September 2013 consultation

Welcome to the consultationThe preparation of the Wirksworth Neighbourhood Plan has been in progress for 24 months , having started in ... 2011?. We are now approaching the completion of a draft version for November 2013 prior to a statutory public consultation on a Neighbourhood Plan document in January 2014.

Listening to the views of the residents and local business people is at the heart of the plan writing process and has been taking place for over 12 months. It has shaped all of our current policies and helps us to understand what further questions we need to ask to complete the plan.

This September event will be the final stage of community consultation for us all and we have identified the key issues that need your comments before the draft plan can be written.

The Plan vision:To ensure Wirksworth is a vibrant, prosperous and sustainable community whist preserving the distinct character of the town and wider parish and promoting the health and well-being of its residents

The Plan objectives:1. Housing - provide for our diverse population, to include all ages and income levels.2. Community - support a range of facilities for diverse needs including education, health, sports, shops, culture and leisure.3. Heritage and Environment - enhance natural and built heritage of Wirksworth .4. Economy and Tourism - promote a vibrant and sustainable local economy, building on the town's distinctive strengths5. Transport and Movement - create a safe and convenient environment for pedestrians and cyclists in the town with links to the surrounding countryside.

Planning Policy for housing - The National and District Context

The government is committed to increasing the supply of housing across the country.

The National Planning Policy Framework which was published last year sets out how local authorities should make provision for the housing needs of their area. Derbyshire Dales planners are in the process of formulating the Local Plan for the district. This is to cover development for the next 15 years.

This plan has to show where development is possible and that sites are allocated. The allocated sites for new housing in Wirksworth will produce 177 homes. This compares with 256 in Matlock, Tansley and Darley Dale and 423 in Ashbourne.

On top of these sites the Council have assumed that there will be ‘windfall’ sites, these are sites which will be developed within the development boundaries of town and villages. An example of such a site in Wirksworth is Beech Close.

The Local Plan is sets out that there will be around 225 new homes provided in our town over the next 15 years. While this sounds like a big increase it is roughly in line with the number of homes which have been provided in the last few years. It should be noted that this is just the plan it does not mean that all these houses will be built.

Affordable HousingDerbyshire Dales DC is particularly committed to providing affordable housing for local people. Affordable housing has been their number one priority for a number of years and the Council have been very successful at doing this. . Their planning policies are based around this aim. In their Local Plan draft they state that any development of between 3 and 25 units should have 33% affordable housing, on sites of more than 25 units there should be 45% affordable housing. These percentages are targets, developers are offered some flexibility as providing affordable housing is usually done at ‘cost’, if a site has other unavoidable development costs associated with it then adjustments can be made so that the site is viable.

By affordable housing the Council mean housing for rent or for ‘low cost home ownership’ such as shared ownership. They are careful to set out that such housing should be protected to be affordable ‘in perpetuity’ so that not just the first generation of occupants will benefit. Generally affordable housing of either type is provided by a housing association and they work to house people who cannot otherwise afford to buy.

Housing

Our neighbourhood plan has to be in accord with the Local Plan and the housing numbers within it.

The allocation of new houses will enable a sustainable growth by bringing the following benefits to Wirksworth:

1. Support the social diversity that is so important to Wirksworth, with house types to suit local needs.

2. Maintain a lively and family focussed community alongside national changes towards an ageing population and increasing numbers of people living alone.

3. Increase the proportion of affordable housing in the town

4. Support the town economy and the viability and diversity of local traders

5. Protect and sustain the critical community infrastructure including schools leisure facilities, Post Office.

We have considered measures to curtail the number of second homes in Wirksworth. Present planning law does not allow any restriction on existing properties but it is possible to ensure that new dwellings are occupied as main dwellings.

It is possible that there would be a large number of affordable homes produced by the developments in Wirksworth - perhaps up to 80 homes. While there is a need for more rented accommodation we believe that there are people who would like to buy into a home but find this impossible. We are exploring the possibility of starter homes provided by a Community Land Trust.

The Trust would hold the freehold of the affordable homes built and so could control who occupies the houses. The idea has worked in other parts of the country. The Trust would sell a share in the value of the homes to cover the cost of building them. So if a house costs £80,000 to build and is worth £160,000 the first purchaser would purchase a 50% share. When the owner comes to move they would sell that share on to the next purchaser but the Community Land Trust could ensure that the next person has a connection to the town.

Photo of House type

Photo of house type

Photo of house type

Housing

Our neighbourhood plan has to be in accord with the Local Plan and the housing numbers within it. The allocation of new houses will enable a sustainable growth by bringing the following benefits to Wirksworth:

1. Support the social diversity that is so important to Wirksworth, with house types to suit local needs.

2. Maintain a lively and family focussed community alongside national changes towards an ageing population and increasing numbers of people living alone.

3. Increase the proportion of affordable housing in the town

4. Support the town economy and the viability and diversity of local traders

5. Protect and sustain the critical community infrastructure including schools leisure facilities, Post Office,

Photo of House type

Photo of house type

Photo of house type

Housing

The DDDC Local Plan Housing allocation for WirksworthThere are 177 allocated houses to Wirksworth in the new DDDC Local Plan for Derbyshire Dales. This Local Plan is not formally adopted yet but is a final draft version which is planned for approval mid 2014.

DDDC looked at a wide number of possible sites for allocated housing before arriving at a decision to allocate all 177 houses to just two sites in Wirksworth. The majority of sites considered were not included.

Site A Land on Cromford Road, adjacent to Coneygreave House. 27 Houses Allocated

Site B Land owned by Tarmac, Middleton Road. 150 Houses Allocated

AB

Housing Local Plan proposals

Concerns with Coneygreave House

This is a greenfield site that provides an important physical separation and view corridor between Wirksworth and Bolehill.

Concerns with Middleton Road

• This site has been undeveloped for many years. This is partly due to a number of difficulties with bad ground The big question is will the difficulties of this site actually restrict rather than bring forward housing developments.

• It is primarily a green field site, although DDDC do not classify it as greenfield. Extensive development would have a big impact on ecology and the visual quality of the historic landscape.

• The land use allocation also includes 4 hectares of employment use that also will make the viability and quality of housing development even harder.

Concerns with the exclusion of other suitable sites

The process followed by DDDC to decide which sites should be allocated for new houses shows that that there are a wide number of other sites that could be allocated for housing in Wirksworth. It is not clear why only two sites have been allocated. A number of the decisions are very inconsistent and these have now been challenged.

Voicing these Concerns

Future Wirksworth have made strong representation to DDCDC to voice these concerns and to ask for them to be considered in the final writing of the Local Plan. We also intend to make use of the Public Inspection of the Local Plan to present a stronger case for alternative sites to be considered.

Housing Evaluation of Local Plan proposals

Working with the Local Plan

It is very important that the Neighbourhood Plan is in line with the DDDC Local Plan in key strategic areas. If it is not then the Neighbourhood Plan will not be approved.

We might be able to change the Local Plan, or it may not yet be approved itself. For the moment we have to develop policies that work with the DDDC Local Plan. This must include the Housing allocations to Coneygreave House and Middleton Road.

Offering alternative sites and flexibility to make new housing happen

At the same time as challenging the Local Plan Housing Allocation we think it is a good idea to use the Neighbourhood Plan to improve the opportunities for new housing in Wirksworth by creating greater flexibility for development than the current two sites offer. This can be done by writing Neighbourhood Plan policies that propose more not less sites for housing development.

The big idea at this stage is to identify some extra sites for housing that would increase the likelihood of town growth happening. These sites would be classified as complementary rather than allocated.

Identifying complementary housing sites

We are seeking your views on a number of possible extra sites which could be included as complementary sites for new housing. All but one of the six sites were included in the early stages of the DDDC process of allocating housing sites, so each is deemed to have some potential.

We are looking for overall opinion on the options, not a sense of preference or priority.

The benefits of complementary sites?

We think that including complementary sites in the Neighbourhood Plan will increase the chances of the town growing sustainably over the next 15 years, will less impact on the landscape .

Plan of Wirksworth with Complementary Sites Located

COMPLEMENTARY SITES

1. Haarlem Mill (30-40)2. Wards (12-15)

3. Wigleys (20)4. Millwards (15-20)5. Wash Green (10)

6. Station Yard (10-15)

ALLOCATED SITES

A. Coneygreave House (27)B. Middleton Road (150)

AB

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4

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HousingNeighbourhood Plan proposals

Site Location 1: Haarlem Mill, Derby Road, WirksworthPossible number of houses: 30-40

Comments:

Haarlem Mill is currently allocated as land for employment use only. The owner is very keen to see a mixed-use development where housing is included to help make the overall project happen. This would be part new build and part conversion of the existing Mill Building into flats. A successful development of mixed-use at Haarlem Mill could create a very important gateway development at the south of the town, with tourism, employment and residential uses.

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HousingComplementary sites

Site Location 2: Wards / Stafford House, Derby Road, WirksworthPossible number of houses: 10-15

Site Location 3: Wigleys, Derby Road, WirksworthPossible number of houses: 15-20

Site Location 4: Land beyond Millwards Depot, Derby Road, WirksworthPossible number of houses: 12-15

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3

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HousingComplementary sites

Site Location 5: Wirksworth Hall Farm, Wash Green, WirksworthPossible number of houses: 10

Site Location 6: Station Yard, Coldwell Street, WirksworthPossible number of houses: 10-15

HousingComplementary sites

The Middleton Road site is the most significant development site in Wirksworth included in the Derbyshire Dales Local Plan.

The Neighbourhood Plan allows us to produce a design guide that sets out some clear principles on how the site should be developed to the highest design quality and lowest impact on the town and landscape. The design guide can be used to influence future planning applications for the site and to guide the decisions made on those applications.

The design guide is not a design masterplan. The design masterplans will be prepared by any future developers of the site

It is essential that the Design Guide is shaped by the views of the town.

Do you want to become part of a working group to develop the design guide during October?

Phasing / Landscape / Layout / Housing / Business Units / Mixed Use / Density / Ecology / History / Views / Amenity / Open Space / Character / Sustainability / Zero Carbon / Self-Build / Pedestrians /Cars

HousingDesign guide

Background

This large area of centrally located, undeveloped land has been in private ownership for many years. Crossed by 2 public rights of way, it is perceived by many to be common land. The area was the subject of a planning application for houses some years ago that was refused. An appeal against this resulted in a report that gave an opening for a small number of houses plus some community development.

This in turn led to the land being identified by Derbyshire County Council and the DDDC as a potential site for a combined Infant School with Nursery provision. There would along with the houses be a small residue of recreational land remaining.

The current owner is keen to dispose of the land as a single entity but unfortunately DCC hold very little if no prospect of purchase or the investment needed to create a new school in the foreseeable future or life of this 15 year plan.

School Provision:

A School is becoming more remote as a proposal but events change and the long term may result in monies being found. DCC are willing to respond to the community`s wishes and maintain the land for designated educational purposes.

Open Space: The present state of the Meadows is largely that of an overgrown, neglected open space for dog walkers. It could be maintained by voluntary support groups as a designated community open space for leisure/recreational purposes.

Consultation Questions:The land at the Meadows should remain as a designated site for the primary intention of a new Infant School.

The land at the Meadows should become a maintained, community recreation area.

CommunityThe Meadows

Background

Wirksworth is an ancient market town and the Market has contributed to the development and prosperity of the town . The Market has been located on its current site since 1938 and prior to that time it was located in the area outside Symonds House and the Red Lion, before Harrison Drive was knocked through .

The current weekly Tuesday Market is in need of revitalization. and previous research has identified that over 50 % of respondents consider the Tuesday market is of poor quality and over 50% of those questioned do not regularly visit the market.

The set up of Tuesday Market means that there is no public parking available on the Market Place for most of every Tuesday. A survey of local business has identified lack of parking and parking pricing policy as a major challenge for local business.

The Town’s monthly Framers Market is however growing in popularity .

PolicyThe NP will seek to protect and enhance Wirksworth’s Market Town identity and economy. Through careful planning there is the opportunity to re-invigorate our existing market, drawing together the interests and characteristics of the town, such as local food production, arts and crafts , second hand goods , fairtrade etc to produce a new type of market.

As part of this there is the option to relocate the existing market to a new outdoor site, with accompanying infrastructure, as part of the redevelopment of the Memorial Hall / Memorial Gardens/ Stones site

Consultation Questions • The current Tuesday Market needs to be re-invigorated. Agree/ Disagree?

• The Tuesday Market should be moved to the Memorial Hall/ Gdns Site. Agree/ Disagree ?

• Relocating the Tuesday Market will free up parking spaces and help to reduce the some the towns parking problems. Agree/ Disgaree?

Photo of The Market Place

CommunityThe Market

Allotments:In the last 40 years, public allotment space has completely disappeared. Due to an increase in popularity, there is now considerable demand, and research into possible space has identified several suitable sites on farmland near the edge of town within easy walking reach for residents.

A clear Neighbourhood Plan policy will encourage landowners to co-operate in the leasing or even sale of an area sufficient for demand.

EnergyThis is a complex and fundamentally important issue for the town and has three interrelated strands : 1. Compliance of new build to a low energy consumption

standard2. Support for residents to install energy saving devices

and practice.While state support for private energy producing measures like solar panels, double glazing and insulation has met with some success, the New Green Deal is now too expensive for many residents. A not for profit town based group could co-ordinate the work of local firms with residents.

3. Community production of energy using wind and sunThe town is ideally placed to use the natural resources of sun and wind. Alongside privately owned wind turbines which already exist, and those owned by local companies, the town could be encouraged to develop community owned wind turbines and banks of solar panels.

CommunityAllotments and Energy

BackgroundWirksworth, Gorsey Bank and Bolehill all have a strong sense of identity and a strong sense of place that is valued and loved by residents and visitors to the area. The quality of the historic buildings and spaces provide the physical parts of the town and the surrounding landscape provides a backdrop and setting for the buildings.

3 conservation areas were designated to help protect the special qualities, the earliest was Wirksworth first designated in 1970. During the 1980’s the Wirksworth Project rescued many of the important historic buildings and helped to make the town what it is today – a place to love and respect.

Proposal:

The Local Plan does have conservation and design policies but we would like to see those strengthened for our area.

Consultation Questions

Do you agree with the following ?

New development should respect local character and distinctiveness through design and materials.

New development should respect local landscape quality ensuring that distinctive views and vistas are maintained wherever possible.

Only modest scale extensions to existing properties would be permitted in The Dale and Greenhill only.

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Heritage and Environment

BackgroundWirksworth is ideally placed to capitalise on it’s tourism potential . The Town’s beautiful setting and exceptional build environment coupled with it’s independent retail offer and year round calendar of events makes it very attractive to visitors. The National Stone Centre, Ecclesbourne Valley Railway and Eco Centre all provide significant tourism potential. There is however currently a notable lack of recognition for the potential of Ecclesbourne Valley Railway in the draft Local Plan. Strengthening and consolidating the tourist sector should be supported by the Plan. It will however need to be balanced with the need to preserve the assets of the town – countryside, built environment and community Holiday lets are rising which although helpful to the towns tourism economy are seen by some to be detrimental, increasing house prices and affecting the strong sense of community that is vital to the town. If Wirksworth is to capitalise on it’s tourism potential however then provision of a range of accommodation for overnight stays ( including hotel, camping etc) will need to be considered.

Policy ProposalProposals for recreational and tourism activities and facilities should be supported subject to the following criteria .

• They do not have significant harmful impacts on – the local community. – the character and appearance the towns natural and historic

environment. – the wider visitor experience

Consultation Questions • The development of tourism in the town should be supported ? Agree/

Disagree.?

• Preference should be given to proposals that are sustainable with good transport links ? Agree/Disagree ?

• Preference should be given to proposals that re-use, adapt or change existing permanent building ? Agree/Disagree?

• The Ecclesbourne Valley Railway should be developed as a tourist destination? Agree/Disagree?

• Wirksworth needs to improve/ increase accommodation for tourists ? Agree/Disagree ?

Tourism

Narrow roadways and pavements causing conflict between pedestrians and vehicles. Service lorries and vans stop here on-streetcausing congestion and pedestrian hazard. Key town centre spaces that could be enhanced

The Neighbourhood Plan has identified the following issues:

There is a conflict between pedestrians and vehicles in key areas of the town centre particularly along St John Street which is very narrow in places and has a large volume of traffic. The character and appearance of the Conservation Area in Wirksworth town centre is spoiled by large areas of black tarmac on the streets, on the Market Place and around Church Walk.

Transport & movementStreets and Public Spaces

Area where pedestrians could be given greater priority.Town centre shopping zone.Potential for traffic calming.Introduction of ‘Shared Surface’ design. Enhanced public spaces.

The Neighbourhood Plan supports improvements to the streets and public spaces in central Wirksworth including:- • Widening footpaths and the introduction

of a ‘Shared Surface’ scheme.

• Reducing traffic speed by design alterations to the highway or a speed reduction to 20mph.

• Seeking to introduce a weight limit on vehicular traffic.

• Changing surface materials to improve the character of the streets and public spaces

• Rationalising signage and street furniture.

Transport & movementStreets and Public Spaces

We will consider all the views and responses to this question and use these to write development policies for the Neighbourhood Plan

We will make our best judgement on where the balance of opinion rests to write the policies

We will avoid writing a policy that has strong levels of objection

We will submit a draft plan to Wirksworth Town Council in November

There will be a six week statutory consultation over Christmas 2013 and into January 2014

We will use the views and responses from this consultation to further support our challenge to the current Derbyshire Dales Local Plan allocation proposals

We will use the views and responses to inform and present our case to the Inspector when the Local Plan is formally inspected in early 2014

Next Steps