Local Plan Issues and Options (Regulation 18)

Comment

Representation ID: 15366

Received: 29/08/2025

Respondent: Blueoak Estates

Agent: Paul Nellist

I&O_15925
The suggested policy approach includes amending policies relating to parking to encourage new residential and other uses in the city centre. Blueoak would welcome this review and amendment, particularly in sustainable locations where alternative modes of transport are available and reduced parking provision is appropriate. Any policy wording should allow a degree of flexibility to be applied to requirements.

Comment

Representation ID: 15367

Received: 29/08/2025

Respondent: Blueoak Estates

Agent: Paul Nellist

I&O_15926
The suggested approach is to amend the Local Plan (Part One) policy STRAT 11 to ensure educational needs, including contributions to school transport provision will be required. The proposed approach also sets out that the Local Plan will clarify that where infrastructure is needed to sustain a new development, that off-site contributions may not be acceptable and that the Council will not be expected to fund any shortfall in provision. Blueoak does not necessarily object in principle to the proposed approach but in the context of the over-riding need for housing, the Council must ensure that any requirements relating to developer contributions do not place such a burden on developments that sites become unviable or undeliverable.

Comment

Representation ID: 15368

Received: 29/08/2025

Respondent: Blueoak Estates

Agent: Paul Nellist

I&O_15927
Yes, developer contributions should only apply to major developments, as defined in relevant national policy

Comment

Representation ID: 15369

Received: 29/08/2025

Respondent: Blueoak Estates

Agent: Paul Nellist

I&O_15928
The suggested policy approach includes a statement that ‘applications that involve the loss of a retail and other uses from a town centre will need to demonstrate the unit has been vacant continuously for 12 months, adequately marketed and does not harm the criteria above’ Any new policy should positively acknowledge the role that change of use or similar redevelopment to residential proposals can make to delivering much needed housing in accordance with the proposed spatial strategy (i.e. prioritising previously developed sites in sustainable locations). The proposed 12 month requirement should also include a degree of flexibility that takes into account individual circumstances, rather than being rigidly applied.

Comment

Representation ID: 15370

Received: 29/08/2025

Respondent: Blueoak Estates

Agent: Paul Nellist

I&O_15929
The policy approach suggests that Current Local Plan (Part One) policy SOC 3 and Local Plan (Part Two) policy DM 20 will be substantially amended to reflect the evidence of the Housing Needs Assessment (to be prepared); and, the new policy approach will provide detailed policy requirements e.g. % of 1-2 bed dwellings including by tenures; % of plots for self-build and custom housebuilding; requirements to meet the needs of an ageing population and meeting the needs of residents with disabilities. Blueoak acknowledges that a housing needs assessment is to be prepared. Any new policy requirements on housing mix should be an indicative starting point and allow flexibility for developments to demonstrate and justify appropriate variations from the required percentages if local circumstances and/or more up-to-date evidence is available to inform mix and housing type requirements. Any housing mix and type requirements should only apply to major development.

Comment

Representation ID: 15371

Received: 29/08/2025

Respondent: Blueoak Estates

Agent: Paul Nellist

I&O_15930
The suggested policy approach will replace Local Plan (Part One) SOC 1 and Local Plan (Part Two) DM 23 and will set out the % of affordable housing required across the borough including potentially by sub-area. There is not enough detail at this stage to make substantive comments. Blueoak reserves the right to comment at future local plan stages when further evidence and detail is provided in relation to this proposed policy approach. This includes any proposed lower threshold in ‘designated rural areas’.

Comment

Representation ID: 15372

Received: 29/08/2025

Respondent: Blueoak Estates

Agent: Paul Nellist

I&O_15931
Blueoak has commented above in relation to appropriate Grey Belt sites being identified and allocated for development in accordance with national policy.

Comment

Representation ID: 15373

Received: 29/08/2025

Respondent: Blueoak Estates

Agent: Paul Nellist

I&O_15932
Blueoak does not have any in principle objections to the proposed policy approach but reserves the right to comment when more detailed proposals are prepared. However, any policy approach should contain sufficient flexibility to allow for site specific layout, design and context considerations to be applied, particularly in relation to conversion or redevelopment of existing sites and buildings on previously developed land. This is especially important to recognise appropriate situations, for example in town centres, where reduced interface distances are appropriate.

Comment

Representation ID: 15374

Received: 29/08/2025

Respondent: Blueoak Estates

Agent: Paul Nellist

I&O_15933
Blueoak does not have any in principle objections to the proposed policy approach to high quality design and reserves the right to comment when more detailed proposals are prepared. However, any policy or Design Code approach should contain sufficient flexibility to allow for site specific design and viability considerations to be applied, particularly in relation to conversion or redevelopment of existing sites and buildings on previously developed land.