Draft Bradford District Local Plan - Preferred Options (Regulation 18) February 2021

Support

Representation ID: 10963

Received: 24/03/2021

Respondent: P&D Northern Asset Management

Agent: Pegasus Group (Manchester)

We note that Queensbury falls within Zone 3 (Outer Bradford and Keighley Zone) which requires a 15% affordable housing requirement on greenfield sites and 10% of brownfield sites. We concur with this requirement and can confirm the Queensbury Golf Course site will be able to deliver this many affordable homes, which would equate to 39 affordable homes based on 260 dwellings.

We consider the remaining parts of the policy dealing with vacant building credits, tenure, and rural housing are appropriate and there is sufficient flexibility built into the policy to allow for alternative approached to be taken towards the delivery of affordable housing, which is in line with current national policy guidance.

Object

Representation ID: 10964

Received: 24/03/2021

Respondent: P&D Northern Asset Management

Agent: Pegasus Group (Manchester)

We support the delivery of self-build homes and the Queensbury Golf Course site potentially lends itself to providing some self-build plots given the setting of the site, but this is something that will need to be explored in more detail as the masterplan advances and we can confirm in due course.

As such, at this stage, we must object to the part of the policy that places a blanket obligation on larger, strategic sites of over 100 homes to deliver 5% self-build plots. This is considered to be an arbitrary, unjustified and not a particularly pro-active or positive policy approach to delivering self-build plots.

Letter and Plan attached stating the case for Queensbury Golf Course to be allocated for housing and includes further evidence to support objection to HO6

Support

Representation ID: 10965

Received: 24/03/2021

Respondent: P&D Northern Asset Management

Agent: Pegasus Group (Manchester)

We support this policy and the Council’s objective to deliver specialist housing for those in need of care and/or support.

We note the analysis indicating need for 3,900 units of specialist older person dwellings such as extra care or retirement housing (C3 Use Class); and an increase of 2,200 residential care units (C2 Use Class).

The Queensbury Golf Course site offers the opportunity to deliver extra care units/retirement living. In particular, the part of the site where the existing club house is located is considered to be appropriate given proximity to bus stops and local shops.

Part C of the policy requires C3 Use Class extra care provision to provide affordable housing requirements too. We don’t take a particular issue with that at this stage but clearly any supporting viability assessment will need to consider the cost differences between standard C3 market housing and extra care housing as the products, values and costs of delivering such schemes are very different despite the same use class.

Object

Representation ID: 10966

Received: 24/03/2021

Respondent: P&D Northern Asset Management

Agent: Pegasus Group (Manchester)

This draft policy requires all new dwellings to be built to M4(2) standards.

If the Council are to adopt these optional technical standards, they must apply the criteria set out in the PPG.

The PPG2 identifies the type of evidence required to introduce such a policy, including the likely future need; the size, location, type and quality of dwellings needed; the accessibility and adaptability of the existing stock; how the needs vary across different housing tenures; and the overall viability. This evidence has not been provided at this stage.

There is also a need to consider other site-specific factors, including vulnerability to flooding, site topography and other circumstances.

The Council must provide a robust evidence base to justify the introduction of the optional technical standards.

Flexibility needs to be added into the policy wording to allow for exemptions to the policy where it may not be possible to achieve the standards due to site-specific matters or viability considerations.

Object

Representation ID: 10967

Received: 24/03/2021

Respondent: P&D Northern Asset Management

Agent: Pegasus Group (Manchester)

The policy states that all areas of designated open space will be protected, and this applies to outdoor sporting facilities. As illustrated on the proposed Policies Plan and within the Queensbury section of the proposed Draft New Local Plan, this would include Queensbury Golf Course.
However, as illustrated by the adopted UDP Proposals Map this designation is not currently afforded to the Golf Course and is therefore a new proposal.

We repeat our points also made towards Policy SP10 in this regard.

Object

Representation ID: 10968

Received: 24/03/2021

Respondent: P&D Northern Asset Management

Agent: Pegasus Group (Manchester)

A number of detailed amendments and additions to the strategy are proposed including:
-Amending the target for new homes to 750-1000 homes and making specific mention of the large / strategic allocation at Queensbury Golf Course.
- removal of Queensbury Golf Course as an open space designation;
- recognition that Queensbury golf course site could include an element of allotments provision;
- suggestion that Queensbury local centre boundary should be extended to include the Tesco store and retail units south of it.

See further detailed suggested wording changes in attached document

Object

Representation ID: 10972

Received: 24/03/2021

Respondent: P&D Northern Asset Management

Agent: Pegasus Group (Manchester)

The Queensbury Golf Course site is considered a suitable development site for market, affordable homes and specialist elderly care accommodation and should be included as an allocation within the emerging Plan.

It is highly accessible, meets the accessibility thresholds set out in Appendix 6 of the Draft Local Plan, with the Town Centre being located 650m to the north, a small parade of shops located within 150m and a bus stop located directly adjacent to the site’s entrance.

It benefits from robust landscape boundaries that are protected by group TPOs and will therefore remain in place and could be bolstered through additional planting.

The indicative masterplan illustrates 260 homes would be easily achievable, whilst leaving plenty of space for additional open space, landscaping and attenuation ponds. There would also be scope to provide a large area of publicly accessible open space along Blackshaw Beck Lane.

The site is not restricted by any overriding environmental constraints and performs moderately against the 5 NPPF Green Belt purposes.

Support

Representation ID: 30139

Received: 24/03/2021

Respondent: P&D Northern Asset Management

Agent: Pegasus Group (Manchester)

We support Queensbury’s identification as one of 6 Local Growth Centres under part 5 of policy SP2 and under Policy SP3. It is of a scale and has the range of service one would expect to achieve this status in the settlement hierarchy.

Support

Representation ID: 30140

Received: 24/03/2021

Respondent: P&D Northern Asset Management

Agent: Pegasus Group (Manchester)

We support Queensbury’s identification as one of 6 Local Growth Centres under part 5 of policy SP2 and under Policy SP3. It is of a scale and has the range of service one would expect to achieve this status in the settlement hierarchy.

Support

Representation ID: 30141

Received: 24/03/2021

Respondent: P&D Northern Asset Management

Agent: Pegasus Group (Manchester)

We support the Council’s position that exceptional circumstances exist to release land from the Green Belt.