Hampshire has £1.9 billion infrastructure funding gap and Rushmoor faces £80m funding shortfall

£1.9 billion infrastructure funding deficit in Hampshire

£1.9 billion infrastructure funding deficit in Hampshire

A series of interesting revelations have resulted from the recent publication of Rushmoor Borough Council’s Draft Local Plan.  The bottom line is that back in 2013, Hampshire County Council identified an infrastructure funding deficit of £1.91bn out of a total requirement of £2.16bn, or to put it another way more than 88% of the requirement is not funded.

Hampshire Infrastructure Funding deficit of £1.9bn

Hampshire Infrastructure Funding deficit of £1.9bn

Of this gap, £80m was attributed to Rushmoor:

“For the infrastructure defined, a total estimated funding shortfall of approx. £80 million has been identified for Rushmoor Borough over the next 15 years.” 

All of these figures were compiled before the latest housing requirement was calculated so the up to date figures are likely to be much higher.

In its draft Infrastructure Plan, Rushmoor makes no mention of the costs of the infrastructure needs it has identified nor has it explained where it will get the funding from to meet those needs.

Perhaps this explains why Rushmoor is so keen to offload 1,600 houses on to Hart.  Remember Hart already has a £78m funding deficit of its own, and this is probably an under-statement because it doesn’t include any allowance for additional schools, improved railways or better GP surgeries.

The National Planning Policy Framework para 177 says:

“It is equally important to ensure that there is a reasonable prospect that planned infrastructure is deliverable in a timely fashion. To facilitate this, it is important that local planning authorities understand district-wide development costs at the time Local Plans are drawn up. For this reason, infrastructure and development policies should be planned at the same time, in the Local Plan.”

It is simply inconceivable that both Rushmoor could have got so far with its Local Plan without addressing how its infrastructure is going to be funded.  Surely this must be enough to find its plan unsound.  We Heart Hart will work to help Hart residents object to Rushmoor’s draft Local Plan.

Hart Council rolls over and starts to plan for an extra 1,600 houses from Rushmoor

Is this what we want Hart to turn into?

Do we want Hart District to turn into an urban sprawl?

We Heart Hart understands that at the Local Plan Steering Group last week councillors were told that they will have to start planning for an extra 1,600 houses from Rushmoor.  We have previously warned that by planning for a new town, Hart was creating capacity that would force it to take the unmet needs of Surrey Heath and Rushmoor. Indeed the advice from Peter Village QC was that Hart should pursue the duty to cooperate discussions in a “robust and inquisitive manner”.

This would take Hart’s target to 2032 up to 9,134, up from the current (in our view overblown) target of 7,534.  This is simply wasting the good work that has identified additional brownfield capacity in the district.

However, Hart Council’s actions are going much further than the advice they received from the Planning Inspector as recently as March 2015:

“Tactically, Hart should show to an inspector that it acknowledges the housing problem, and accept that it is likely to have to take an element of unmet need now. This would show an inspector that Hart is being reasonable in the circumstances. In practice this could mean taking an element of Rushmoor’s need now, but dealing with further shortfalls in Rushmoor and Surrey Heath through an early review once there is more certainty over what those authorities can deliver. Hart would need to quantify the amount of unmet need it is agreeing to take in its plan. It would also need to justify why it’s not taking all the unmet need.”

So, far from taking “an element” of Rushmoor’s need now, they are proposing to plan to take the whole lot.  Of course there are no reports yet of how they are going to close the existing £78m funding gap, let alone how to fund the extra infrastructure required to support the extra 1,600 houses we have to build for Rushmoor.

The whole reason why we are being put in this position is that the combined housing market area of Hart and Rushmoor and Surrey Heath Boroughs is being asked to build too many houses because the Strategic Housing Market Assessment (SHMA) is based on some dodgy forecasts.  If the SHMA was brought down to more realistic levels, then neither Rushmoor nor Surrey Heath would have a shortfall.

We need to challenge Rushmoor’s plan now.  We have created a template letter, together with an up to date distribution list of all of the Hart District Councillors and it is available for download below.  Please download it, and all you need to do is cut and past the contents into an email; choose your local councillor email adresses;  add your name and address; alter the contents as you see fit and send it off.  We have also created a template document for challenging Rushmoor’s plan.

Letter to Hart Councillors rejecting proposal to take 1,600 houses from Rushmoor
Letter to Hart Councillors rejecting proposal to take 1,600 houses from Rushmoor
Rushmoor Local Plan Response Form
Rushmoor Local Plan Response Form

 

Please sign and share our petition and support our 5-point plan to change course:

 

Go to Petition

 

This story has been covered in Get Hampshire.

 

Link

Hart Council gives go ahead for two office conversions

Vacant brownfield Block at Ancells Farm, Fleet, Hart District, Hampshire

Vacant Office at Ancells Farm, Fleet, Hampshire

Further to our posts about the additional brownfield capacity in Hart District, the council have given the go ahead for two office conversions.

The first is at Pioneer House on Ancells Farm, Fleet and the second is at Providence House, Bartley Wood, Hook.

The Ancell’s Farm, Fleet development is for 33 units and the Bartley Wood, Hook development is for 113 apartments.

Overall, this look to be a welcome development because it relieves pressure on green field development in the district.  However, we would prefer it, if these developments were carried out as part of a master plan to convert certain areas to residential use from office use as opposed to piecemeal development along with necessary infrastructure.

These developments were already counted in our brownfield tracker.

We need to find more of these developments so we can avoid building a new town in Hart and protect our valuable green fields.

Hart Council Local Plan behind Schedule

Hart District Local Plan Project Behind Schedule

Hart District Local Plan Project Behind Schedule

Hart Council is falling behind its own schedule for the delivery of the Local Plan.  This is exposing the district to increasing pressures from developers who have more latitude to push through inappropriate development when there is no Local Plan in place. This does not engender a great deal of confidence that the rest of the project will proceed to schedule.

According to their own schedule they are apparently slipping in these areas:

  • The Employment Land Review is not complete – they have consulted, but not published an updated document.  It is based on the same pie in the sky job forecasts as the SHMA.
  • The Retail and Main Town uses should have been finished in March. There is no document about this subject beyond 2012 on Hart’s website.
  • The landscape capacity assessment should have been completed in April, but again nothing published on their website.
  • Settlement hierarchy paper should have been completed in May.
  • A shortlist of strategic sites for Phase 2 testing should have been complete in April, but it is my understanding that this decision has yet to be taken.
  • The Vision should have been completed in May, again nothing published.

After receiving an unsatisfactory response to a question raised at Hart Council back in April, we raised a Freedom of Information request to receive a copy of the project they are following to deliver the Local Plan. The document we received can be found here. It is clear they are suffering from “unwarranted optimism”.

We Heart Hart Petition breaks 2,000 barrier

We Heart Hart Campaign Logo

We Heart Hart Campaign Logo

The We Heart Hart petition is now really taking off, breaking through the 2,000 barrier over the weekend. This is approaching four times the number of valid responses to Hart Council’s consultation that took place in Autumn 2014 and more than 9 times the number of people (220) of said they favoured a new settlement.

It seems that the people of Hart are backing our 5-point plan for change and waking up to the reality that the Council’s plans will:

Created using the Donation Thermometer plugin https://wordpress.org/plugins/donation-thermometer/.2,350Raised 3,993 towards the 2,350 target.3,993Raised 3,993 towards the 2,350 target.170%
  • Turn the northern part of Hart will turn into a single urban sprawl when there is an alternative of building higher density in urban areas to help rejuvenate our high streets
  • Ignore many brownfield sites untouched all over the district where we could build housing
  • Destroy our environment and the very nature of Hart’s unique appeal – the reason we all love living here.

If you would like to join our campaign, please sign and share our petition:

 

Go to Petition

 

Surely it is now time for Hart Council to think again, act on the legal opinion describing their position as “hopeless”,  focus on brownfield first and listen to the people.

The brownfield development tracker

Brownfield Development thermometer for Hart District

Given the recent success in quantifying the brownfield development potential in Hart District, we thought it would be good to set up a monitor to see how close we are to identifying all of the dwellings we need to meet the residual requirement of 4,000 units for the Hart Local Plan.

This of course assumes that we have to deliver the Objectively Assessed Housing Need (OAHN) in the Strategic Housing Market Assessment (SHMA).  There is a chance we might have to deliver an extra 3,100 houses for Surrey Heath and Rushmoor.  But equally there is also the potential for us to challenge the SHMA and end up with a lower housing target.

We will try and keep track of this as the process develops.

Brownfield Capacity in Fleet and Hook Keeps on Rising

Derelict Offices in Fleet, Hampshire

Derelict Offices in Fleet, Hampshire

Back in November Hart Council insisted (p15) that the brownfield capacity for the district over the next 20 years was around 700-750 dwellings.  However, a number of recent developments show that this is assumption is incorrect and the available capacity is much larger and we could meet all of our remaining housing allocation through brownfield development alone.

 

LocationNumber of Dwellings
Guillemont Park Phase 1 (not included as brownfield site in SHLAA) 150
Guillemont Park Phase 2320
Ancells Farm, Fleet370
Bartley Wood, Hook200
Fleet Road, Fleet220
Bramshill House350
Fleet Police Station50
Extra dwellings at Landata House28
Total1,688

 

First, planning permission has recently been granted for 150 dwellings at Guillemont Park (former Sun Park site), an increase of 48 over the SHLAA estimate, near the J4a of the M3.  In addition, a developer has submitted a preliminary application for a further 320 houses on the same site, bringing the total up to 470 dwellings on just one site.

In addition, Stonegate Homes Limited have produced a report on on the potential capacity for converting offices to residential under permitted development rights in Fleet and Hook.  They have come to the conclusion that there’s an extra 790 units that could be delivered quite easily, with further additional capacity available at Ancells Farm.

Furthermore, discussions are underway to deliver about 350 new homes at the former Police College site at Bramshill House.

This brings a total of 1,610 of new brownfield capacity identified since November 2014, more than double Hart’s assessment of the capacity for the 20-year planning period. Notably, none of the 1,610 units above are on sites designated as brownfield in the SHLAA of October 2014, so all of these units are incremental to their original 750 estimate, bringing the current total up to 2,360.  We have started a tracker to monitor future progress.

Update: Fleet police station has now become available creating a new brownfield site for perhaps 50 apartments and Landata House has a planning application in place to increase the units by 28, bringing the total up to 2,438 units.

We have already shown that Hart has also under-estimated the available capacity on the sites it has identified because it has used a very conservative density assumption of only 30 dwellings per hectare (dph), whilst separately admitting it could go to 80-160dph in urban areas.  This would push its own estimate of 700-750 to 2,800-3,000 units meaning the total residual requirement of 4,000 units is within grasp.

Taken together, the sites in the table above and the potential increase in capacity from the sites Hart originally counted, then the full remaining housing allocation could be met in full on brownfield sites.

There is still no sign that Hart is taking brownfield development seriously enough, so if you would like to join our campaign to change the approach and adopt our 5-point plan, then please sign and share our petition:

 

Go to Petition

 

 

Revised submission to Owens Farm (Hop Garden Road) Appeal

The slot we thought we had been allocated to the first part of the Hop Garden Road (Owens Farm), Hook  appeal (APP/N1730/W/14/2226609) unfortunately didn’t happen due to some administrative hiccough.  However, we have now been allocated a slot at 10am on 9 June 2015.  This has presented an opportunity to improve further our submission and make it stronger.

The full details of the submission can be found here:

Revised submission to Hop Garden Road Appeal
Revised submission to Hop Garden Road Appeal

The summary of the submission is presented below and the main challenge to the SHMA here:

This purpose of this submission by the We Hart Campaign is to oppose the specific unnecessary development proposed at Hop Garden Road in Hook and demonstrate to other developers who may wish to put forward speculative proposals for the over-development of the district that they will face formidable opposition to their plans.  Hart District is facing a scale of development that is against the wishes of its residents and in contradiction to stated Government policy to place planning decisions in the hands of local people.

Let me remind you of the Prime Minister’s words in 2012, taken from this Telegraph article:

He said: “I care deeply about our countryside and environment. Our vision is one where we give communities much more say, much more control. The fear people have in villages is the great big housing estate being plonked down from above.

“Our reforms will make it easier for communities to say ‘we are not going to have big plonking housing estate landing next to the village, but we would like 10, 20, 30 extra houses and we would like them built in this way, to be built for local people’.”

Mr Cameron, who was being interviewed in his Oxfordshire constituency, denied that the reforms would lead to large swathes of the countryside being built on.

He told BBC1’s Countryfile programme: “Here we are in west Oxfordshire one of the most beautiful parts of our country, set in some of England’s finest countryside. I would no more put that at risk than I would put at risk my own family.

“I care deeply about our countryside and environment. Our vision is one where we give communities much more say, much more control.”

We Hart object to this proposed development and any future speculative proposals on the grounds summarised below:

  • The SHMA and OAN are not objective and represent a “need” that is far too high.
  • Understated brownfield capacity means green field development is not necessary
  • This proposed development will not contribute towards meeting the needs of the changing demographics of the district
  • The proposed development will make the current infrastructure funding gap worse
  • Lack of consideration of the environment

As shown in section 8, the combined effects of reducing the OAN as assessed in the SHMA to a more realistic level and taking account of brownfield development in the pipeline that is not included in the Land Supply calculation would increase the land supply to 11.7 years.

The only reasonable conclusion from this analysis is that the Hop Garden Road application should be refused as it is not required; would build the wrong type of housing in the wrong place to meet the changing demographics of the district; would make the already difficult infrastructure funding position worse and needlessly concrete over our valuable green fields and damage the environment.

We Hart respectfully requests that this application is turned down.

 

Link

A30 roundabout cost escalation casts doubt on Winchfield new town infrastructure plans

A30-A327-Blackbushes Road Junction Improvements

A30-A327-Blackbushes Road Junction Improvements

It has been reported that the estimated costs of the second phase of improvements to the A30/A327/Blackbushes Road junction near Hartley Wintney have increased three-fold from £0.5m to £1.5m.  This does not bode well for the infrastructure cost estimates and plans for the new town at Winchfield being tested by Hart District Council.

We have already reported that Hart Council have done no work to evaluate the costs of alternative development strategies for the District and have no idea how much funding might be raised from developers for each development strategy.

We Heart Hart’s back of the envelope calculations (based on published figures for the costs of similar types of improvements to roads, rail, power, sewage etc.) show that the infrastructure costs of a new town could be around £150m.  4,000 houses might be expected to deliver around £40m of funding from developers, so this would leave a gap of £110m over and above the existing £78m funding gap in Hart’s Infrastructure Delivery Schedule.

Hart Existing Infrastructure Funding Gap

£78m Funding Gap

We Heart Hart called for a proper infrastructure plan to be included in the Local Plan as part of our 5-point plan for change.  Surely the experience with a relatively simple road junction improvement make this more important than ever.

If you would like to join the campaign to improve our Local Plan, please sign and share our petition:

 

Go to Petition