Gravityscan Badge Pickles blocks Lancashire homes despite housing land shortage — Alrewas Neighbourhood Plan

Pickles blocks Lancashire homes despite housing land shortage

24 January 2014 by Michael Donnelly, Planning Resource

The communities secretary has rejected an appeal against a council's refusal for up to 345 homes on the edge of Clitheroe in Lancashire after concluding that the council's lack of a five-year housing land supply was outweighed by the development's potential impact on local roads.

Developers Huntroyde Estate and others had appealed against the decision of Ribble Valley Borough Council to refuse the scheme in February 2013.

The council’s main grounds for refusal were that the scale and location of the development outside the defined settlement boundary of Clitheroe would change the character of the area. It also claimed that the scheme conflicted with landscape policies in its submitted core strategy and would be prejudicial to the emerging policies in the core strategy as it would predetermine decisions about the scale and location of new development.

Following a public inquiry, inspector Stuart Nixon recommended that that appeal be rejected and a decision letter issued on behalf of communities secretary Eric Pickles this week said he agreed with the inspector’s conclusion.

The letter said Pickles noted that the emerging Ribble Valley core strategy was currently at public examination stage "and, as it is liable to change, he attributes it limited weight". It said the council had no five-year housing land supply, as required by the national planning policy framework NPPF and "planning permission should be granted for a housing scheme on the appeal site if that can be judged sustainable".

The letter said that harm to the rural landscape would be "modest" and this was "not a cogent reason for dismissing this appeal".

But the letter said Pickles concluded that an argument against the development based on transport impact was "a compelling reason for refusal".  It said the expected levels of additional traffic using a substandard junction and a heavily parked route would have a severe impact on highway safety which could not be overcome with new signals and route management.

There was also concern over the environmental intrusion of additional traffic for local residents living along this route.

The letter concluded: "In summary, the secretary of state agrees with the inspector that the adverse impacts of allowing the appeal proposal would significantly and demonstratively outweigh the benefits, when assessed against the policies in the Framework taken as a whole".

 

DISMISSED
After recovering an appeal for substantial residential development in the Ribble Valley countryside, submitted in outline but in the order of 345 dwellings, the secretary of state has concurred with his inspectors’ recommendation and refused permission due to traffic impact.
Close Abstract

Abstract:
The proposal for development just outside the settlement boundary of Clitheroe would create an urban extension contrary to the local plan. However, the 9 ha of agricultural land did not merit any designation of landscape value and the secretary of state considered that it represented a sustainable location and opportunity to meet future housing demand which the local planning authority could not demonstrate would be met within a five year housing land supply. However, highway objections proved fatal to the appeal. The expected levels of additional traffic using a substandard junction and a heavily parked route were concluded to have a severe impact on highway safety which could not be overcome with new signals and route management. There was also concern over the environmental intrusion of additional traffic for local residents living along this route.

via Pickles blocks Lancashire homes despite housing land supply shortfall | Planning Resource.

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