Community Infrastructure Levy – Statement of Modifications Consultation

A new consultation has been launched today (25 July) seeking views on the proposed changes to the Community Infrastructure Levy (CIL) Draft Charging Schedule (DCS).

The South Worcestershire Councils (SWC) of Malvern Hills, Worcester City, and Wychavon have now considered the representations made to the CIL DCS consultation, which ran from April to May 2016, and will be submitting the CIL documentation to the Planning Inspectorate for joint examination from Tuesday 26 July 2016. This is in accordance with Regulation 19 of the Community Infrastructure Levy Regulations 2010 (as amended).

The Regulations (19(4)) also require that an opportunity is provided to all those who were invited to comment on the DCS to make further representations, to the appointed CIL examiner, on the statement of modifications to the DCS. The modifications have either resulted from representations made earlier in the year to the DCS Regulation 16 stage, or are any other minor amendments that the SWC have identified in reviewing the draft documentation prior to submission.

The consultation has been extended to 5:00pm on Friday 26 August 2016.

Please note this is not a further opportunity to make comments on the DCS but only on the changes proposed in the statement of modifications.

Representations will be considered by the independent examiner, appointed by the Planning Inspectorate, to examine the submitted CIL later in the autumn of 2016. This further stage in the process moving towards adoption of the CIL in early 2017 is part of a program of work set out in the Local Development Scheme that was published by the SWC in October 2015.

Please follow this link to be directed to the statement of modifications consultation page.

South Worcestershire Development Plan adopted by councils

The South Worcestershire Development Plan, designed to provide jobs and homes up to 2030, has been fully adopted. The Plan will boost the local economy and deliver sustainable development.

Malvern Hills District Council, Worcester City Council and Wychavon District Council – the three partners involved in the preparation of the Plan – have each met this week and approved the adoption of the SWDP.

The Plan will enable the development of nearly 300 hectares of employment land and the building of 28,400 new homes between 2006 and 2030. A significant amount of the development included in it has already taken place or planning permission has already been given.

The SWDP has been jointly prepared by the three councils over a period of more than five years and has been the subject of multiple public consultations and a Public Examination conducted by a Government-appointed Inspector.

His report concluded earlier this month that, with modifications that have already been consulted on and approved by the three councils, the Plan is sound and legally compliant.

Councillor Melanie Baker, who chairs the SWDP Joint Advisory Panel, said: “The Plan is all about ensuring residents can find the homes and the jobs they need to enjoy happy and successful lives and careers in south Worcestershire. The SWDP will also help us achieve the economic growth our area needs over the next 14 years and deliver a range of jobs and housing, including a proportion of affordable homes, to help people get on to the property ladder.

“Adoption of the SWDP allows the three councils to drive sustainable development, and promote homes and jobs in suitable locations that are supported by the appropriate infrastructure and services. It will also give greater powers to resist speculative planning applications for unsustainable or harmful development on sites that are not allocated in the SWDP.

“I would like to thank all the officers who have worked so hard on this Plan, the members of all three councils for providing their input and giving it their approval – particularly those who sat on the Joint Advisory Panel – and, most importantly, the residents of south Worcestershire for engaging with the many public consultations we have held over the Plan.”

In addition to the much needed new homes, the SWDP sets out plans for just over 300 hectares of vital employment land as well as new retail provision focused in Worcester City and the main towns.

The new housing is all set to be built within or on the edges of existing settlements. Development in smaller villages without key services or in the open countryside has generally been avoided, although there will be some new housing in larger villages with local services, especially where planning permission was granted during the preparation of the SWDP.

Full details of the Plan are available at www.swdevelopmentplan.org.

Government Inspector backs South Worcestershire Development Plan

The official Examination of the South Worcestershire Development Plan (SWDP), conducted by a Government-appointed independent Inspector, has concluded that the Plan is sound and can now go forward with a recommendation for adoption by the three councils that prepared it.The Plan sets out a long term vision for south Worcestershire, with the emphasis on boosting the local economy and delivering sustainable housing development, up to the year 2030. It includes plans for 28,400 new homes as well as land for retail and employment.

Malvern Hills District Council, Worcester City Council and Wychavon District Council have jointly prepared the Plan and each of them will now be asked to formally adopt it at meetings on 23 and 24 February.

The Inspector, Roger Clews, has today published his report on the Plan, concluding that it is sound and legally compliant, following an Examination that began in October 2013.

In the report the Inspector says: “The South Worcestershire Development Plan provides an appropriate basis for the planning of Worcester city and the Malvern Hills and Wychavon districts.”

His report has today been published at www.swdevelopmentplan.org.

The Examination led to the councils producing a range of “main modifications” to the SWDP including an increase from the original housing number of 23,200. It is these modifications, already approved by the three councils, which enabled the Inspector to judge the SWDP as being sound.

Councillor Melanie Baker, who chairs the SWDP Joint Advisory Panel, said: “It’s fantastic news that the Inspector has given the Plan a clean bill of health. I am hoping all three councils can now move rapidly to adopting the Plan, which will be a vital tool in delivering the economic growth we need and providing the housing our current and future residents want.

“The SWDP sets out where employment and housing development is to take place, and once it is formally adopted we will have greater powers to resist speculative planning applications for unsustainable or harmful development on sites that are not allocated in the Plan.”

The Inspector has accepted that the SWDP is based on extensive evidence and public consultations.

The Plan covers the period from 2006 to 2030. That means a significant amount of the development included in it has already taken place or planning permission has already been given.

In addition to the 28,400 new homes, the SWDP sets out plans for just over 300 hectares of employment land as well as new retail provision focused in Worcester City and the main towns.

The new housing is all set to be built within or on the edges of existing settlements. Development in smaller villages or the open countryside has generally been avoided, although there will be some new housing in larger villages with local services where planning permission was granted during the preparation of the SWDP.

Councillor Baker added: “It is heartening that the Inspector has accepted the strength of the case for three councils producing a strong joint Plan and that the basic building blocks of our strategy for growth and its distribution are sound – in particular the Plan’s approach to the settlement hierarchy, settlement boundaries, maintaining of the Green Belt, and the retention of Significant Gaps and green space. The Inspector has also endorsed the links between proposed development and infrastructure provision.

“Housing sites are obviously one of the main focuses of the Plan, however it is important to remember that the SWDP also contains a major overhaul of all of our planning policies and establishes a consistent set of development management policies for south Worcestershire as a whole.”

The main development sites set out in the South Worcestershire Development Plan (a significant number of which already have planning permission) include:

  • Worcester south “urban extension” – 20 hectares of employment land and 2,600 new dwellings at the Broomhall and Norton Barracks sites on the southern edge of Worcester
  • Worcester west “urban extension” – five hectares of employment land and 2,150 dwellings at Temple Laugherne on the western edge of Worcester
  • 1,250 dwellings on smaller sites within Worcester city. The largest of these are Gregory’s Bank industrial estate (169 dwellings – construction has already begun) and the former Crown Packaging site (230 dwellings)
  • Retail-led development at three city centre sites at Cathedral Square, Trinity House & the Cornmarket, and the Crowngate/Angel Place area
  • Around 750 dwellings at Worcester’s Shrub Hill opportunity zone, along with mixed use and commercial development on a 19.72-hectare site
  • Kilbury Drive, Worcester – 250 dwellings
  • Gwillam’s Farm, north of Worcester – 250 dwellings
  • Swinesherd Way, south east of Worcester – 300 dwellings
  • Worcester Six business park (next to M5 Junction 6) – 16 hectares of employment land for research and development; manufacturing related to environmental and new technologies; or associated businesses
  • Pershore – around 695 dwellings at an urban extension to the north of the town, off Station road; an employment site of five hectares to the north east, off Wyre Road; and 82 new dwellings on smaller sites
  • Droitwich – urban extensions at Copcut Lane (740 homes and 3.5 hectares of employment land) and Yew Tree Hill (765 homes and 200-unit extra care facility); 10 hectares of employment land at Stonebridge Cross Business Park; and 226 dwellings on smaller sites
  • Evesham – 500 homes in the Cheltenham Road urban extension; 200 dwellings at Abbey Road; 400 homes south of Pershore Road, Hampton and a new pedestrian and cycle bridge across the Avon; 34 hectares of employment land at Vale Industrial Park; and around 500 dwellings on smaller sites
  • Newland, Malvern – 800 dwellings and 10 hectares of employment in an urban extension north east of Malvern Link
  • Malvern Hills district – 495 dwellings on smaller allocated sites, including 110 at the former Howsell Road allotments
  • Malvern Technology Centre (QinetiQ), Great Malvern – 4.5 hectares of new employment land; 300 dwellings
  • Blackmore Park, Malvern – 5.1 hectares of employment land off Blackmore Park Road, south of Great Malvern
  • Tenbury Wells – 162 dwellings on four sites
  • Upton-upon-Severn – 138 dwellings on two sites

Key facts

The SWDP provides a long term vision up to 2030 for south Worcestershire, with the emphasis on boosting the local economy and delivering sustainable housing development.

It is based on extensive evidence and previous consultations and has been jointly prepared by the three partner councils – Malvern Hills, Worcester City and Wychavon.

The SWDP includes policies for dealing with four broad areas:

  • Creating jobs and economic prosperity
  • Meeting housing needs
  • Transportation
  • The environment.

Full details of the Plan are available at www.swdevelopmentplan.org.

The proposals build on the work done between 2007 and 2010 on the South Worcestershire Joint Core Strategy.

The Draft Plan was submitted to the Secretary of State for independent Examination in May 2013 and the Examination began in October 2013.

The plan covers the period 2006 to 2030. Of the 28,400 new homes allocated in the plan, 8,623 had already been built by 31 March 2015 and 8,084 already have planning permission.

Public consultation on changes to South Worcestershire Development Plan launched

A new six-week consultation is today launched to give people the chance to have their say on the latest and, it is hoped, final proposed changes to the South Worcestershire Development Plan (SWDP).

The SWDP is being jointly prepared by Malvern Hills District Council, Worcester City Council and Wychavon District Council to guide economic and housing development in the area to 2030.

The Plan is currently the subject of an Examination by a Government-appointed Inspector, Roger Clews, who has carried out a series of public hearings, intended to ensure the Plan is legally-compliant and sound. These hearings have fed into the proposed “Main Modifications” which are now being consulted on.

Full details of the proposed Main Modifications and the consultation are now available at www.swdevelopmentplan.org.

The consultation is only seeking views on the new proposed Main Modifications, not the SWDP as a whole.

The number of dwellings required to be built under the SWDP was increased to 28,370 last year in the first phase of the Examination. These latest proposed Main Modifications leave that number unchanged.

However, it is now proposed that some housing sites are removed from the Plan. These are the former playing fields site in Green Lane, Malvern, and, a number of small sites in Worcester, including Claines Recreation Ground in Worcester.

Some other sites have had changes proposed to their housing numbers, including a reduction from 200 to 190 at the Crown Packaging site in Worcester, an increase from 596 to 750 at Worcester’s Shrub Hill Opportunity Zone and rises of 100 to 500 at Cheltenham Road and 200 to 250 in Abbey Road, both in Evesham. Recent planning approvals granted outside the SWDP process have also been taken into account in the total housing numbers.

The majority of the other proposed Main Modifications are of a technical nature.

Councillor Melanie Baker, who chairs the SWDP Joint Advisory Panel, said: “This may be the last public consultation to be held for the SWDP. The consultation gives residents the chance to raise any points on these latest Main Modifications which they believe are new or untested. Following this consultation we hope the Inspector will take the view that the Plan is sound so that the councils can move on to its adoption.”

The consultation runs until 5pm on Friday, 20 November.

The Main Modifications document and the consultation response form can be downloaded at www.swdevelopmentplan.org.

Printed copies of the Main Modifications can be viewed and consultation response forms can be collected at local libraries and customer service/contact centres at Worcester (The Hive); Malvern; Upton upon Severn; Tenbury Wells; Droitwich Spa; Evesham; and Pershore.

Completed consultation forms can be emailed to contact@swdevelopmentplan.org or posted to South Worcestershire Development Plan, Policy Plans Team, Housing and Planning Services, Wychavon District Council, Civic Centre, Queen Elizabeth Drive, Pershore, Worcestershire WR10 1PT.

The results of the consultation will feed into the Inspector’s final report, which is expected to be published early next year, if no more hearings or modifications are required. It is hoped that the three councils will formally adopt the Plan shortly after that.

The South Worcestershire Development Plan (SWDP) will provide a long term vision up to 2030 for south Worcestershire, with the emphasis on boosting the local economy and delivering sustainable housing development.

It is based on extensive evidence and previous consultations and has been jointly prepared by the three partner councils – Malvern Hills, Worcester City and Wychavon.

Final round of proposed changes to South Worcestershire Development Plan published

A final set of proposed changes to the South Worcestershire Development Plan (SWDP) have today been published by the three councils preparing the blueprint to guide economic and housing development in the area to 2030.

The SWDP is currently the subject of an Examination by a Government-appointed Inspector, Roger Clews, who carried out a series of public hearings earlier in the year, intended to ensure the Plan is legally-compliant and sound. These hearings have fed into the proposed “Main Modifications”, published by the councils today at www.swdevelopmentplan.org.

Later this month each of the three councils – Malvern Hills, Worcester City and Wychavon – will vote to agree to hold a six-week public consultation on the proposed Main Modifications. This will give local people a chance to have their say on the proposed changes to the Plan.

The number of dwellings required to be built under the SWDP was increased to 28,370 last year in the first phase of the Examination. These latest proposed Main Modifications leave that number unchanged.

However, it is now proposed that some housing sites are removed from the Plan. These are the former playing fields site in Green Lane, Malvern, and, a number of small sites in Worcester, including Claines Recreation Ground in Worcester.

Some other sites have had changes proposed to their housing numbers, including a reduction from 200 to 190 at the Crown Packaging site in Worcester, an increase from 596 to 750 at Worcester’s Shrub Hill Opportunity Zone and a rise of 100 to 500 at Cheltenham Road in Evesham. Recent planning approvals granted outside the SWDP process have also been taken into account.

The majority of the other proposed Main Modifications are of a technical nature.

Councillor Melanie Baker, who chairs the SWDP Joint Advisory Panel, said: “The testing of the SWDP through the public hearings has proven that our approach and the Plan’s strategy are essentially sound. We now need to focus on making a series of largely technical policy changes, and I would urge south Worcestershire residents to make their voices heard in the upcoming consultation on these latest Main Modifications. We will then reach the stage when the Inspector can formally judge the Plan and the councils can move on to its adoption.”

Malvern Hills councillors will be asked to agree to launch a consultation on these latest proposed Main Modifications on September 22. Similar meetings will be held by Worcester and Wychavon councillors on September 30.

If approved, the new consultation will run from 9 October to 20 November and will only concern the changes now being proposed.

Details of how to take part in the consultation will be available at www.swdevelopmentplan.org.

The results of the consultation will feed into the Inspector’s final report, which is expected to be published early next year. It is hoped that the three councils will formally adopt the Plan shortly after that.

The SWDP will provide a long term vision up to 2030 for south Worcestershire, with the emphasis on boosting the local economy and delivering sustainable housing development. It is being jointly prepared by the three partner councils – Malvern Hills, Worcester City and Wychavon.

Have your say on new infrastructure and affordable housing in south Worcestershire

Three new six-week consultations on planning documents supporting the South Worcestershire Development Plan (SWDP) will open on 16 February 2015.

The funding of new infrastructure – from roads and schools to village greens – and guidance on where and how affordable housing is built will all come under the spotlight.

Residents, developers, town and parish councils, and other interested parties can make their views known via the SWDP Consultations Web Page. The consultations conclude on 30 March 2015.

These consultations complement work on the SWDP, which is being jointly developed by the councils for Malvern Hills, Worcester City and Wychavon. The Plan will provide a long term vision up to 2030 for south Worcestershire, with the emphasis on boosting the local economy and delivering sustainable housing development.

Details of the three consultations are:

Community Infrastructure Levy

The south Worcestershire councils are proposing to apply a Community Infrastructure Levy on developers who gain planning permission for new housing and large scale retail development. This will help fund essential strategic infrastructure, such as new or safer transport schemes; flood defences; education, community, health and social care facilities; park improvements; green spaces and leisure centres. Each council is required to produce its own charging schedule and, because of the different land values across the area, the rates across south Worcestershire will vary. Views are now being sought on whether the level of those charges is appropriate.

Developer contributions

Planning guidance is being proposed on how and when developers will need to make contributions towards local infrastructure in order to ensure their proposals are acceptable in planning terms, in line with SWDP policies. Opinions are being sought on this guidance, which is set out in a Supplementary Planning Document on the Developer Contributions Consultation Page.

Affordable housing

The SWDP proposes that most new housing developments should include a proportion of affordable housing, such as rented accommodation managed by housing associations. An Affordable Housing Supplementary Planning Document now needs to be compiled to give detailed guidance on this, covering issues such as whether flats or houses should be built, how many bedrooms should be included in affordable dwellings, and the circumstances in which developers will have to make a financial contribution towards affordable housing being built away from their own developments. This consultation asks for comments, particularly from landlords and housing developers, on the detailed advice that needs to be included in this document.

At the same time a call for possible sites that could be used as pitches for travellers has been launched. The SWDP includes policies for the provision of up to 70 new pitches for travellers and travelling show people by 2030, in order to comply with national planning rules.

The consultations and call for sites are part of the programme of work in the Local Development Scheme that was approved by the three councils on 30 September 2014.

Councillor Melanie Baker, deputy chairman of the SWDP Joint Advisory Panel, said: “The south Worcestershire councils are all striving to ensure the SWDP is able to deliver the planned growth in employment and sustainable developments that will provide residents with homes to meet the needs of young families, older people and single households. The consultations are a vital part of that work and I urge people to get involved and make their views known.”

The consultations are being launched just a few days before public hearings resume in stage two of the formal Examination of the SWDP, being carried out by Government-appointed Inspector Roger Clews.

The latest sessions are:

  • Commencing 24 February 2015 at the Sixways Stadium, looking at SWDP policies one to seven (the basis for how the plan has been compiled, housing and employment sites selected etc) and the strategic sites (including the major “urban extensions” proposed on the edges of Worcester, where some of the largest housing developments have been allocated)
  • Commencing 14 April 2015 at the Sixways Stadium, considering development management policies (the detailed rules that future planning applications will be assessed against, covering, for example, the design of new developments, the proportion of affordable housing to be included in residential developments)
  • Commencing 12 May 2015 at the Worcester University Arena in Hylton Road, focussing on proposed sites in the main towns and villages in south Worcestershire.

Stage one of the Examination resulted in the Inspector recommending an increase in housing provision to 28,370, requiring the councils to identify proposed sites for around 6,200 dwellings.

It is currently expected that the SWDP will be adopted by each of the south Worcestershire councils in early 2016.

More details are available on the SWDP Consultations Web Page.

Dates confirmed for next phase of Examination of South Worcestershire Development Plan

Dates have been confirmed for the second phase of the Examination of the Plan that will guide economic development and housing in South Worcestershire until 2030.

The South Worcestershire Development Plan (SWDP) is currently being examined by a Government-appointed Inspector, who held his first public hearings in late 2013 and earlier this year. Since then work has taken place to identify sites for additional housing. A consultation on the proposed additional housing sites and related changes to the Plan ends at 9.00am on Monday, November 17.

The results of that consultation will be considered by the Inspector as part of his next three hearings:

  • Commencing 24 February 2015 at the Sixways Stadium, looking at SWDP policies one to seven (the basis for how the plan has been compiled, housing and employment sites selected etc) and the strategic sites (the major “urban extensions” proposed on the edges of Worcester, where some of the largest housing developments have been allocated)
  • Commencing 14 April 2015 at the Sixways Stadium, considering development management policies (the detailed rules that future planning applications will be assessed against, covering, for example, the proportion of affordable housing to be included in residential developments)
  • Commencing 12 May 2015 at the Worcester University Arena in Hylton Road, focussing on proposed sites in the main towns and villages in south Worcestershire.

The SWDP will provide a long term vision up to 2030 for south Worcestershire, with the emphasis on boosting the local economy and delivering sustainable housing development. It is being jointly prepared by the three partner councils – Malvern Hills, Worcester City and Wychavon.

Following extensive public consultation, the SWDP was submitted to the Government for independent Examination in May 2013.

Stage one of the Examination resulted in the Inspector recommending an increase in housing provision to 28,370, requiring the councils to identify proposed sites for around 6,200 dwellings.

New housing sites proposed for consultation

Earlier in the year the three councils working on the SWDP (South Worcestershire Development Plan), in response to the Inspector’s interim conclusions, made a call for new potential sites for housing development in the three districts.

The call was made after the Inspector concluded that more housing was needed in the plan to meet housing need, in effect an additional 6,200 dwellings. Following this some 500 housing sites were identified or submitted to the three south Worcestershire councils, and each has now been assessed and checked for suitability.

As a result, the three councils now are putting forward a number of these for consideration for future allocation.

Many have been ruled out in the recommendations by the three councils for a number of reasons. These include whether the site:

  • does not support the approach of encouraging development in or adjacent to the main settlements;
  • risks excessive development, particularly in the villages;
  • does not encourage sustainable development or provision of services and infrastructure.

Further criteria include whether there is conflict with rules on statutory green belt, designated natural or historic assets, risk of flooding, etc.

Consequently many new sites are clustered in or adjacent to the urban area of Worcester or the towns of Malvern, Evesham, Droitwich Spa, Pershore, Upton upon Severn and Tenbury Wells rather than the area’s villages or in the open countryside.

There are some new recommended housing sites at the larger villages which still retain some local services, but a significant number of these sites and many others within the towns reflect planning permissions which have been granted since the SWDP was submitted in May 2013. Importantly the call for sites has also brought forward a significant amount of additional brownfield land for development in Worcester.

Cllr. Judy Pearce, Chair of the SWDP Joint Advisory Panel,
said: “South Worcestershire has risen to the Inspector’s challenge well and many suggestions came forward which gave plenty of options. Some of these proposed sites will now come forward to be looked at by the three councils. If agreed, these sites will be subject to public consultation and any representations received will be forwarded to the inspector. However, the Inspector will not be re-opening the consultation on sites previously proposed for allocation unless there has been a change, such as to the boundary or proposed number of houses on the site.”

If the three councils agree to this proposal at their meetings on 30 September the consultation process will start on 6 October and will last for six weeks. The consultation is being run by the three south Worcestershire councils with responses sent to the Inspector, who is expected to hold a hearing in early 2015 after considering them. More information on the scope of the consultation and how to take part will be issued soon.

Selection of sites being considered:

Wider Worcester area

  • Extension at Temple Laughern from 975 to 2,150 (land within Malvern Hills district)
  • New urban extension at Swinesherd Way (300) (land within Wychavon district)

Malvern Hills

  • Focus on main towns maintained
  • Malvern North East (Newland) increased by 100 dwellings to 800 but with no change to the allocation boundary
  • A reduced requirement for redirected houses to Wychavon in order to meet Malvern Hills’s unmet need (around 350 vs 1,350 previously)
  • 81 dwellings though the partial development of the former Lower Howsell Road allotments in Malvern
  • Increasing the proposed housing at the QinetiQ mixed use development to 300 dwellings.

Worcester City

  • Additional sites in Worcester are primarily brownfield, including 240 on the Crown Packaging site at Perry Wood Walk and 100 on land at Lowesmoor Wharf
  • Ambrose Close and Hopton Street.
  • Shrub Hill Opportunity Zone is increased by 229 dwellings to 596 but with no change to the boundary of this brownfield allocation.

Wychavon

  • Focus on main towns maintained
  • A reduced onus on Wychavon to meet Malvern Hills’s unmet housing need (around 350 vs 1,350 previously).

Click here to view Council Papers

More information and details of how to make a representation to the consultation are available at www.swdevelopmentplan.org.

Council’ update of progress to the Inspector – June 2014

On 10 June the Councils provided their first update (available Here ) to the Inspector confirming the progress made in addressing the necessary work required to enable the Examination process to proceed. This work particularly related to the increased Objective Assessment of Housing Need recommended by the Inspector following  the final Stage 1 Hearings (13 and 14 March 2014) and the Inspector’s  consequent Further Interim Conclusions (April 3 2014).

The Councils understand that the Inspector will respond to this update  in due course.

The Inspector’s letter to the 3 Councils setting out his further interim conclusions

The Inspector’s letter to the 3 Councils setting out his further interim conclusions, following the reconvened Phase 1 stage of the examination in March 2014, has been published by the Programme Officer and can be viewed via this link. Having considered the additional evidence put to him by the 3 Councils on housing supply, as well as further third party representations, the Inspector has provided a full, objectively assessed need for housing over the Plan period for South Worcestershire of 28,370 dwellings. The Inspector has also commented on matters relating to Windfall allowances, five-year housing land supply, and clarification with respect to the retail policy.

  • The Inspector’s letter to the Councils is available here
  • The Inspector’s Further Interim Conclusions are available here