Supporting the case for residential development
Stride Treglown Limited has acted on behalf of the landowner (via their representative) for the nine seven years and made numerous representations to the local authority to support the allocation of the Trevarner Farm site for residential development. In 2007 we commenced a site analysis stage and prepared design concepts to support the site and discount competing sites being considered for development at that time. This early work (the evidence base) was updated in 2011 and considered in the context of current best practice for housing layouts for the site. Concept schemes were prepared in support of both an allocation in the emerging Local Development Framework and ultimately an outline planning application for the principle of development.
Stride Treglown Limited made the following representations to North Cornwall District Council (latterly Cornwall Council) on behalf of the landowner, to support these development principles:
- Preferred Options Core Strategy, December 2007 – supporting the principle of significant growth within the east of Wadebridge, including the full extent of land in the clients ownership west of the A389;
- Preferred Options Site Specific Allocations and Policies Development Plan Document, December 2007 – identifying site SAW 3 (northern parcel of Trevarner Farm) as the most suitable site for housing development within Wadebridge in the short term, but also supporting the southern parcel of land for housing development. This was presented as a Site Comparisons Report looking at the merits of other sites in Wadebridge;
- Strategic Housing Land Availability Assessment, February 2009 – continued availability of northern and southern parcels of land for residential development;
- Draft Core Strategy Spatial Strategy, April 2011 – supporting housing growth figures for Cornwall and, more specifically, Wadebridge.
With a view to taking the scheme forward, and in response to Ministerial Guidance issued in relation to a local shortage in housing land supply, Stride Treglown approached, briefed, evaluated tender responses and appointed a technical project team to assist in developing a framework masterplan to underpin an outline planning application. This process commenced in late 2011. A detailed site analysis (update) report was prepared in early 2012, together with block plans to aid pre-application discussions with the Councils Planning and Housing Officers. The Council at that time identified that the site was worthy of consideration as a housing expansion area for the town.
The team, comprising of ecology, archaeology, drainage, transport, geo-environmental, arboriculture and energy consultants, worked closely with our Planning and Design team to prepare proposals which were presented to the Cornwall Design Review Panel in March 2012. Minor amendments were made to the scheme prior to being presented at a well-attended Public Exhibition in April 2012.
During the period April 2012 to October 2012, we coordinated a series of technical assessments required to support an outline application. This work was halted on the identification of a preferred developer partner. We were re-engaged in November 2013 to continue our planning application coordination tasks, briefing, receiving tenders and recommending the appointment of a multi-disciplinary consultant team. We are engaged to represent the landowner in respect of Local Plan representations and during February 2014 held pre-application discussions with Cornwall Council.
Issues of particular note to investigate as part of a proposal to review and update the base masterplan included:
- the impact on the draft housing layout of the adjacent main road in the south of the site, and industrial activity in the north site (and/or mitigation measures in the form of an acoustic screen as may be required),
- access arrangements to the north of the site in respect of the status of Green Lane as a Bridleway (and implications of directing traffic through the site) and the inter-relationship with access options from the south and through Egloshayle Village and,
- the creation of an integrated landscape and surface water drainage strategy across the site.
Our Planning and Design team worked closely with a team comprising of ecology, archaeology, drainage, transport, geo-environmental, arboriculture and energy consultants to prepare proposals which were presented to the Cornwall Design Review Panel in early 2012. Minor amendments were made to the scheme prior to being presented at a well-attended Public Exhibition.
Technical assessments required to support an outline application were developed as a baseline position whilst discussions continued with a shortlisted selection of housebuilders interested in purchasing the site.
During 2014 we were novated across to the preferred developer to promote pre-application discussions and develop a site masterplan. We were re-engaged by the landowner under a direct appointment in 2015 and are in the process of preparing an updated masterplan and outline planning application for presentation to a public exhibition in November 2015 and submission by the end of the year.