Planning
Policy Context
Government
planning policy promotes new housing development in sustainable
locations. It also requires new development to respect the character
of its area (Planning Policy Statement 3 – ‘Housing’).
This national planning policy is also reflected in the Development
Plan for the area, which comprises the Berkshire Structure Plan
and the Adopted West Berkshire Local Plan.
The Local Plan Inset Map 32 – ‘Streatley’ identified
a Settlement Policy Boundary (SPB) around the village. The proposed
development site lies outside, but immediately adjoining this boundary.
The SPB is drawn tightly around the existing built development limits
of the village. The historical analysis of Streatley shows that
the village has grown consistently and organically over the last
century and a half. It will realistically continue to accommodate
modest development well-related to the existing settlement over
coming decades. The SPB will change to accommodate this. It is not
realistic to expect that no new development will occur in the village
in the foreseeable future.
The core of the village comprises a designated Conservation Area.
This boundary lies adjacent and north of the proposed development
area. Although technically outside the Conservation Area the site
is closely related to it, and any development will be required to
be designed so as not to adversely affect the character and appearance
of the Conservation Area.
The whole area lies within an Area of Outstanding Natural Beauty
(AONB). This designation requires new development to be modest in
scale, and designed so as to have minimal visual impact on the landscape
of the AONB. In the professional opinin of our consultants, having
undertaken an analysis of the village and its surroundings, the
proposed site is by a significant margin the most appropriate site
to accommodate new development.
The proposed development site is located outside the Settlement
Policy Boundary as it is presently drawn in the Adopted Local Plan
Inset Map 32 – ‘Streatley’. Any development proposed
on the site would represent a departure from the development plan.
It is open to the district planning authority to approve such development
if it considers such development to be appropriate to an area. It
is only likely to do so if development is of a modest scale.
If then minded to approve such development the Council would need
to advise the Secretary of State, who would then decide whether
it was a matter she wished to be involved in. Because of the way
in which a considerable amount of land in the village was aquired
by the company these proposals provide a unique opportunity for
the village to secure major community benefits in return for a small
level of development. These benefits will secure, in public ownership,
substantial land holdings on the north and south sides of the High
Street, including the open field which fronts on to the northern
side of High Street. It would also facilitate additional public
prevent extension of built development to the south of the village.
It is on this basis that Gladedale believes that its proposals are
worthy of support from the community.
Future Planning Policy
The review of the adopted Local Plan the area until 2026.
The LDF will have to reflect national and regional policy guidance
in it provisions and policies.
The Local Development Framework Document that will allocate specific
sites is the Housing Site Allocations DPD’.This is scheduled
to be published for initial consultation next Spring (2007), with
formal consultation on the preferred options in Autumn 2007.
One of the key documents that will affect Streatley will be published
for consultation in the next few months. It is the 'Rural Communities
and the Countryside’ Development Plan Document. Several further
consultation stages will occur over the next two years before the
West Berkshire Local Development Framework is finally adopted around
Spring 2009.
Options Open To Gladedale
Gladedale would prefer to work with the local people on a comprehensive
scheme that allows modest development whilst delivering community
benefits, especially the donation of the Northern Area and all other
undeveloped land to the Parish.
If public support is not forthcoming for the proposed scheme then
there are two principal options open to Gladedale.
1. Make representations for the development allocation of the properties
through the emerging West Berkshire Local Development Framework
(LDF).
2. Submit planning applications of the Barns and Riverside areas
for whcih we believe planning consent can be achieved now on the
established principles of ‘infill’ and ‘previously
developed land’. (This alternative would most likely be coupled
with representations to the LDF process to have the West Area allocated
for development).
