With London Borough of Redbridge's new Local Plan on the horizon and various discussions going on behind closed doors at the council we want to remind everyone of what was previously agreed.
What the inspector said, from Report on the Examination of the Redbridge Local Plan 2015-2030, submitted 3/3/2017, hearings Jun and Jul 2017:
Green Belt Allocations
The Council has undertaken a review of potential Green Belt sites and the RLP proposes to allocate land for development at Oakfield (600 homes), King George and Goodmayes Hospitals (500 homes), Ford Sports Ground (850 homes) and Billet Road (1100 homes). However, having regard to the nature of its surroundings the density proposed at Billet Road is excessive. As a result it is recommended that the indicative capacity is reduced to 800 homes and this figure will be substituted in the report from now on. Each of these sites is covered by a separate policy ‘box’ in the RLP and concept masterplans have been produced for them (LBR2.78).
Replacement sports pitch provision for Oakfield and Ford Sports Ground
Oakfield and Ford Sports Ground are in use as sports pitches. The intention is for these to be replaced at Hainault Recreation Ground, Forest Road and Goodmayes Park Extension. To accord with paragraph 74 of the NPPF this Redbridge Local Plan 2015-2030, Inspector’s Report January 2018 should be done by equivalent or better provision in terms of quantity and quality in suitable locations.
As land owner of Oakfield and of the proposed replacement sites the Council is well placed to ensure a smooth transfer and that both capital and on-going costs can be met. The policy provisions could give certainty that new housing development and replacement sports provision would go hand-in-hand. Furthermore, the development of Oakfield and Ford Sports Ground is expected at the end of the plan period so there will be time for the specific actions to be undertaken.
As accepted by Sport England at the hearings the re-location of the pitches is technically feasible. Issues of future management of the sites and of security are not so insuperable as to preclude the allocations. Nevertheless the upheaval that would be caused would be considerable and the disruption may last for some while during a ‘settling in’ period. Furthermore, there is an especially strong affinity with the land at Oakfield given the investment made in terms of both time and finance. However, the new pitches would develop their own identity and it is not unknown for clubs and players at all levels of sport to move their ‘home’ from one place to another. The listing of Oakfield as an Asset of Community Value is due to expire in 2021. This and the lifting of covenants do not materially affect whether the allocation is justified. Hainault is within an area safeguarded for mineral extraction but the risks to future displacement of any new facility are very low.
There are exceptional circumstances to warrant altering the Green Belt boundary to allow housing development at Billet Road and King George and Goodmayes Hospital sites. This is because of the limited contributions they make to Green Belt purposes, locational and site specific matters, the provision of new education and health facilities and the need for releases to meet the requirement for housing. These sites would promote sustainable patterns of development as referred to in paragraph 84 of the NPPF. However, when the overall loss of playing pitch provision is added into the balance that is not the case for Oakfield and Ford Sports Ground. Once spaces of this nature are gone they are gone for good. In response to my advice (IED012) the Council proposes to remove these allocations from the RLP.
Oakfield and Ford Sports Ground have an existing function as playing pitches. Because of this they can be distinguished from the two other strategic housing sites that are to be released from the Green Belt. Having considered the wider implications of not developing those sites it is concluded that exceptional circumstances do not exist to alter the Green Belt boundaries as shown in the RLP. Accordingly to achieve soundness these allocations should be removed and consequential changes made to reflect this including the adjusted housing numbers (MM1, MM8, MM16 & MM17). Given its relationship with the Ford Sports Ground the proposed removal of Seven Kings Park and the Barley Lane allotments from the Green Belt should also not proceed. Furthermore, to provide a consistent boundary with Oakfield there is no compelling reason to remove the school playing fields at Fairlop Plan (GB14b) from the Green Belt.