the opportunities for sustainable in particular concerning ● transport modes have been taken up enforceability. However, it is noted depending on the nature and location of that the policy now specifies that a the site, to reduce the need for major Transport Statement and Traffic transport infrastructure; Management Plan will only be safe and suitable access to the site required where significant amounts ● can be achieved for all people; and of traffic are generated, which improves the compatibility of this improvements can be undertaken ● within the transport network that cost policy with national level planning effectively limit the significant impacts of policy and guidance (e.g. the development. Development should paragraph 32 of the NPPF). The only be prevented or refused on policy also contains more clarity in transport grounds where the residual terms of how its requirements can cumulative impacts of development are be met, which will aid with the imposition of appropriate planning severe.” conditions. 10.4 The reference to there being an of In addition to paragraph 19 referred to Met “absence concrete evidence to show that the North above, given the considerable delay in West Whitchurch site is not does developing the site at North West The WNP now makes an allocation deliverable” not seem a reasonable basis for relying on a Whitchurch for employment use, the for employment land, and has site to meet an identified land use need, following section in the NPPF is worked with the landowner to especially when the site in question has potentially relevant: establish that the site can be proved problematic to bring forward for a delivered. The allocation has been number of years. Planning policies should avoid the made on the basis of detailed “22. long term protection of sites allocated for analysis of the neighbourhood Policy D3.21 of the Adopted Local Plan will employment use where there is no employment needs and area’s not be retained once the submission Local reasonable prospect of a site being used following a detailed site Plan is adopted and therefore it cannot be for that purpose. Land allocations should assessment process. relied upon to meet the employment need be regularly reviewed. Where there is no identified. Only policy ES4 makes provision reasonable prospect of a site being used The site allocation also addresses for new employment land, and it may not lead for the allocated employment use, the previous delivery impediments to the result which is favoured by the applications for alternative uses of land associated with this site, namely employment site selection analysis, namely or buildings should be treated the need to gain access to the land the development of the North West via the railway tunnels, and an
● the opportunities for sustainable transport modes have been taken up depending on the nature and location of the site, to reduce the need for major transport infrastructure; ● safe and suitable access to the site can be achieved for all people; and ● improvements can be undertaken within the transport network that cost effectively limit the significant impacts of the development. Development should only be prevented or refused on transport grounds where the residual cumulative impacts of development are severe.” in particular concerning enforceability. However, it is noted that the policy now specifies that a Transport Statement and Traffic Management Plan will only be required where significant amounts of traffic are generated, which improves the compatibility of this policy with national level planning policy and guidance (e.g. paragraph 32 of the NPPF). The policy also contains more clarity in terms of how its requirements can be met, which will aid with the imposition of appropriate planning conditions. 10.4 The reference to there being an “absence of concrete evidence to show that the North West Whitchurch site is not deliverable” does not seem a reasonable basis for relying on a site to meet an identified land use need, especially when the site in question has proved problematic to bring forward for a number of years. Policy D3.21 of the Adopted Local Plan will not be retained once the submission Local Plan is adopted and therefore it cannot be relied upon to meet the employment need identified. Only policy ES4 makes provision for new employment land, and it may not lead to the result which is favoured by the employment site selection analysis, namely the development of the North West In addition to paragraph 19 referred to above, given the considerable delay in developing the site at North West Whitchurch for employment use, the following section in the NPPF is potentially relevant: “22. Planning policies should avoid the long term protection of sites allocated for employment use where there is no reasonable prospect of a site being used for that purpose. Land allocations should be regularly reviewed. Where there is no reasonable prospect of a site being used for the allocated employment use, applications for alternative uses of land or buildings should be treated Met The WNP now makes an allocation for employment land, and has worked with the landowner to establish that the site can be delivered. The allocation has been made on the basis of detailed analysis of the neighbourhood area’s employment needs and following a detailed site assessment process. The site allocation also addresses the previous delivery impediments associated with this site, namely the need to gain access to the land via the railway tunnels, and an
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