Planning Context. 2.1 Epping Forest District Council published the Draft Local Plan for consultation between October and December 2016. This document identified the sites that the Council considered at this stage should be allocated for residential development and traveller purposes, and in due course sites for employment and/or other forms of development will also be identified as required. A number of these sites are within the Green Belt, and represent significant additional growth to existing settlements. It is necessary to ensure these sites are delivered in a cohesive and timely manner to fully realise the aspirations of the Local Plan.
Planning Context. The team will examine the policies, relationships, and organizational priorities that will influence the planning process. Our work on this task will be expanded in subsequent phases and help shape our recommendations. ▸ Policies. Reviewing background documents allows us to build on existing knowledge and to better understand current initiatives and programs that may be relevant to this work. ▸ Relationships. A scan of the partner network will help define existing relationships within the Sauk County market and identify potential partnerships. ▸ Priorities. Discussions with the appropriate staff will ensure our team has a full picture of the County’s economic development initiatives, structures, and core functions. An understanding of economic development priorities will guide the Discovery phase.
Planning Context. An understanding of the planning context will help to set the framework from which general planning decisions can be made. The following are elements to be documented in order to establish the planning context:
Planning Context. The area was historically typified by light industrial uses but planning was granted on 7 Xxxxxxx Road and 2 - 12 Xxxxxxxx Road for the erection of 2 x 4 storey buildings comprising 50 flats and 31 parking spaces. This development is nearly completed. 000 Xxxxxx Xxxx, Xxxxxxxx Xxxxx which is at the beginning of Xxxxxxx Road has planning consent for 30 flats. The Wheatsheaf Public House also at the end of Xxxxxxx Road has planning consent for a 5 storey building comprising 13 flats and the associated car park has planning consent for 6 flats and The Horseshoe Public House at 000 Xxxxxx Xxxx has planning consent for 20 flats and a retail unit. This is all following the completion of the Xxxxxx Xxxxxx scheme to the north-east of the site. Accordingly the character of the whole area is changing into one of new residential blocks of flats as opposed to commercial use. Given this site has good access to Xxxxxxx Road but also secondary access onto Grove Road, residential redevelopment is a significant possibility as buildings are near the end of their useful life. ACCOMMODATION (APPROXIMATE GROSS INTERNAL AREAS) Principle Building Ground Floor Units 2, 3, 4 & 5 LOCATION DESCRIPTION SQ M SQ FT Ground Floor Units 2 & 3 – Storage (office furniture) 310.65 3,343 Ground Floor Main Building Units 4 & 4A – Industrial Use (steel fabrication) 196.10 2,111 Ground Floor Unit 5 – Vehicle Storage (same tenants as first floor Units 7 & 8) 239.58 2,578 746.33 8,032 First Floor Units 6, 7 & 8 LOCATION DESCRIPTION SQ M SQ FT First Floor Unit 6 – Stove Enamelling 157.92 1,700 Unit 7 & 8 – Vehicle Repair 512.77 5,519 670.69 7,219 Totals 1,417.02 15,251 TENANCIES UNIT TENANT LEASE START LEASE END ANNUAL RENT Units 4 & 4a M&S Metalcraft Ltd 25.03.17 24.03.22 *£9,150 Units 5, 7 & 8 Mr X X Xxxx (part sub-let to 25.03.17 24.03.22 £29,000 Xxxx Xxxxxx on the ground rising to floor and X X Xxx on part £34,000 in first floor) year 2 Unit 1 Mr B Champion 25.12.16 24.12.21 £14,000 Units 2 & 3 Xxxxxx Xxxxx Prior 25.03.17 24.03.22 £18,600 Unit 6 Vacant N/A N/A TOTAL 65,701
Planning Context. Diversifying Uses Shifting from a retail monofocus to provide more reasons (work/health/ leisure) to visit the High Road. Activating Ground Floors Ensuring ground floor commercial space is fully occupied, new public spaces encourage everyday social interaction.
Planning Context. Review of federal, state, and local preservation programs and how they are interrelated and interdependent, based upon grassroots initiative.
Planning Context. The City’s Official Plan designates the Subject Land as Low Density Residential with a Future Node identified on Schedule ‘A’ Land Use Plan. A Future Node is an area that can accommodate commercial uses to support the surrounding neighbourhoods and/or business areas in addition to residential uses. In addition, there are two Specific Provision Areas (SPA) applied to the lands. SPA 25 requires that prior to approval of a draft plan of subdivision or severance of the land, an Environmental Impact Statement and/or other appropriate studies must be undertaken. This constitutes work that the developer would be required to complete in order to develop the property. SPA 27 permits a food store up to a maximum of 4,645 square metres and that lands designated as Low Density Residential within the Future Node shall have a mix of residential unit types. To note an important reference to Table 5-2 of the Official Plan the designated road allowance of University Avenue East in this area is 35.0 metres and 38.0 metres with warranted transportation improvement. Furthermore, the Subject Land is located within the Rural East District Plan. According to Concept Plan – Map 1 of the Rural East District Plan, the lands are identified as Residential (Low Density), Residential (Medium Density) and Residential (Medium-High Density). A Minor Node is also identified on the west side of the Subject Land which, shall contain commercial uses and a range of residential development with an emphasis on medium-high density developments. Zoning By-law 2018-050 zones the property as Future Determination (FD) Zone. A Zoning By- law Amendment application will be required to rezone the lands appropriately to allow for the proposed development, which will include residential with a commercial component. Additional planning applications will be required depending on the nature and scope of the proposed development. The City will not be pre-approving these applications as part of the EOI process. The negotiated agreement of purchase and sale will not constitute the City’s approval of any proposed development. All planning applications will be processed independently and on their merits after the execution of the agreement.
