Appendix A
WIGAN CORE STRATEGY EXAMINATION
ADDITIONAL HEARING SESSION.
Addressing the shortfall in housing supply – procedural and practical implications
The Examination Inspector has called for an additional hearing session at 9.30am on Wednesday 18th April. Discussions will be limited to those people who were involved in the sessions on Matters1, 4, 6, 7B and 7C
He has identified a significant issue relating to the soundness of the Core Strategy relating to the implications for the realistic delivery of sufficient housing.
He considers that the Core Strategy cannot realistically provide for the construction of 15000 dwellings in the period up until 2026 and is concerned about the presumptions made by Wigan Council in justifying an adequate supply of housing land. Amongst these assumptions are the reliance on over optimistic development rates and sites that have significant constraints and/or infrastructure requirements.
This would result in a significant shortfall of housing land and there is little or no scope to bring forward additional sites in the East West core priority area. Any shortfall would have to be met by releasing significant amounts of land in other parts of the Borough and/or considering a review of Green Belt land.
It is considered that there is not evidence in place to properly consider potential alternatives solutions to the provision of housing. Additional and substantial work would have to be undertaken to gather evidence, assess options and consult stakeholders.
The resulting plan would be substantially different to that submitted in respect of the distribution of housing, the use of safeguarded land and the implications for particular communities. The Inspector has reservations about going through this process.
Agenda for the day
1. Introduction and context for the session
See above.
2. Is it possible to address the shortfall?
In principle?
What are the potential options?
Safeguarded land in the ELRC
Safeguarded land elsewhere e.g. Standish(This involves land on the boundary of the Parish).
Release of Green Belt land(This could involve land in the Parish).
Some combination of the above
Other options?
3. Additional work required
Evidence gathering(Not to be underestimated as it will take some time).
Assessment of options(Would involve a completely different approach to that in the submitted Core Strategy).
Consultation with local communities and other stakeholders(This would involve the Parish Council and their assessment of the impact of any alternative plan).
Sustainability Appraisal
How long would this work take?(See above)
Is the Council willing and able to undertake such work?(If they can’t the only option that the Inspector can do is find the plan unsound. Wigan could withdraw the Plan).
4. Procedural implications
Is it legitimate to undertake this work at this stage in the process?(Yes but bear in mind that it will delay the adoption of the Plan).
Would it in effect be taking a step back in the process to look at options to accommodate housing growth?(Yes)
Would the changes necessary result in a substantially different plan to that submitted?(Yes)
The role of the EW Core within the Borough and the policy position relative to other areas?(Would alter the balance of housing development and affect previously peripheral areas such as Shevington).
How would such changes affect the spatial strategy?(see above).
How would they affect the distribution of housing?(see above).
How would the approach to safeguarded land be affected?(They would cease to be safeguarded land and become potential development sites).
How would particular parts of the Borough/individual settlements potentially be affected differently?(It would result in larger housing allocations in certain settlements-certainly Standish and probably Shevington
Overall, would the nature and extent of changes required and the process involved be beyond the legitimate scope of an examination into a submitted plan?(Yes because it will involve changes that impact on parts of the Borough like Shevington which could not have been envisaged at the time the Plan was submitted. As a result they cannot take part in any current discussion that affects their interests such as the extra hearing. In legal terms this is against the principles of natural justice).
Should the plan be withdrawn?(Possibly, but see below)
What would be the implications of withdrawing the plan?(Firstly it would delay the adoption of strategic policies for the Borough. However if the Inspector found the plan unsound Wigan will have to redraft the Strategy and final adoption would still be delayed but a few months could be saved if Wigan withdrew now. It will be recalled that the draft National Policy and Planning Framework(NPPF) included provision for a presumption in favour of development where no up to date Local Plan was in existence. If this provision is repeated in the final NPPF (due out in April)then it creates an additional uncertainty into where housing will be developed. This is aggravated by the inevitable delay in producing Wigan’s Core Strategy).
Conclusion.
This will eventually involve areas in and adjacent to the Parish. At the moment we have no right to participate in the current Examination into the Core Strategy however the issues certainly impact on our area. Wigan last year decided that they wanted the Core Strategy to be examined in the form that they submitted it taking the risk that the Inspector would find the Strategy unsound. This is effectively what has now happened and it is felt that it might be better to withdraw now and involve additional stakeholders (like Shevington Parish Council)in the revised Strategy. If Wigan do not choose this course they will have to face an unsound plan in a few months time when the Inspector finalises his report.