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Schroder UK Property Fund objects to Policy NC2 on the basis that it is unsound. Paragraph 182 of the NPPF considers a plan to be sound only when it has been positively prepared, justified, effective, and consistent with national policy. In this instance, this policy is considered to unsound on the basis that the removal of the current Turner Rise Urban District Centre from the boundary of the North Station Special Policy Area in unjustified and inconsistent with national policy.
Separate representations have been made to Policies SG3 and SG5 which require the retention of the Urban District Centres (UDCs) within the town centre hierarchy. These are relevant to these representation as maintaining Turner Rise within the North Station Special Policy Area boundary will enable a more joined up approach to regeneration and development within Colchester and will be of benefit to wider objectives for the North Station SPA, enabling a more holistic approach.
The current Core Strategy allocation which includes Turner Rise within the boundary of the North Station SPA was intended to encourage a more joined up approach to the regeneration and development of the area. This would be consistent with the core principles as defined by the NPPF which requires the planning system to promote mixed use developments and encourage multiple benefits from the use of land in urban areas. Consequently, in its current form, the policy is considered to be unsound on the basis that it is not justified, not consistent with one the core principles of the NPPF and is not the most appropriate strategy.
Turner Rise should therefore be incorporated within the boundary of the Policy Area and the Proposals Map updated accordingly.