Agenda item

The Assistant Director – Planning Strategy and Development Services’ report sought members’ agreement to changes to Policy WS01 within the Regulation 19 version of the Local Plan to reflect further work that had taken place on the new community including reference to its name, Marlcombe, and specific policy requirements that had emerged through work on the masterplan and other work for the new town.

Members agreement was also sought to consult on the proposed masterplan and associated vision document, which set out its evolution. A similar document had also been prepared to show the work on assessing and mitigating the impacts of the development on transport infrastructure as well as a strategic outline business case for the development of the new town. These documents were also envisaged to form part of the second Regulation 19 consultation albeit in the case of the strategic outline business case, only the executive summary was intended for consultation purposes.  This was to ensure that the development of Marlcombe was supported by appropriate planning policy and associated evidence and guidance documents and that the vision and strategy for its delivery was fully explained to consultees through the upcoming second Regulation 19 consultation.  It was noted that Regulation 19 consultation was likely to commence in November 2025 for a six-week period.

Members were asked to review and consider the following:

·        Masterplan

·        Transport vision.

·        Strategic outline business case.

·        Revised vision.

·        Revised policy WS01.

·        Infrastructure delivery plan.

During his presentation the Assistant Director - Planning Strategy and Development Services explained that Marlcombe would have neighbourhood centres, employment land provision and employment within the town centre and two park and ride facilities which would provide focus points for public transport.  Marlcombe’s challenges included:

·        Topography

·        Heritage

·        Landscape

·        Flooding

·        Utilities

·        Noise and air quality

·        Airport safeguarding

·        Land control

Key changes included:

·        Provision of land for wastewater facilities.

·        Material recycling facilities.

·        Balancing employment land with more employment adjacent to A30.

·        Renewable energy facilities.

The engagement timeline was outlined:

·        January – March 2021 issues and options.

·        November 2022 – January 2023 Regulation 18 consultation.

·        September 2024 Masterplan consultation.

·        February – March 2025 Regulation 19 consultation.

The site allocation masterplan:

·        Retained the principle of the three neighbourhoods.

·        The town centre was located with visibility and prominence on key routes, very much at the heart.

·        There was a balance of employment spaces north and south.

·        A proposed key route which brought out access onto the A3052.

·        Opportunities to deal with the topography of the site, although some challenges remained. 

·        Park and ride facilities both north and south.

Transport vision:

·        Key features were around internalisation of trips through phased delivery of services and facilities alongside the housing, ensuring that as the new homes were built the town had the employment spaces, the community facilities and the infrastructure that it needed.

·        If trips were internalised and out-commuting minimised the town would have sustainable travel movements, so creating 20-minute neighbourhoods.

·        The town was designed to be very compact, self-contained and internalising trips where possible.

·        There were park and ride facilities to the north and south.

·        There was an internalised circular bus route.

·        Looking to link into Digby and Sowton railway station as well Cranbrook. 

·        The transport vision was making the most of transport links in both directions.

·        Some improvements to the road networks were required.

The strategic outline business case was a key document in terms of delivery of the Marlcombe scheme. It needed to secure a delivery vehicle and to ensure central Government funding.

Discussion included:

·        The importance of design and local influence on that.  Members questioned how much control on architectural style EDDC would have.  A design code would be developed and EDDC were exploring the role of the master developer position.

·        There should be different products in Cranbrook and Marlcombe and they should not compete with each other.

·        The first units in Marlcombe were likely to come on site in 2031.

·        Allotment allocation – theses were included in the land budget and were regarded as key to the new town.

·        Parking requirements of workplaces – this would be considered further as work progressed and it was possible to develop policy guidance.

·        There were a number of challenges with housing numbers.  The build rates were set as they were, with conservative numbers as it was very hard to predict when delivery might start and the speed at which it would take place.  There was a need to strike a balance between being ambitious and being conservative about delivery rates so that EDDC was not entirely dependent on Marlcombe in achieving the 5-year housing supply.

·        In terms of the infrastructure delivery plan, the cemetery should be included on the same level of importance as play areas. It was confirmed that cemeteries were included within the wider infrastructure list.  Members felt play areas, allotments and amenity green space should be regarded as critical.  The issue was what was to be delivered and when.  The Assistant Director – Planning Strategy and Development Services clarified that the items regarded as critical in the master plan were statutory requirements.  The report did not include a definition of what was regarded as critical.  It was suggested that the prioritisation of items be removed from the infrastructure delivery plan, however they were regarded as helpful when allocating finite funding.

·        Providing adequate sewage services.  The key thing was to set aside sufficient areas of land.  EDDC was continuing to work with South West Water on providing improved facilities in the district.

·        The development corporation would be crucial.

·        Communications were vital, especially around specific areas such as sewage and proposed solutions, transport, affordability, local facilities including schools, governance, and the wider civic proposition with Cranbrook.  This should be a top communications priority for the Council.

·        Housing need, land use across the nation and density of development at Marlcombe were all debated.

·        Government funding would be key on delivering aspirations.  It was unclear at present as to the level of funding but Marlcombe had new homes programme support.

It was noted that the revised vision had been made more locally specific, but the focus of the vision had remained.  During the meeting clarification was sought on the number of properties to be provided and the Assistant Director – Planning Strategy and Development Services agreed to amend the vision statement to incorporate ‘at least 10,000 properties’.  Members debated the classifications given in the infrastructure delivery plan for Marlcombe, included as Appendix 2 to the report, and were reminded that it was an iterative process, with the infrastructure delivery plan being under continued review.  Officers were thanked for a fantastic report and vision.

RESOLVED:  that members of Strategic Planning Committee:

1.     Agreed that the revised vision statement for Marlcombe be included in the second Regulation 19 version of the Local Plan for consultation.

2.     Agreed that the revised wording for Strategic Policy WS01 included as Appendix 1 to the report be included in the second Regulation 19 version of the Local Plan for consultation.

3.     Agreed that the appended Masterplan Vision (including any agreed revisions to the vision referred to in recommendation 1), Transport Vision and Strategic Outline Business Case - Executive Summary documents in relation to Marlcombe new town form part of the evidence base for the second Regulation 19 consultation on the new Local Plan planned for Autumn/Winter 2025 subject to delegated authority to the Assistant Director – Planning Strategy and Development Management in consultation with the Portfolio Holder for Place, Infrastructure and Strategic Planning to agree any minor changes.

4.     Considered and commented on the emerging Infrastructure Delivery Plan for Marlcombe included as Appendix 2 to the report.