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Present: More than 100 residents, Parish Councillors, District
Councillors
Helen Compson, Hexham Courant.
Jonathon Nicholson, Wendy Taylor Planning Dept, Tynedale Council.
Apologies: County Councillor Ray Thompson.
Parish Councillors Dave Porter & Steve Gleadhill
Mrs Julia Sayce, Chairman of the Parish Council, chaired the
meeting.
Mrs Sayce welcomed residents to the meeting and explained
that it had been called at the request of the Planning Dept. Tynedale Council
to consult with residents on the identified sites for development within the
parish of Broomley & Stocksfield.
Mrs Sayce introduced Jonathon Nicholson and Wendy Taylor from
Tynedale Council's Planning Dept.
Jonathon Nicholson opened his remarks by explaining the background
to the reason for the consultation. He said that the Local Plan had been adopted
in 2000 and that this was the "Bible" for planners. He advised that
in 2004 the Planning & Compensation Act had been enacted and that as a result
of this local authorities have to produce a Local Development Framework. He went
on to say that that Tynedale have drawn up their Core Strategy Document and that
if this is approved it will supersede the Local Plan. The Core Strategy is a
general document and it is followed by the Local Development Framework which
is more detailed. As part of the development of the Local Development Framework,
Tynedale had requested interested parties to identify sites for possible development
in the future. He said that the planners have to provide a level playing field
for all sites and that having received the proposals have to narrow down the
list of suggestions. He said that comments by individuals and organisations should
be received by the Planning Dept. by the middle of September 2007. Comments can
both oppose and support the suggestions and additional sites can also be suggested.
Mr Nicholson felt that a lot of the proposals would not get anywhere if a formal
planning application was submitted, particularly if the site was in the green
belt. He said that the Green Belt policy carries through planning periods and
that no suggestion had been made in the Core Strategy to alter the green belt.
General Comments
Ken Harrison In 1997 Tynedale had had an application for development of the site
at Merryshields Quarry. Why had this site not been included in the current options?
Jodie Barwick-Bell To what extent is there a need for development
in Stocksfield?
Jonathon Nicholson (JN) The Regional Spatial Strategy has
a district wide allocation for housing completions which must reduce from approx.
200 to approx. 100 per year by 2016. Tynedale consider these levels of development
will keep the population of the district stable. It is expected that 55% of any
development will be in Hexham, Haltwhistle and Prudhoe, 15% in Allendale, Corbridge,
Haydon Bridge and Bellingham with the remainder spread across the rest of Tynedale.
It is felt that a lot of the villages are sustainable. In general terms probably
3 houses per year will be built in Stocksfield depending on what sites are proposed.
Philip Warren – There is a need to preserve the green
belt in Stocksfield. Why go through the exercise if green belt is sacrosanct.
JN said that The Government Office of the North East had been
asked why this exercise had to be carried out in relation to the green belt.
He said that the Dept. of Communities was learning as it went along. At the moment
consultations have to be carried out in this way. All responses will become part
of the evidence base.
Hilda Dixon – the community cannot stand any more traffic
feeding onto the A695 particularly at school and peak times.
JN - replied that every time Tynedale receives a planning
application which affects traffic it takes advice from the County Highways Dept.
However, in the whole of Tynedale few areas are officially congested. The development
of large estates requires off-site roads to be improved.
JN said that Green Belt prevents most proposals for building
within the green belt from taking place. Green belt prevents urban sprawl, retains
openness and protects the historical settings of settlements and retains the
integrity of the countryside. There are limited exceptions for development in
the green belt - e.g. properties for agricultural workers, developments which
allow for farm diversification. Agriculture has certain development rights. Green
Belt can be used to create recreational area.
Derek Vause - Residents would fight all the away against proposals
for large developments on the green belt.
The Development of Low Prudhoe is vital for the local economy
but this affects the volume of traffic going through Stocksfield.
JN Low Prudhoe will continue to develop slowly. Tynedale have
been lobbying the County for better signing to Prudhoe using the A68/A695. A
lot of people are lobbying for a new river crossing at Prudhoe, but this is not
contained within Tynedale's policy.
There is concern fro the environment and woodlands, but what
about the safety of children within the Parish. On one Sunday 110 vehicles where
counted on the A695 in a ten minute period.
The only thing that would ease the current traffic problems
in Stocksfield would be a new river crossing at Prudhoe which would take much
of the traffic on to the A69 trunk road.
Julie Shevill – new developments have been built at
Branch End and on New Ridley Road. Affordable housing is being continually mentioned
but what is affordable housing.
JN - Affordable Housing is that which meets the needs of people
who cannot normally afford to buy or rent on the open market. Normally affordable
housing is shared ownership or housing authority owned. A proposed development
might include a percentage of affordable housing. There is no part of Tynedale
where the need for affordable housing has not been identified. Generally, housing
sites have to include 30-40% of affordable housing.
The next generation cannot afford to live in Stocksfield.
Developers will want to build large numbers of houses. Young people cannot afford
mortgages.
JN if development of a large site was proposed Tynedale would
see for 30-50% to be affordable housing. The Housing Dept. looks at those who
live and work in Tynedale, where the average salary is fairly low. There is a
formula which calculates the cost of affordable housing.
There is a gap between average salaries and average house
prices. Only "incomers" can afford houses in Stocksfield.
JN The Core Strategy is moving towards 60% of houses built
in Tynedale being affordable.
There is concern about compromising principles of green belt
to provide affordable housing.
JN This would only happen where no alternative land could
be found.
Ken Harrison – It has taken 130 years for Painshawfield
Estate to reach its current level of development. It could be used to provide
affordable housing. Any money yielded could be used to pay for a by-pass for
Stocksfield.
JN The County Council has no line on any map for a by-pass
for Stocksfield. Very few new roads are being proposed by the County.
Houses are now being knocked down to build bigger ones.
JN The definition of a brown field sites includes the curtilege
of a large garden. Tynedale is trying to develop policies to retain the character
of low density housing.
Any new estate if built on similar lines to Painshawfield
Estate would "disappear in 50-60 years as trees and planting matured.
Rachel Cochrane – What effect will local government
re-organisation have on the Local Plan? Will the County be aware of the needs
of the local communities?
JN The Green Belt is sacrosanct. The Regional Plan should
protect the green belt. Planners had been told to include all sites that had
been put forward in the consultation document. Tynedale will accept proposals
for additional sites. All evidence will be included in an evidence base which
will be passed to the new authority. It is expected that Tynedale policies will
carry forward beyond 2009 as it will take time for the new authorities to develop
policies and conduct consultation exercises.
Should large developments be allowed where will the increasing
numbers of children go to school.
District Councillor Mrs Dale - Once a brown field sites have
been identified and formal planning applications for developments received it
is likely that such a development would proceed?
The Parish Council has identified a need for a residential
home for older residents.
Ideas for the development of brown field sites should be sent
to Tynedale Council.
SA061 Land at Stocksfield South of A695
Potential Option 1 Housing
Dennis Harding asked why this site had been put forward. He
said that it was the first green space you come to from Newcastle and that it
was part of the "lungs" of Stocksfield. He felt that Stocksfield would
be poorer if it was developed.
Site SA130 Old Ridley
Potential Option 1 Housing
Potential Option 2 Mixed Use
Tim Astbury – What is meant by mixed use? Development
of the site would require new water and drainage systems, at present the field
acts as a sponge in periods of heavy rain. This site was large enough to take
up to 150 houses.
JN was unsure what mixed use meant in relation to this site.
Site SA231 Branch End Garage
Potential Option 1 Housing
Potential Option 2 Affordable Housing
This is a "brown field" site
Brian Harding – Development at Branch End would cause
extra traffic which would result in problems.
JN This would have to be need to be looked into carefully
should a formal application for this site be submitted.
Why has development at Branch End been put forward. There
has been a lot of development around Branch End in the recent past.
JN If a "brown field" site comes along in a sustainable
community Tynedale's hands are tied and cannot reasonably not allow the development
to proceed. Tynedale have tried to limit the development of small windfall sites.
What would happen to the current business on the Branch End
Site – it would be a shame if Stocksfield were to lose another business.
Apparently the current tenant has only a temporary lease.
There are currently problems with parking in the Branch End
area. The Parish Council is continually aware of parking concerns throughout
the parish and it is a matter which is under continuous review.
Site SA1015 Adjacent Stocksfield Station (Local Plan Allocation
ED1.28)
Potential Option 1 Economic Development
Potential Option 2 Affordable Housing
This is a "brown field" site currently identified in the Local Plan
for economic Development.
It was said that this site was currently owned by Network
Rail and that a good proportion of it was required for access to the railway
line in order that essential maintenance could be carried out.
Dennis Harding asked why the Station Yard had been suggested
for housing, when at present there was not enough parking space.
Mrs Sayce advised that the Parish Council has asked Network
Rail about the possibility of extending the car park.
Conclusion
Mrs Sayce brought the meeting to a close by thanking Jonathon
Nicholson and Wendy Taylor for coming. She thanked so many residents for turning
out and said that the Parish Council would do its best to make sure that their
concerns and comments were put forward to Tynedale. She urged individual residents
to submit their own comments to Tynedale by 14th September.
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