Support

Representation ID: 7353

Received: 08/01/2024

Respondent: The Society of Merchant Venturers

Agent: Savills

It is clear that the existing evidence doesn’t support an allocation on this site coming forward, with the supporting text for this policy confirming ‘Development proposals for the re-development of the site remains uncertain at the point of preparing the Local Plan, therefore no specific proposal is included for the site’.

Indeed, the Council notes that ‘Allocating a development of the scale and nature proposed for Woolfox
would compromise the delivery of the proposed spatial strategy set out in this plan and potentially the plans
of neighbouring areas’. In terms of housing numbers therefore, the site should not be considered to
contribute towards the Local Plan housing requirements.

Comments noted.

Object

Representation ID: 7381

Received: 05/01/2024

Respondent: Mr Norman Milne

Plan fails to provide any strategic justification for a development of this scale. The policy also appears to apply to both the St George Barracks and to the former RAF North Luffenham airfield. The latter was abandoned in 1958 and is hardly a ‘brownfield site’ but more realistically an important wildlife habitat and leisure site.
70-80,000 sq m of existing buildings on site should be re-used , minimising development on undeveloped land, protecting the countryside, minimising disturbance to nearby local communities, as per policy SS7, etc. rather than treated as simply an opportunity to build a new village in a place with no sustainable transport links.

Existing facilities, including 20m by 9m indoor pool with its new gas-fired infrastructure and gyms are important.

Comments noted. Identifying St George's Barracks as a Future Opportunity Area provides a framework to ensure that any future development is sustainable and holistically planned and address the issues raised. The Woolfox site will also be identified as a Future Opportunity Area in the Regulation 19 Plan. Policy SS5 (now SS4) is in recognition that SGB will become vacant during the plan period and sets out how any redevelopment of the site will be planned for. It allows for the council to take a proactive approach to the future development of the site and recognises that some form of modest, mixed use development would be appropriate for the site. As a brownfield site its development could reduce the pressure, in terms of future housing and employment site allocations, on greenfield sites. Issues relating to protection of existing infrastructure, such as leisure facilities, and the potential to re-use buildings, would form part of the masterplan. The Local Plan must make provision to meet the county’s housing needs and all allocated housing sites in Policy H1 have been through a rigorous site appraisal process that cover environmental, social and economic factors.

Object

Representation ID: 7392

Received: 08/01/2024

Respondent: Morcott Parish Council

This policy does not include sufficient safeguards to prevent the over-ambitious & ill thought through development and other mistakes around the issue of the St George’s site previously proposed.
The policy should include a more tightly defined framework plan and include tighter assumptions as to the number of dwellings permitted, the amount of land to be devoted to economic activity (and the types of employment preferred), the land reserved for mineral extraction and a vision of restorative measures post extraction. It should define RCC s being responsible for the Masterplan that would become the Development Plan Document if local accountability is to be affirmed.
A total number of dwellings and the density per hectare should be defined very closely and loose phrases such as “will be expected to” or “not expected to” should be replaced by more prescriptive phrasing such as “will” or “will not”.
The development pathway and milestones for the St. George’s site over the next 20 years+ must have clarity and definition. Transport and Infrastructure improvements must pre-date development and funding pathways determined before any development for housing or employment takes place.

Comments noted. However, the purpose of Policy SS5 (now SS4) is to guide future proposals for the redevelopment of SGB. Identifying St George's Barracks as a Future Opportunity Area provides a framework to ensure that any future development is sustainable and holistically planned and address the issues raised. The Woolfox site will also be identified as a Future Opportunity Area in the Regulation 19 Plan.

Object

Representation ID: 7488

Received: 08/01/2024

Respondent: Mr James Preston

This policy designates SGB for “350 and 500 dwellings as part of a mixed-use development” and refers to the old evidence base for 2,200 units on the Barracks although it notes new evidence will be required for a new masterplan. This policy does not have a strategic justification. If it is judged suitable for development at this scale, it becomes one of the biggest development sites in the County and the Plan should address it. It is unsound to merely state, the matter will be addressed later, particularly with the stark acknowledgment that at least 350 units there would be appropriate.

I also object to the lack of policy clarity. The airfield use was abandoned in 1958 and only part used for military operations until 1963. Since then, it has been substantially open grassland used for recreational purpose and is an important wildlife site. It has largely been subsumed into the countryside. The Barracks site with some 85,000sqm of existing buildings should address policy SS7 on the old military bases in terms of re-use of buildings, minimising development on undeveloped land, protecting the countryside, minimising disturbance to nearby local communities, etc. rather than simply an opportunity to build a new village in a place with no sustainable transport links.

Comments noted. However, the purpose of Policy SS5 (now SS4) is to guide future proposals for the redevelopment of SGB. Identifying St George's Barracks as a Future Opportunity Area provides a framework to ensure that any future development is sustainable and holistically planned and address the issues raised. The Woolfox site will also be identified as a Future Opportunity Area in the Regulation 19 Plan.

Object

Representation ID: 7511

Received: 08/01/2024

Respondent: Wing Parish Council

Without revisiting all the old issues about the original plans for St George’s Barracks, the policy references 350-600 dwellings additional to 90 on the officers’ mess site. Whilst considerably smaller than the original proposals there is still completely inadequate consideration of the impact on Edith Weston and the surrounding area including Wing parish; for instance, the effect of increased and inappropriate traffic flow on our small lanes (as evidenced by the road closure in in Manton in December 2023). Any future development must be sustainable within the highest criteria possible, including reusing buildings to minimise the loss of
embodied carbon.

Comments noted. Policy SS5 (now SS4) sets out the details that would be expected to be covered in the masterplan, and these would include impact on highways and local communities. Criteria p) states that the masterplan should detail how the scheme will satisfy the policies of the Local Plan and relevant Neighbourhood Plans. This would include policies on the re-use of buildings in order to minimise the loss of embodied carbon.

Support

Representation ID: 7530

Received: 08/01/2024

Respondent: Bowbridge Land Ltd

Agent: DLP Planning Ltd

The policy states that the redevelopment proposals are not expected to deliver more than between 350 and 500 dwellings as part of a mixed-use development. It is noted that at this stage none of these dwellings are counted towards meeting the housing need in Policy H1 and this is considered to be the correct approach given the uncertainty of the timing of the release of the site and the complexity of its redevelopment.

Support noted.

Object

Representation ID: 7578

Received: 08/01/2024

Respondent: Historic England

Criteria d) does not provide sufficient detail regarding the
nationally important heritage assets at the site. Historic
England have had extensive informal pre-submission
engagement, please refer to our previous
correspondence. Historic England would be very happy to
discuss further. Why is this policy needed supporting text:-
The first bullet point within key issues is strongly
welcomed.

Criteria d) should be revised to:-
d) be accompanied and influenced by a Heritage Impact Assessment and identifying the potential impact of
development on heritage assets including their settings
and an evaluation of the known and potential archaeological significance of the area. The masterplan should demonstrate how important heritage assets, such as the Thor Missile site (grade II* listed building) will be
protected, identifying options for the adaptation and re-use of existing historic buildings where possible, and determining how the historic layout of the site will be
reflected in new development.

Noted. Add in additional criterion for SGB.

Support

Representation ID: 7617

Received: 08/01/2024

Respondent: Environment Agency

We support the redevelopment of previously used land however the policy does not address the steps needed to assess and mitigate against possible contamination.
Much of this site lies over Lincolnshire Limestone (principal aquifer) and is located in Source Protection Zone 3. The previous use of this site as an army barracks could have caused potential contamination which may pose risk to groundwater or surface waters.
We would therefore suggest the below wording is added to the policy.
‘A preliminary risk assessment done by a suitably qualified person should be undertaken in accordance with ‘ Land Contamination Risk Management’ as the first stage of assessing any risk posed by land contamination. Groundwater is vulnerable to pollution from activities including discharge of effluents to ground from drainage storage of hazardous substances, and previous land use. The Environment Agency’s approach to groundwater protection provides information on how the Environment Agency will take a risk-based approach to regulate activities that may impact groundwater resources and to prevent and limit pollution.’

Comments noted. This is covered by Local Plan Policy SC4.

Support

Representation ID: 7655

Received: 08/01/2024

Respondent: Stancliffe Homes Ltd

Agent: DLP Planning Ltd

The policy states that the redevelopment proposals are not expected to deliver more than between 350 and 500 dwellings as part of a mixed-use development. It is noted that at this stage none of these dwellings are counted towards meeting the housing need in Policy H1 and this is considered to be the correct approach given the uncertainty of the timing of the release of the site and the complexity of its redevelopment.

Support noted.

Object

Representation ID: 7678

Received: 08/01/2024

Respondent: South Luffenham Parish Council

While not presently considered as part of the Regulation 18 Local Plan, MOD activity ceases at the base in 2026 if the development of some 350-500 dwellings become part of the local plan will this impact on RCC Local Plan Options 1-5 and will there be therefore a reduction in numbers of dwellings from Oakham, Uppingham and Stamford.

Comments noted. The purpose of Identifying St George's Barracks as a Future Opportunity Area in Policy SS4 provides a framework to ensure that any future development is sustainable and holistically planned and address the issues raised. The Woolfox site will also be identified as a Future Opportunity Area in the Regulation 19 Plan. Given that the masterplan for SGB would be an SPD or DPD considered through a review of the Local Plan, then any future allocation of housing on SGB would be taken into account in terms of housing land provision for the remainder of the county at the time of the review.

Object

Representation ID: 7759

Received: 08/01/2024

Respondent: Stamford Town Council

We feel that the non-inclusion of St George's Barracks in the draft Local Plan is disappointing and, with the Plan to be adopted for at least 15 years and St George's Barracks closing in 2026, this seems like a much more appropriate location for a development.

Comments noted. The approach taken in the Local Plan for the location of new housing is for a wider spread of development across the communities whilst acknowledging that SGB may be appropriate for meeting some future development needs either during this plan period and/or beyond. The Local Plan must allocate sufficient housing land to meet housing needs during the plan period and the Council took the decision to identify St George's Barracks as a Future Opportunity Area in Policy SS4 and a framework to ensure that any future development is sustainable and holistically planned and address the issues raised. The Woolfox site will also be identified as a Future Opportunity Area in the Regulation 19 Plan.

Object

Representation ID: 7790

Received: 08/01/2024

Respondent: Edith Weston Parish Council

The policy is being prepared without any involvement of Edith Weston Parish Council. The policy could double the number of households in the parish, the total proposed represents the entire requirement for new houses in Rutland which is completely unacceptable.

Development of the site in this way would be extremely unsustainable and contrary to the Local Plan’s own vision and strategic objectives. There is no justification for housing growth of this scale in an isolated rural settlement. There is no apparent evidence for targeting this site for gypsy and traveller accommodation, so we understand this is to be a generic requirement across the board.

E use class development could be beneficial, but we would have concerns over B2 and B8 uses, especially given the limitations on the surrounding highway and public transportation network.

We note the extensive list of requirements in the policy, which reads as a list of reasons for why the site is unsuitable for the development envisaged by the policy.

Apart from the heritage clause, most of the clauses set generic requirements that are already covered in other policies, rather than setting site-specific requirements.

We see no reference to alternative use (solar farm, science park), nor to how inward investment would be achieved.

There are clear tensions between this policy and Policy SS7. We think this policy is not thought through with necessary rigour, nor based on a sufficient level of knowledge and understanding of the site and area.

Comments noted. This is the ‘Preferred Options’ Plan and consultation on this Reg 18 Plan has been undertaken in accordance with the relevant Regulations and the council’s SCI. This follows the Issues and Options consultation in 2022. Policy SS5 does not allocate the SGB for housing/employment but, instead, identifies St George's Barracks as a Future Opportunity Area and provides a framework to ensure that any future development is sustainable and holistically planned and address the issues raised. The Woolfox site will also be identified as a Future Opportunity Area in the Regulation 19 Plan.

The policy would not preclude other uses, such as for a solar farm or science park, subject to such proposals meeting the policies of the Local Plan. Policy SS7 would not apply to any development proposal for SGB as the text accompanying the policy makes clear.

Object

Representation ID: 7843

Received: 08/01/2024

Respondent: Alicia Kearns

More detail is needed on potential development options in the Local Plan. If the site is used for housing, the 500 houses built would provide Rutland’s housing target for four years (123 per annum), and substantially alter likely developments elsewhere. There should also be some detail set out on other potential development options for the site, such as renewable energy, leisure and retail, or commercial developments.

The absence of St George’s Barracks within the Local Plan suggests at best an absence of strategy which will impact Rutland’s communities, or a lack of courage to recognise that a Local Plan without a plan for St. George’s is half-developed, or at worst political game-playing by the new leadership given the leader’s constituency.

Comments noted. The purpose of Identifying St George's Barracks as a Future Opportunity Area in Policy SS4 provides a framework to ensure that any future development is sustainable and holistically planned and address the issues raised. The Woolfox site will also be identified as a Future Opportunity Area in the Regulation 19 Plan.

Object

Representation ID: 7853

Received: 07/01/2024

Respondent: CPRE Rutland

Housing development on this site of up to 500 dwellings would account for a considerable proportion of
the assessed housing need. The strategy for, and the implications of, such development should be set out clearly, in particular the impact on overall housing numbers and the possible deletion of other sites if this development should go ahead. The site could, presumably, also be used for non residential purposes, such as renewable energy facilities, academic research, etc. The policy should allow for such options to be considered.

In the light of the previous proposals for the St George's Barracks site, there presumably remains a significant risk that the MoD will not relinquish the site in the timescales identified. There will also be significant costs in redevelopment, as was established previously. These implications should be spelt out in the current Plan.

Should development of the site go forward, it is not clear whether it will form a new settlement, rather than being
regarded as an extension of Edith Weston; it would, in any case, be outside the existing PLD for the village and would
represent a substantial expansion on its immediate boundary but, again, it should be made clear.

Comments noted. Identifying St George's Barracks as a Future Opportunity Area provides a framework to ensure that any future development is sustainable and holistically planned and address the issues raised. The Woolfox site will also be identified as a Future Opportunity Area in the Regulation 19 Plan.

Support

Representation ID: 7901

Received: 08/01/2024

Respondent: Ryhall Parish Council

This is a brownfield site and presents the most sustainable site for Rutland as completely in line with NPPF Planning Policy for large housing development. It is noted that we are not presented with such a comprehensive site masterplan for Quarry Farm.

We note the John Associates report, re the calcareous grassland, and would support proper development and protection of these areas as SSSI’s. The same protections should apply as per our Biodiversity action plan to all of these rare habitats.

This policy should be robust in order that developers are in no doubt about our environmental priorities.

Support noted. The potential for protecting the calcareous grassland at SGB is currently being considered by the nature conservation bodies.

Support

Representation ID: 7973

Received: 08/01/2024

Respondent: Ms Tracey Lawson

I welcome the reduced number of houses planned for the SGB.
However, where do you consider other uses of the SGB site, like a solar farm (instead of using precious arable land), a cultural centre or a science park to provide jobs?

Support noted. Policy SS5 (now SS4) would not preclude other forms of development at SGB and Policy CC8 would not preclude the development of a solar farm there (part of the site is identified under Policy CC8 as an opportunity area for ground-mounted solar pv). Policy SS5 (now SS4) sets out that the masterplan for SGB would be for a mixed-use development including employment uses.

Object

Representation ID: 7984

Received: 03/01/2024

Respondent: R S Hurwood

RAF North Luffenham was one of the UK bases holding the thermonuclear warheads for Thor missiles (Project Emily) between 1959 and 1963. Is there a report showing radioactivity levels at and under the site, and any run off channels?

Comments noted. Contamination issues would be addressed in the masterplan and covered under Local Plan Policy SC4.

Object

Representation ID: 7999

Received: 08/01/2024

Respondent: Mr PJRS Hill and Pikerace Limited

Agent: Silver Fox Developments

We seek the deletion of SGB as a Future Opportunity Area and replaced with the Woolfox site as the Future Opportunity Site.

The southern area of Woolfox is predominantly brownfield land, comprising large areas of former runway and hardstanding access tracks as well as remnants of former RAF buildings.

There are considerable complexities in considering the future use of SGB. No least of its issues is its unsustainable location adjoining the village of Edith Weston and Rutland Water. It is extremely poorly served in terms of highway infrastructure and public transport. There remain significant uncertainties as to whether and/or when the SGB will be vacated for its current military uses. As such there is significant uncertainty as to its delivery.

The scale of mixed-use development at Woolfox, as a Future Opportunity, has a clear aim that the Woolfox future opportunity should not compromise the delivery of proposed future spatial strategies for the County.

Woolfox is strategically placed on the A1 corridor and the economic virtues of delivering a larger mixed-use development offer are obvious in this location, particularly in the light of existing adjoining business wishing to expand at Woolfox. In addition, a ‘scaled-down’ vision for Woolfox could avoid any minerals safeguarding issues.

Woolfox does not have any adverse impacts on any heritage assets or Conservation Areas. It is well screened by existing mature woodland to the north, east and south; it is not visible in the wider landscape and consequently does not give rise to a significant adverse landscape
sensitivity or impacts. There are no ‘show-stopping technical or other issues that would preclude the realisation of an agreed scale of mixed-use development at Woolfox under a development Plan Document
to guide and provide parameters for its redevelopment as a Future Opportunity Site.

Comments noted. Identifying St George's Barracks as a Future Opportunity Area provides a framework to ensure that any future development is sustainable and holistically planned and address the issues raised. The Woolfox site will also be identified as a Future Opportunity Area in the Regulation 19 Plan.