Amended Station Rd Outline Application TWC/2011/0871 – URGENT

Given that the deadline for submitting objections to the amended outline application 0871 is this Thursday 28th, could we remind you that you need to resubmit/revise any objections you submitted to T&W 2 years ago, taking out any references to the Superstore and petrol filling station, and send to planning.control@telford.gov.uk .

The Council are looking to rush this amended application through and take it to Planning Committee on the 11th December.

The following is a reminder of the main points of objection

Station Rd Outline Application TWC/2011/0871: Main Objections

The site is not required to meet local housing needs – there is more than sufficient deliverable housing land identified in Telford & Wrekin to meet housing needs over the next 5 years as the Council have already said (and so meets national planning policy requirements), and there are already 720 new homes approved or under construction on the periphery of Newport. Over- development in Newport will undermine the ability of Telford to meet its housing targets as a growth area and realise the potential of past investment in its infrastructure.

There is insufficient local demand for housing in Newport; a further 1000 houses will mean substantial levels of in-migration and further out commuting to work, both contrary to current Development Plan policies. The applicant argues that Station Rd should be developed to help meet the shortfall in housing targets over the Development Plan period to 2016, but in reality very few houses will be built on the Station Rd site in the next 3 years. Therefore any decision made now is premature. The bulk of the Station Rd 350 homes will be built beyond the current Development Plan period (2016), and a new Local Plan has yet to be produced, consulted on and approved by a Government Inspector.

Current Development Plan housing targets in Newport (60 p.a.) are based on the need to provide affordable homes (for social rent) on the back of private housing developments (such as the proposal for Station Rd). To achieve the numbers of affordable homes apparently now required (124 p.a.) would mean the building of between 360-880 homes annually in Newport (depending on the proportion built for social rent). This is clearly not achievable and so affordable housing targets cannot be used to justify this major urban extension to Newport on greenfield land.

 

There will be an unacceptable cumulative impact on the local social, environmental and drainage infrastructure and a loss of valuable grade 2 agricultural land if a further 350 homes are built (c900 people) on top of the 700+ that are already either under-construction or now have planning permission. Health services and the transport infrastructure in particular are unlikely to cope. Severn Trent Water have yet to produce their assessment of whether the existing foul and surface water infrastructure can cope with an additional 1000 houses and whether additional investment is needed to prevent serious flooding problems. Until this assessment is made no decision on further housing development should be made.

 

Development of Station Rd will result in the loss of an important area of informal natural open space of which there is an identified shortfall in/on the periphery of Newport. The proposed formal park and play area is no substitute for this loss and will have a significant impact on local bio-diversity.

 

The development of further employment land around the existing industrial/commercial area at Audley Avenue should be supported, but not the demolition of the Enterprise Park to provide yet more housing.

 

Is this out of town site the most suitable location for extra care housing when there are potentially better locations within Newport on brownfield land.

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