Plan
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Proposed Submission Development and Site Allocations (DaSA) Local Plan
Policy HAS2: Land at Michael Tyler Furniture, Woodlands Way, Hastings
Representation ID: 24117
Received: 05/12/2018
Respondent: High Weald AONB Unit
Legally compliant? Yes
Sound? No
Duty to co-operate? Not specified
Criteria iii only refers to the impact on views from the AONB. The Countryside and Rights of Way Act 2000 says "In exercising or performing any functions in relation to, or so as to affect, land in an AONB, a relevant authority shall have regard to the purpose of conserving and enhancing the natural beauty of the AONB". Whether a development outside an AONB 'affects' it depends not just on views but also other connections between the site and the AONB such as watercourses, habitats and public access routes.
In the case of this site, there are watercourses which flow north into gills within Park Wood (an area of Ancient Woodland within the AONB). These gills are a very special and vulnerable habitat which is vulnerable to changes in water quantity and quality. This impact will need to be considered when the site is designed and should be included in the allocation criteria.
It is recommended that criteria (iii) be amended to "the development conserves and enhances the AONB to the north, taking into account views into the site and the impact of drainage proposals on the watercourses flowing into Park Wood".
Criteria iii only relates to the impact of the development on views from the AONB. Section B5 of the Countryside and Rights of Way Act 2000 says ""In exercising or performing any functions in relation to, or so as to affect, land in an area of outstanding natural beauty, a relevant authority shall have regard to the purpose of conserving and enhancing the natural beauty of the area of outstanding natural beauty". Whether a development outside an AONB will 'affect' the AONB depends not just on views but also other connections between the site and the AONB such as watercourses, habitats and public access routes.
In the case of the land at Michael Tyler Furniture, Woodlands Way, Hastings, there are watercourses which rise either on or in very close proximity to the site which then flow north into gills within Park Wood which is an area of Ancient Woodland within the AONB. These gills are a very special and vulnerable habitat which is vulnerable to changes in water quantity and quality. This impact will need to be considered when the site is being designed and therefore should be included in the allocation criteria.
It is recommended that criteria (iii) be amended to "the development conserves and enhances the AONB to the north, taking into account views into the site and the impact of drainage proposals on the watercourses flowing into Park Wood".
Object
Proposed Submission Development and Site Allocations (DaSA) Local Plan
Policy FAC2: Land east of Waites Lane, Fairlight Cove
Representation ID: 24118
Received: 05/12/2018
Respondent: High Weald AONB Unit
Legally compliant? Yes
Sound? No
Duty to co-operate? Yes
The proposed development of 30 homes will not conserve and enhance the AONB due to the following:
1) the new development will be poorly integrated with the existing village because of the distance of the access point from the village centre and the lack of opportunity for pedestrian access into the village. This would be contrary to objectives S2 and S3 of the High Weald AONB Management Plan "To protect the historic pattern and character of settlement" and "To enhance the architectural quality of the High Weald and ensure development reflects the character of the High Weald in its scale, layout and design";
2) the development of 30 houses is unlikely to provide a doctor's surgery due to the scale of development and the costs of providing a long access route to the site. As demonstrated by the current planning application for 150 units, such requirements will prompt proposals for a larger scale development to finance this infrastructure. Larger scale development would be inappropriate in the AONB, where paragraph 172 of the NPPF says that development should be limited and only permitted in exceptional circumstances. It would also extend the visual impact of the development eastwards into more open countryside.
The proposed development of 30 homes will not conserve and enhance the AONB due to the following:
1) the new development will be poorly integrated with the existing village because of the distance of the access point from the village centre and the lack of opportunity for pedestrian access at the west or southern edges of the site into the village. This would be contrary to objectives S2 and S3 of the High Weald AONB Management Plan "To protect the historic pattern and character of settlement" and "To enhance the architectural quality of the High Weald and ensure development reflects the character of the High Weald in its scale, layout and design";
2) the development of 30 houses is unlikely to provide a doctor's surgery due to the scale of the development and the costs of providing such a long access route to the site. As demonstrated by the current planning application for 150 units, such requirements will prompt proposals for a larger scale development to finance this infrastructure. Larger scale development would not be appropriate in the AONB, where paragraph 172 of the NPPF says that development should be limited and only permitted in exceptional circumstances. It would also extend the visual impact of the development eastwards into more open countryside.
