Hart to squander nearly £1.5m on new town planning

Hart set to spend nearly £1.5m on new town planning

Hart District Council set to squander nearly £1.5m on new town planning

Hart District Council has revealed that it is set to squander nearly £1.5m on planning for a new town. The figures are revealed in a paper that is going before Overview and Scrutiny Committee next week.

The figures are buried in Appendix 4 of the document.

Hart District Council to squander £1.5m on new town planning

Hart to squander nearly £1.5m on new town planning

The real level of spend will be higher, because the proposal does not include a cost allocation of existing staff on the payroll. The annual budget of Hart is in the region of £10m. So, this level of spend represents a very significant proportion of our taxes.

We feel it is entirely unreasonable to be committing such a high level of spending to planning for the new town, because the Local Plan has yet to be approved by the Inspector.

There is significant opposition to the new town, and even Hart admits the new town is not necessary to meet even their own inflated housing targets.

Why a new settlement debunked predetermination

SInce then the ONS have released new figures for household growth that are even lower. These new figures mean we have enough housing supply already to meet our needs out to 2041 and beyond without the new town.

In addition, we will soon reveal documents that show regeneration of Fleet is a viable and attractive alternative, that won’t need any council taxpayer funds.

 

 

Hart Council auditions for La La Land

Hart Council auditions for La La Land

Hart Council auditions for La La Land

Hart Council has made a quite extraordinary response to a question about the housing projections used in the Local Plan. This was made in answer to a question put to the Council Meeting held on 29 September 2018.

The council has contradicted its own chosen method for calculating housing need that was used in the submission version of the Local Plan. It has also contradicted its own Topic Paper on housing numbers published as recently as August 2018. It is suggesting we will be examined on the old ‘SHMA method’, rather than the new standard method for calculating housing need set out by the Government. Yet, Hart Council used the standard method to prepare the Local Plan and in its recent Topic Paper on housing numbers. It beggars belief that Hart Council doesn’t have a consistent position on such a key issue.

However, regardless of the method used to calculate housing need, the Winchfield New Town is not required.

Here is the question, the council’s answer and our response.

Question to Hart Council

For the first time, on 20 September, the Office for National Statistics produced household projections for England, a report previously compiled by the Ministry of Housing, Communities and Local Government. These latest projections supersede the 2014-based household projections. The projected percentage change in the number of households for Hart, from 2016 to 2041 is 12.4%, a change of 4615 households. What impact will this projection have on the Local Plan at the Examination in November?

Hart Council Answer

Apologies for the style of English, but this is verbatim from the minutes.

The simple answer is it will have no effect at all for two separate reasons: Firstly, under the new NPPF transitional arrangements (para 214) we are primarily being examined under the old NPPF 2012 rules which in effect means that we are being examined under the 2016 Hart/Rushmoor/Surrey Heath SHMA (Strategic Housing Market Area Assessment) and not the Government’s new standard methodology. Taking the SHMA into account the new 2016 population figures, when considering employment uplifts (as recognised in the recent Rushmoor Local Plan examination) our objectively assessed housing need of 388 dwellings/annum is not materially changed.

Secondly, whilst we will be arguing that the Government’s new standard methodology is a material consideration, as everyone knows the Government has decided not at this time that it is not [we don’t know if this is an intentional double negative either -ed] to be used for Local Plan purposes. That is because the Government has realised that it does not significantly boost the supply of new homes as sought by para 59 of the new NPPF.

In the housing white paper the government was clear that reforms set out (which included the introduction of a standard method for assessing housing need) should lead to more homes being built. As the Government itself now realises, the revised 2016 projections are likely to result in the minimum need numbers generated by the method being subject to a significant reduction. That was not the Government’s intention.

In order to ensure that the outputs associated with the method are consistent with this, the Government is now considering adjusting the method so that it’s use is consistent in aggregate with the proposals in Planning for the right homes in the right places consultation and continues to be consistent with ensuring that 300,000 homes are built per year by the mid-2020s.

That means that any housing numbers generated by the use of the standard methodology must go up and given the implications of the reliance on the 2016 population projections the numbers must go up significantly. That’s is exactly why the Council has been prudent in building in a 30% buffer in its housing needs targets to give itself some insurance against these unforeseen changes.

Our response to Hart Council

First, it is wrong to say “we are primarily being examined under the old NPPF 2012 rules”.  This is borne out by the Inspector’s own assessment of the key issues.

Hart Local Plan Examination Matter 3 - Housing Need and Requirement

Hart Local Plan Examination Matter 3 – Housing Need and Requirement

This clearly states that one of the key issues is to decide the basis on which the Local Plan will be examined. That question has not yet been decided by the Inspector. Moreover, the Inspector is going to challenge the uplift the Council has made to the standard method.

Indeed, Hart decided to use the standard method to create the Local Plan in the first place. Notably, the council has also doubled down on this stance in its recent Topic Paper on Housing Numbers.

Hart Council Housing Numbers Topic Paper - Choosing the standard method

Hart Council Housing Numbers Topic Paper – Choosing the standard method

Hart Council has explicitly ruled out using the old SHMA method of calculating housing need after taking advice from experts IPe Intelligent Plans and Examinations. It is quite astonishing that the Council should effectively contradict itself on such an important matter.

It is worth making two additional points:

  1. The SHMA itself can be subject to challenge, not least because it makes a number of spurious assumptions to justify increasing the ‘need’ above the raw population increase.
  2.  The SHMA numbers are very similar (382 dwellings per annum) to the figures in the Local Plan. These numbers would fall slightly if the starting point was updated to take account of the new ONS household projections. The Winchfield new town would still not be required even if the Inspector decide to use the SHMA figures.

Fleet Parish Poll to Save Gurkha Square

Fleet Parish Poll to Save Gurkha Square

Fleet Parish Poll to Save Gurkha Square

Fleet Town Council (FTC) have reluctantly agreed to hold a Fleet Parish Poll to decide whether the new Harlington should be built on Gurkha Square.

We urge eligible voters to vote “No” to the question:

“Do you support the Fleet Town Council proposal to build a new Harlington complex on Gurkha Square?”

Our reasons are:

  • The costs are astronomical. The latest costs are estimated at over £11m, that will be paid back by Fleet residents for 45 years. Longer, if as is usual with projects like this and the costs overrun. We don’t think the finances add up, as described here.
  • Hart residents will lose valuable parking revenue from the existing car park. No alternative car parking arrangements have been agreed.
  • We don’t yet know what assets FTC will have to hand over to recompense Hart for loss of the car park.
  • There are better ways of spending taxpayers money to kick-start the regeneration of Fleet.
  • We also don’t like that fact that Hart residents are not being asked if they would like to give up the Gurkha Square asset, and don’t know what assets they will receive in return.

Fleet residents can vote between the hours of 16:00 to 21:00 on Thursday 13th September at the following polling stations:

  • Ancells Farm Community Center, 1 Falkners Close, Ancells Farm.
  • Church Crookham Baptist Church, 64 Basingbourne Road, Fleet
  • The Harlington Polling Station, Fleet Road
  • St. Philip & St. James Church Hall, Kings Road, Fleet
  • The Lismoyne Hotel, 45 Church Road, Fleet
  • Hart Leisure Centre, Emerald Avenue (off Hitches Lane).

Polling cards are not required.

Fleet Parish Poll resources

A helpful website about the Fleet Parish Poll has been created by concerned residents, and can be found here.

There’s also a leaflet about the  Fleet Parish Poll that can be downloaded below.

Save Gurkha Square in the Fleet Parish Poll

Please help us to save Gurkha Square.

 

 

 

Developers launch Owens Farm appeal

Developers launch Owens Farm Appeal at Hook, Hart District, Hampshire

Developers launch Owens Farm appeal

We are sad to report that Wilbur Developments have launched an appeal against Hart’s decision to refuse permission to build on Owens Farm, Hook.

Hart announced their decision on 20 June. The decision to refuse planning permission can be found here.

The main reasons given were:

  • Outside Hook settlement boundary
  • Lack of sustainable transport options for the high number of extra cars
  • Within 7km of the Thames Valley Heath SPA
  • No legally binding obligation to provide affordable housing

The developer’s appeal case can be found here, or by searching on Hart’s public access site for reference 17/02317/OUT. The planning inspectorate number is APP/N1730/W/18/3206951 and can be found here.

Owens Farm Appeal APP/N1730/W/18/3206951

Owens Farm Appeal APP/N1730/W/18/3206951

The main arguments in their appeal are:

  • Planning policies out of date
  • They have put forward sustainable transport solutions to upgrade footpaths, cycle-paths and contirbute to the the bus service between Hook, the site and Basingstoke
  • Provision of SANG

Statements have to be made to the Inspector by 11 September 2018.

Impact of Owens Farm Appeal

Given that the date for submissions fals well after the submission deadline for the Pale Lane (Elvetham Chase) appeal, we strongly suspect the Owens Farm Appeal hearing will be well after the Pale Lane Appeal hearing of 8 January 2019. Both dates are after the anticipated examination of the Hart Local Plan.

We therefore hope the Local Plan can be made sound (with the removal of Winchfield new town) and the Owens Farm appeal will be refused.

 

 

 

 

Hart Local Plan Examination Update

Hart Local Plan Examination

Hart Local Plan Examination Update

It looks like quite a lot has been going on in relation to the Hart Local Plan examination. We have updates on:

  • Timing of the Hart Local Plan examination hearings
  • Early stage procedures for the Hart Local Plan examination
  • National Planning Policy Framework (NPPF) applying to the examination
  • Impact on Pale Lane (aka Elvetham Chase) appeal

Timing of the Hart Local Plan Examination hearings

Back in June, Hart Council briefed the Parish Councils about the Hart Local Plan examination. The full briefing can be found on the download below. They set the expectation that the Local Plan examination would start in late September and last 2-3 weeks.

Hart Local Plan Examination Briefing 12 June 2018 - Hearing Sessions

Hart Local Plan Examination Briefing 12 June 2018 – Hearing Sessions

We have been in touch with the Programme Officer, a man called Ian Kemp, who can be contacted here. He tells us that he has:

Provisionally scheduled hearings during the weeks of 19/11 and 3/12.

So, the examination is going to be 2 months later than Hart’s estimate.

Early stage procedures for the Hart Local Plan examination

In the June briefing Hart said that the Planning Inspector would issue a note in mid-July explaining the role of the Programme Officer and the status of any modifications to the Local Plan. This note was also to cover the timetable for submitting additional material and how the hearing sessions would work.

Hart Local Plan Examination Briefing 12 June 2018 - Timetable

Hart Local Plan Examination Briefing 12 June 2018 – Timetable

Ian Kemp tells us that he is:

Required to contact all representors six weeks prior to the start of the Examination to relay the details and arrangements. For the moment, the Inspector is in the early stages of his preparation.

So, it looks like we won’t know more details about how the Examination will be conducted around the beginning of October.

NPPF Framework applying to the Hart Local Plan examination

The revised National Planning Policy Framework has been released recently. Fortunately, it contains clause 214 that says:

Policies in the previous Framework will apply for the purpose of examining plans, where those plans are submitted on or before 24 January 2019.

This means that the Hart Local plan will be examined under the old framework. This might be mixed news. On the plus side, they won’t be examined on policies they didn’t know about when they were preparing the plan. On the negative side, it may well mean that the housing numbers that will apply to the examination will be those in the SHMA (8,022 or 382 dwellings per annum or so over the period 2011-2032), rather than the new figures in the Government consultation.

As a reminder, the Government figures were for 292 dpa, which results in a total of 4,672 over the shorter planning period of 2016-2032. However, Hart decided to increase this to 388dpa over the same period. We suspect the housing numbers will become a big debating point in the examination.

Impact on Pale Lane (Elvetham Chase) Appeal

The Pale Lane (Elvetham Chase) appeal hearing has been scheduled to being on 8 January 2019. This date in contained in a new schedule published on the planning inspectorate website, that can also be found here.

Pale Lane Appeal details APP/N1730/W/18/3204011

Pale Lane Appeal details APP/N1730/W/18/3204011

On the face of it, this looks like good news as it seems most likely to us that the appeal will not be upheld. Assuming the Local Plan is found to be sound in December 2018, and Pale Lane is not on the list of approved sites, then we cannot see how the inspector can uphold the appeal. However, if the Hart Local Plan examination finds the plan unsound, then Pale Lane may go ahead.

 

Hart Local Plan Submission Briefing

Parish Council demolishes Winchfield new town plan

Figure 6 Winchfield New Town Summary of Key Findings

Winchfield new town area not suitable for large scale development

The Parish Council have demolished plans for the proposed Winchfield new town in their submission to the Hart Local Plan Regulation 19 consultation. The have produced a 690-page report that can be found here. Their main conclusions about Policy SS3 that calls for the new town to be built in the area of search are (our emphasis):

Our review of the available technical evidence, with STR005 released only through a FOI request, demonstrates the highly constrained nature of the AoS, and the significant environmental and infrastructure issues that need to be overcome. A Site Appraisal prepared by Michelle Bolger Expert Landscape Consultancy is provided and this demonstrates that the AoS is significantly constrained and concludes that little land exists within the AoS which could be considered suitable for large scale residential development. We flag up the complete failure of the Draft Plan to identify the key infrastructure necessary for the provision of a new settlement, or indicate how it will be provided, by whom and when. Given the complete lack of any detailed evidence demonstrating that a new settlement is either deliverable or viable, we do not see how provision can be made for it within the Draft Plan.

Winchfield New Town Expert Evidence

The expert evidence from Michelle Bolger is a joy to behold. Her much shorter report can be downloaded from the link below, together with the appendix that contains the wonderful graphics depicting all of the constraints on the area of search.

The final summary is shown on the image above. This summarises the findings of the whole report in relation to the various sites that have been put forward, concluding (emphasis mine):

All of the sites are significantly constrained and the vast majority of the area of search (AoS) south of the M3/Railway is considered to be unsuitable for large scale development (i.e. it would cause severe landscape harm that would be difficult to remedy or mitigate)…

Land within the north-western parts of the AoS…are also significantly constrained. Development here could not occur without harm to the local countryside character and this would also impact upon the character and enjoyment of the Public Right of Way network. Development may also result in visual coalescence between Hartley Wintney and Hook.

Overall this appraisal finds that the AoS identifies a landscape that is highly unsuitable for large scale residential development. The new settlement envisaged by draft policy SS3 would result in significant landscape and visual harm and be at risk of harming components within the landscape which hold high landscape, amenity, ecological and heritage value.

The build up to the final conclusion starts with the area of search:

Figure 1 Winchfield New Town Area of Search and Context

Figure 1 Winchfield new town Area of Search and Context

It then goes on to show Hart’s own landscape capacity study which shows that most of the area has low or low/medium capacity. The only area with medium/high capacity is the proposed Elvetham Chase (Pale Lane) site and it’s westward extension towards Winchfield. The Murrell Green area is shown as Medium capacity. However, this was decided before the Major Accident Hazard gas pipeline was discovered by Hart Council.

Figure 2 Winchfield New Town Landscape Capacity Study

Figure 2 Winchfield Landscape Capacity Study

The paper then goes on to identify the constraints in the area of search, starting with areas designated as SSSI’s, SINCs, tree preservation orders, ancient woodland, and listed buildings.

Figure 3 Winchfield New Town Key Constraints Designations

Figure 3 Winchfield New Town Key Constraints Designations

Then other constraints such as visual sensitivity, flooding, footpaths, unavailable land, landfill, narrow bridges, high voltage transmission lines and the gas pipeline are added:

Figure 4 Winchfield New Town Key Constraints Assessment

Figure 4 Winchfield Key Constraints Assessment

Then all of the constraints are brought together on one diagram, showing just how little land exists within the AoS that could be considered suitable for large scale residential development.

Figure 5 Winchfield New Town Key Constraints Composite

Figure 5 Winchfield Key Constraints Composite

 

All of this report is drawn from pre-existing material. One wonders why Hart Council is continuing to promote such a daft idea. Certainly, £50K is not going to cover costs of putting together a robust Winchfield new town master-plan to fulfill all of their magical promises to turn horses into unicorns. We shall see what the inspector makes of this.

The report and appendix can be downloaded here:

Winchfield Site Appraisal
Winchfield Site Appraisal Appendix

 

Hart Council budgets only £50K for Winchfield new town plan

Hart District Council sets aside laughable budget for Winchfield new town plan

Hart District Council budgets only £50K for Winchfield new town plan

Questions put to Hart Council earlier this week have revealed they have set aside a budget of only £50,000 to create the detailed development plan for the Winchfield new town. Apparently, they are hoping for additional contributions from developers.

This is quite astonishing. There have been numerous statements made by councillors saying they want the plan to be council lead and not developer led. They’ve also made statements about the amount of infrastructure that will be delivered.

We suggest that the council has set aside barely a tenth of the money that will be required to:

  • Conduct sustainability assessments
  • Infrastructure studies
  • Habitat assessments
  • Flood assessments
  • Master-planning

This revelation shows the councillors were either lying through their teeth or were completely incompetent (or both). They are clearly going to rely on funding from developers so the developers are going to be in the driving seat.

Of course another interpretation of this pitiful budget is that they are anticipating the Winchfield new town being knocked out of the Hart Local Plan at examination.

In other news, it is now expected that the Hart Local Plan examination will start in mid-November and last 2-3 weeks.

The questions and contemporaneous account of the questions and answers are shown below:

Questions about Winchfield New Town

Q1: I understand the Local Plan has been submitted and Council “commits to planning for a new settlement at Murrel Green/Winchfield” to “provide a substantial contingency to any increase in the Government figures that could, in theory, result in an unmet need arising elsewhere in the HMA” (para 108).

Accepting that the requirement for the contingency for houses needed in Hart in excess of Government guidelines may or may not materialise, as evidenced by future plan revisions, could Council reassure Hart residents that, in the event it does not, planning permission will not be given for the new settlement?

Answer:  No.  The Government is keen to have houses in addition to the basic suggested figure and there is therefore a need to boost the numbers [But not apparently on brownfield sites!!]

Supplementary:

If, as the draft local plan suggests, all Hart’s housing needs are already provided for in the current plan period to 2032 without the need for a new settlement, should not the start of any construction of the new settlement be deferred until after 2032 at the earliest?

Answer:  No.  The lead time for a new settlement is long and the future requirement for housing uncertain – the start of building can’t be left to the last minute.

Q2. The Council committing to planning for a new settlement means Hart residents will be required to fund a substantial sum for the necessary consultants’ reports etc.  Can the Council please say 1)  How much is budgeted for this and 2) how much of this will be provided by the parties who will benefit financially from the building of the new settlement?

Answer:  £50,000 is the sum that has been initially set aside in the budget.  Contributions from developers will be welcome  [This number is laughable – a proper DPD will surely run into £000,000s]

Supplementary: The area of search for the new settlement includes Murrell Green (possible 2,990 houses) and Winchfield (possible 2,400 houses).  The proposals come from separate developers.  Is the intention to pursue one or the other development, or rather to combine the two?

Answer:  It was not possible to chose between the two originally.  Hence the “area of search” idea.  The DPD will determine the answer to the question. [Despite 3 years of testing!!]

Q3: The draft plan gives no indication of the size of the proposed new settlement, other than to say it must be “viable”.  What approximate size is considered viable, recognising that this will be further examined in the DPD

Answer:  The DPD will determine

Supplementary: I am not aware of any consultation with Winchfield residents about the possible shape, size and layout of the proposed new settlement, although Members were shown a four-page artist’s illustration dated August 2017 which I found in the Local Plan examination library.  When and how will the Winchfield community be consulted if the new settlement idea survives inspection

Answer:  There will be plenty of opportunity through the DPD and the usual consultation process which has already been followed.

Q4. What is the current status and expected number of Surrey Heath’s unmet housing need and what proportion of this unmet need would Hart be expected to meet?

Answer:  Currently not known, SH haven’t yet come up with numbers

 

 

Council announce Hart Local Plan Submission Date

Council announces Hart Local Plan submission date

Council announces Hart Local Plan submission date

The council has announced the submission date for the Hart Local Plan.

The news is contained in papers due to be considered by Cabinet on 7 June. The relevant paper can be found here.

They say the plan will be submitted during week commencing 18 June:

It is anticipated that the Hart Local Plan Strategy and Sites 2016-2032 Submission Version (the Submission Plan) will be submitted to the Secretary of State in the week commencing 18 June 2018. Once submitted the Submission Plan does not supersede the Hart Local Plan 1996 – 2006 (Saved Policies). The saved policies will still comprise the Development Plan for Hart.

This is in line with earlier commentary from the Joint Chief Executive at an earlier council meeting.

Impact of submitting the Hart Local Plan

Although the submitted plan doesn’t yet form the development plan for Hart, it should have some weight in determining planning applications (and one hopes, planning appeals):

The Submission Plan gains some weight in decision-making. Paragraph 216 of the National Planning Policy Framework (NPPF)) states that decision-takers may also give weight (unless material considerations indicate otherwise) to relevant policies in emerging plans according to:

  • The stage of preparation of the emerging plan (the more advanced the preparation, the greater the weight that may be given).

  • The extent to which there are unresolved objections to relevant policies (the less significant the unresolved objections, the greater the weight that may be given).

  • The degree of consistency of the relevant policies in the emerging plan to the policies in NPPF (the closer the policies in the emerging plan to the policies in the Framework, the greater the weight that may be given).

The council’s comentary says:

The Submission Plan is at an advanced stage of preparation. Therefore, it should be given weight in the decision-making process and so upon submission to the Secretary of State it should be used in the determination of planning applications. Furthermore, as it reflects approved Council policy, applications that are determined in accordance with the Submission Plan should not be considered as representing “departures” where approval would otherwise require referral to Council for determination.

We can only hope that the submission of the Local Plan helps in fending off the unwelcome appeal against the decision to refuse planning permission for 700 new houses at Pale Lane.

Fleet Regeneration – Yes we can!

Candidate for Fleet Regeneration: Brownfield site at Ancells Farm, Fleet, Hampshire. Hart Council protecting from redevelopment.

We must deliver Fleet Regeneration

A guest post from Tristram Cary, chairman of the Rural Hart Association, setting out why we must and how we can deliver Fleet Regeneration.

Fleet Regeneration Report

40% of the population of Hart live in Fleet, and yet, in the Local Plan, Fleet is only taking only 21% of the housing development. This massive imbalance puts a huge strain on Hart’s countryside. It is extraordinary that Hart is preventing the regeneration of Fleet when you consider that:

Fleet housing density versus towns of similar size

Fleet housing density versus towns of similar size

  1. Fleet is the most sparsely populated town of its size in Britain (see above)
  2. Hart admits in para 236 of the Local Plan that, without regeneration, “it is unrealistic for Fleet to try to compete” for comparison shopping with neighbouring towns such as Camberley (which is the same size as Fleet)
  3. The new National Planning Policy Framework (para 86) requires districts to “take a positive approach to the development of Town Centres” and to “recognise that residential development often plays an important role in ensuring the vitality of Town Centres”

Hart’s extraordinary lack of ambition for Fleet is explained by Councillor Cockarill’s statement at the 4 January Council Meeting that any serious Fleet regeneration was “a pipedream”. Hart claims that Fleet is full, and that it would not be possible to raise any serious money for its regeneration.

The Rural Hart Association (RHA) commissioned a study from Lambert Smith Hampton (LSH), a leading Town Centre regeneration specialist, to analyse the potential for Fleet regeneration. This study was submitted to Hart in response to the Reg 19 Consultation, and the full document is available on the link above. The key findings of the study are that:

  1. Fleet has ample opportunities for re-generation if only Hart would consider mixed-use (residential and retail) developments
  2. It is hopeless for Fleet to resist the residential conversion of redundant office blocks – there is no realistic prospect of these ever being revived for business use.

It’s worth reading the following summaries provided by directors of LSH.

“As has been widely reported the growth of online retail sales is having a major impact on the retail landscape – online sales are currently circa 16% of all UK sales and growing annually. There is a fundamental structural change in our shopping habits which in turn is having a major impact on retailers and town centres. The retail centres that are thriving tend to be those regional locations offering a high quality experiential mix of retail and leisure or the smaller centres that are able to provide easily accessed, convenience retail facilities in an aesthetically pleasing environment.

Interestingly, we have started to witness retail assets (shopping centres and retail parks) particularly in the South East being acquired or redeveloped for their residential potential.  In some instances, we are seeing retail being proposed above shopping centres and in other instances the complete redevelopment for residential – examples include Forbury Park in Reading which has consent for 765 homes and Whitley’s Shopping Centre in Bayswater which is to be redeveloped for a mixed retail and residential scheme. This trend is likely to continue especially in areas where residential values are high and the retail assets are stagnating.

The Hart Shopping Centre could offer such potential in the future – retaining strong convenience retail facilities at ground floor level with retailers such as Waitrose but with residential accommodation on the upper parts.

What is clear, is that on a national basis we have too many shops and alternative uses, in particular residential, is a desirable way of regenerating our town centres”.

Sean Prigmore, Retail Director, Lambert Smith Hampton

And,

“I have been actively involved in the Fleet office market for more than 30 years.

The office market in Fleet has been in decline for a number of years as larger corporates have vacated to consolidate occupation in larger centers and locations benefitting from more amenity – such as Farnborough Business Park. Key Business centres such as Reading and Basingstoke have prospered whilst the smaller satellite office location such as Fleet are finding it harder to prove their relevance as office locations. M3 HQ, 70,000 sq ft on ABP, has been vacant for many years and is unlikely to be occupied as offices again. There is the potential to enable redevelopment of larger unwanted office stock for residential and to focus B1 provision in locations better served by public transport and amenity and in buildings which will allow business space for the SME sector where what demand there is lies.”

Paul Dowson , Director, Lambert Smith Hampton

Fleet Regeneration Sites

Fleet Regeneration Sites

The Lambert Smith Hampton report identifies eight sites in Fleet Town centre which between them could provide 990 homes in mixed-use developments, and LSH is confident that these sites would attract developer investment. [Personally, I would add the entire civic quarter – ed]. It is shocking that Hart has turned its back on mixed use developments in Fleet without even investigating their potential. We hope that Hart Council will restructure its Local Plan to take account of the LSH report before submitting it for Inspection.

[Note that this is exactly in line with Ranil’s call for regeneration of our urban centres – ed]

Stop Elvetham Chase go Completely Concrete

Stop Elvetham Chase go full completely concrete Hart

Hypocritical Stop Elvetham Chase go Completely Concrete

The Stop Elvetham Chase group have decided to put up a candidate in the Local Elections standing for Community Campaign Completely Concrete Hart.

This smacks to us of hypocrisy as they are rightly vehemently opposed to the Elvetham Chase (Pale Lane) development. However, they now strongly support a new town in Winchfield, part of which is very close to the area where they oppose development. This is shown in the graphic above.

Their candidate, Angela Delaney is fighting the Fleet West ward. Richard Woods, who defected from the Tories in late 2016, currently holds this seat. It appears that Richard is standing down because he isn’t mentioned as a candidate on CCH’s website.

Stop Elvetham Chase’s statement has been placed on their Facebook page. Interestingly, comments have been disabled, so it is clear they are only interested in one-way communication. Not a good start for a budding politician. It is reproduced below with our comments in red.

This group was set up to fight the Elvetham Chase development. Hart council’s strong endorsement of the local plan on the 4th January and subsequent refusal of Wates’ proposal has, for now, protected Pale Lane. We thank all the members of this group for supporting the campaign and objecting so strongly to the development. Stop Elvetham Chase did start with laudable intentions.

However this is only a stay of execution. We know Wates have every intention of appealing the decision. The local plan, in its current state, with the new settlement option, gives Hart Council a strong chance of successfully refusing the appeal.  This is because approval of Pale Lane would jeopardise the new settlement – which would ultimately deliver more affordable housing for Hart. The presence or otherwise of the new town in the draft Local Plan will have no bearing on the Pale Lane Appeal. This is because even the council have said the new town is unnecessary, without Pale Lane. The Conservatives will tell you that we don’t need the higher housing targets – they support a local plan with the new settlement removed. We believe this is naive in the extreme, given the housing crisis this country is facing. It’s not just the Conservatives that say this. It was in the Council’s own communication to members (see below) and stated at the January 4th meeting by Councillor Cockarill. The housing numbers in the Local Plan will deliver ~1,500 more houses than the Government mandated figure. The Government figure already includes an affordability uplift.

Pale Lane aside, we believe it is absolutely right to plan for a new settlement that will deliver the infrastructure that Hart desperately needs. CCH were asked at council before Christmas to show their workings on the infrastructure funding gap. They didn’t even allow the question to be asked, let alone answer it. The reason is that they know, the new settlement will increase the funding gap and starve Fleet and Church Crookham of much needed investmentWithout a new settlement we will soon return to a ‘planning by appeal’ situation which has been so disastrous for Hart (ref: Grove Farm and Watery Lane). A sound Local Plan, without a new town and without Pale Lane, will stop this situation. With no long term plan for secondary school places (to meet demand from the 2000 houses at Hartland and Grove Farm), surgery waiting times lengthening and our roads more congested than ever we think this is unacceptable for Hart.  Hampshire County Council have not said we need a new school. The Local Plan contains no proposals for a new school, doesn’t address healthcare and does nothing for roads. A new town will only make things worse. A local plan with the new settlement option removed will also pave the way for Wates to successfully appeal Pale Lane. No it won’t. The Local Plan will be sound without the new town. Indeed, it may even be unsound with the new town.

So, after much consideration we have decided to support Community Campaign Hart (CCH), who we can trust to safeguard the local plan (which is already progressing well and is due for submission to a Govt inspector this month) and by extension, Pale Lane. CCH are committed to taking the politics out of local matters, focusing on putting residents’ needs first. Cough…only if you live in Church Crookham, and even then, the extra traffic from a new town will impact both Fleet and Church Crookham.

We are absolutely delighted to announce that Angela Delaney, one of our group and one of the original four who spearheaded the Stop Elvetham Chase Development campaign, is standing as CCH candidate for Fleet West. Angela has worked tirelessly over the last year to fight Pale Lane and protect Fleet West from the impact this development would have caused. But apparently she doesn’t care at all about the impact that a new town at Winchfield would cause. She’s passionate about supporting a local plan with a new settlement to protect our schools, health service and roads. In fact the Local Plan doesn’t promote a new school, doesn’t address healthcare and won’t fix the roads. In fact it will make matters worse for Fleet, because it will starve it of infrastructure, increase commuter traffic and probably reduce retail traffic. We hope her track record speaks for itself. Cough…not quite in the way she wants us to believe, but let’s wish that she is more successful than CCH have been with Edenbrook, Grove Farm and Watery Lane.

We hope you’ll support Angela but ultimately everyone must make their own decision at the ballot box. Well done for standing for election, which is more than Councillor Woods did when he defected. If you don’t support our position then we thank you for your support so far and understand if you wish to leave our group at this point. I will stay if you don’t mind, just to see what you are up to. You have lost a lot of support from Winchfield residents who also oppose Pale Lane. If you support Angela, we can guarantee that she will work with the same energy she fought Pale Lane, to represent local residents’ interests. Cough.

Why a new settlement debunked predetermination

Hart Housing Numbers