Council Adopts Hart Local Plan

Council Adopts Hart Local Plan

Council Adopts Hart Local Plan

It’s been a long time coming, but Hart Council has finally adopted the Hart Local Plan. This took place at their first virtual meeting that happened at 7pm on 30 April 2020.

The meeting was broadcast on Hart’s live streaming page: https://www.facebook.com/HDCLiveStreaming/

However, these videos are often removed shortly after broadcast.  So we have downloaded it, and uploaded it to YouTube for posterity.

We can all sleep relatively easily now that we have a Local Plan. This plan has had Policy SS3 removed from it. However, we need to remain vigilant that the Council doesn’t seek to bring back the unnecessary Shapley Heath Garden Village at a later point.

 

Breaking News: Inspector approves Hart Local Plan

Breaking News: Planning Inspector approves Hart Local Plan

Inspector approves Hart Local Plan

The planning inspector has approved the Hart Local Plan.

The announcement has been made by Hart District Council and can be found here.

The Inspector has found the Local Plan to be sound and legally compliant, subject to some recommended changes. It will go before the Council for formal adoption in March.

The full Inspector report can be found here.  We will update this story as we digest what the Inspector has said.

The appendix containing the main modifications can be found here.

[Update 1]

  • Policy SS3 has been removed, so further confirmation of no new settlement in Shapley Heath/ Winchfield for the time being.
  • Reiteration in para 181 that future reviews of the Local Plan must look at all options including regeneration:

Nonetheless, the Council will need to ensure that all options for meeting future housing needs are considered fully in future reviews of the Plan, including the potential for regeneration.

  • Emphasis added to MM121 to make clear that all reasonable growth options should be considered and evidenced. This refers to the flawed SA that was submitted to the Examination to try and justify the new settlement:

All reasonable growth options, including the potential for a new settlement, would need to be fully considered and evidenced in a future review of the Plan or a subsequent DPD.

  • Changes to main modifications 70 and 71 to make clear that mixed residential and commercial use properties within town centres will be permitted. This will also help facilitate regeneration.  CCH should take note.
  • In light of recent events, it is also good to see that the vision has been updated to include a reference to flood risk:

New development will have been built to high environmental and design standards. It will have been designed and located so that it is safe from flooding and has not increased the risk of flooding elsewhere and includes measures to meet the challenges of climate change.

[/Update]

Latest CCH newsletter released

Pinocchio writes Community Campaign Hart newsletter

Latest CCH newsletter released

CCH have released their latest newsletter. They follow their usual path of being economical with the truth.  There are some quite astonishing claims in there, that need to be answered.

False Pale Lane Claim

They claim:

The Local Plan has already demonstrated its value by being part of the successful defence against inappropriate urban extensions in Hook and most notably at Pale Lane, on farmland adjacent to Elvetham Heath. Even as a draft, it has significant weight when considered at a planning appeal.

But the inspector said that the emerging Local Plan only carried “moderate weight“. CCH don’t mention that the most important piece of evidence was the Hartley Wintney Neighbourhood Plan, whcih carried “significant weight”.

Housing Numbers Warning

They say:

The very calculation the government use to reach our `Objectively Assessed Housing Need’ is expected to be radically modified in the near future. Any material change in this calculation of our housing numbers would render the Local Plan `out of date‘ and require Hart to fundamentally review its Local Plan….

There is some truth in the claim that Hart will run short of housing around 2025/26, as we covered here. But there is no evidence that the new formula for calculating housing need is going to be “radically modified”. Indeed their implication that housing numbers will rise is false.  In fact, if Hart were to conduct an early review of the Local Plan, our annual housing target would be reduced from 423 dpa to 251 dpa. But, in Hart’s answer to our latest question, they have ruled out an early review.

Shapley Heath Justification

CCH then go on to justify the need for Shapley Heath:

That is why the Community Campaign support the approach of carefully evaluating the possibility of a new eco-friendly garden village within walking distance of Winchfield station. Only if needed, this development could be used to deliver the bulk of any additional housing that may be required by central government in the period from 2026 onwards. As such, it must be very carefully planned to deliver all the necessary infrastructure.

Note how Shapley Heath has now become “eco-friendly”, despite the fact it is entirely unnecessary and building it will likely emit 1m tonnes of CO2.

CCH Newsletter: Fact Checking the myth busting

CCH’s newletter includes a section on “myth-busting” Shapley Heath.

First on housing need.

A new settlement is not needed as part of the new Local Plan. This is all about funding (with government grant support) a project to see what is possible. If the future government housing targets do not require such housing to be built – it will not be built. This is an insurance policy against Hart having to take on a higher housing quota in a few years’ time.

If they really wanted an insurance policy they would be conducting a immediate review of the Local Plan to take advantage of the lower housing target from the latest Government methodology.

Then on the size of Shapley Heath.  They claim that they are only considering a development of 5,000 houses. But the bid they submitted to Government was for up to 10,000. The flawed viability assessment was for 5,300 houses.

Shapley Heath: Vision Document 10000 houses.

Shapley Heath: Vision Document 10000 houses

Shapley Heath Garden Village Viability Summary

Shapley Heath Garden Village Viability Summary

So, they are wrong again. They then go on to make some false claims about infrastructure.

Bolt-on urban extensions don’t deliver infrastructure. They don’t present the economies of scale to permit major road improvements, nor building a new secondary school, or doctors surgeries.

The flawed viability assessment for Shapley Heath pointedly does not include provision for healthcare.

Shapley Heath Garden Village Viability Assessment Infrastructure Costs

Their plans simply do not stack up to even cursory scrutiny. They go on to make extraordinary claims about the features of Shapley Heath.

Shapley Heath’ is being investigated using government grant funding designed to promote eco-friendly garden villages. This is about learning from the disasters of the past and building semi-rural communities which are sympathetic to and supportive of, the local and wider ecology and climate. There will be integrated transport, rainwater harvesting, centralised heat and power plants, carbon efficient housing design, an emphasis on renewables and truly sustainable living.

Let’s for a moment ignore the fact that this isn’t needed, so the 1m tonnes of CO2 produced during construction will also be an unnecessary. But even the Planning Inspector criticised the claims for a district heating system.

Option 1b has been ranked the highest under the category climate change. This is as a result of the potential for the proposed new settlement to deliver a district heating system. However, there is little evidence to suggest that this is a feasible or realistic option that is being actively pursued by the site promoters. I consider this raises doubt about the appropriateness of such a ranking.

The viability study only made allowance for standard build costs. No allowance was made for the additional costs of “carbon efficient housing design”. Their claims are simply marketing fluff that aren’t backed up by anything.

Ostrich approach to Fleet Revitalisation

The CCH newsletter then goes on to discuss Fleet. They claim that Fleet “isn’t all that bad”. This is despite the council’s own bid for Future High Street funding saying:

  • The council quotes a prior report that says a “do nothing scenario would not be viable in Fleet”.
  • Fleet faces a number of key challenges.
  • 88% of people say Fleet doesn’t meet their retail and leisure needs.
  • 52% of people would not recommend a visit to the town centre.
  • 67% think the poor retail offer reflects badly on the town centre.
  • The confidence of local businesses is extremely low.
  • Fleet unable to compete with neighbouring towns.
  • Major retailers identify Fleet as an investment risk.
  • Lack of affordable housing is identified as a key issue by 27%

Fleet is falling behind its local competitors. Most of the surrounding towns are attracting hundreds of millions of pounds of investment. Fleet isn’t getting anything.

CCH newsletter ignores Fleet falling behind neighbouring towns

Fleet falling behind neighbouring towns

CCH Newsletter – Regeneration untruths

CCH then go onto claim that revitalising our town centres must mean “high-rise” flats. Nothing could be further from the truth. Indeed high-rise developments do not deliver good places to live, and we oppose them. They offer no vision on how to address the issues facing Fleet. We will give further details on our ideas in further posts.

 

In the meantime, please do challenge CCH to come clean on their mendacious claims.

 

 

#StormDennis dissolves daft Shapley Heath idea

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#StormDennis has taken its toll on Hart District. As far as we can tell, the worst hit area is around the mooted Shapley Heath/ Winchfield new town.  Here we have evidence of yet another of these supposed 1 in 30 year events. We drove around there this morning and found:

  • The river Whitewater had flooded by the A30 opposite the Crooked Billet. This is the area that is supposed to be Suitable Alternative Natural Greenspace (SANG). The sort of area earmarked for country rambles and dog-walking. Definitely not water-skiing.

  • Totters Lane flooded at the top for quite a distance
  • Bagwell Lane in Winchfield flooded
  • Station Road flooded
  • Pilcot Road in Dogmersfield flooded
  • Hitches Lane in Crookham Village flooded near the new roundabout for the Grove Farm development. Who knows how the new residents are supposed to get out of their new houses.
  • Taplins Farm Lane flooded again. We didn’t even attempt to drive through in a 4×4.
Taplins Farm Lane Flood. #StormDennis.

Taplins Farm Lane Flood

  • #StormDennis also flooded Pale Lane and the fields either side. The west side is also supposed to be SANG for the proposed Shapley Heath development.

This latest flood comes in addition to the other floods we have recorded in the area. We have recorded flood events on 15 January 2020 (#StormBrendan), 20 December 2019,  4 February 2019,  in April 2018 and three times in 2016 alone. Evidence documenting the 2016 flood events can be found here (4 Jan) , here (7 Jan)here (9 March on Station Road) and here (28 March due to #StormKatie).

The Whitewater Valley Society have also reported that North Warnborough has been badly hit.

The actual weather has once again refused to comply with the flood assessment carried out for Hart Council as part of its evidence base for the Local Plan. The sustainability assessment claimed:

There was some evidence of wet ground at the far east of SHL183, but “no other obvious evidence of current or past flooding”.

Winchfield Strategic Assessment - Flood Risk 1

The detailed assessment also said there’s only a one in 30 year chance of surface water flooding.

Winchfield Strategic Assessment - Flood Risk 3

As far as we can tell, the road through the proposed development area and all roads out of the area were affected by the floods. Both SANG areas were also flooded.  When will Hart District Council see sense and abandon this daft project?

Hart Local Plan Immediate Review

Stop Shapley Heath

Stop Shapley Heath – Hart Local Plan Immediate Review

The adoption of the Hart Local Plan is anticipated in February or March 2020. The council has conceded in its main modifications to the need for an early review of the Local Plan in certain circumstances (see MM121). We support an immediate review of the Hart Local Plan, once adopted.

We think the following objectives should be set:

  1. Build what we need, no more, no less.
  2. Avoid any new settlement or large scale green field development. This means we should not build Shapley Heath, Rye Common or West of Hook.
  3. Focus on brownfield development to revitalise our urban centres by delivering better health, community and cultural facilities.
  4. Proportionate development within each parish.

We believe this can be done, and this post explains the first stage of how we do that.

Hart Local Plan Housing Delivery Test

Before we start, we need to acknowledge a weakness in the Local Plan that will shortly be adopted. The Government have imposed the Housing Delivery Test (HDT) on all councils. The HDT aims to maintain a steady supply of housing by forcing councils to keep their rolling 3-year delivery in line with the average required rate. The Hart Local Plan will run into trouble with the Housing Delivery Test (HDT) around 2025/26. This was covered by a question to the full Council meeting in July 2019. This effect might be delayed or reduced if some or all of the large developments underway slip their delivery schedules.

But, if places like Hartland Park and Grove Farm stick to their delivery schedules, we will be running short of housing in 2025/26. To rectify this, pass the HDT at 100% based on the 423 dwellings per annum (dpa) imposed by the Local Plan, we will have to build an extra 1,700 houses over the period to 2032.

Hart Local Plan Immediate Review

Hart Local Plan and the Housing Delivery Test

Some council members may use this as a justification to pursue Shapley Heath Garden Village. We have already shown that Shapley Heath will deliver far more houses than we need, and unnecessarily urbanise the district.

Hart Local Plan versus the Standard Method

However, the Local Plan was examined under the (old) SHMA method. This, together with the alleged unmet need from Surrey Heath, resulted in a housing target of 423dpa. But, under the new standard method Hart’s housing requirement from 2020-2041 is only 251dpa (including a 40% affordability uplift).

Hart Household Requirements 2016-2041

Hart Household Requirements 2016-2041

Hart District Build Requirements under various scenarios

Hart District Build Requirements under various scenarios

This results in a total requirement from 2020-2041 of “only” 5,271 houses.

Hart Local Plan Immediate Review

Hart Local Plan versus the Standard Method

Revised Hart Local Plan to meet the Housing Delivery Test

However, any revised Local Plan would also have to meet the HDT. This would result in a total requirement of 6,783 houses over the period 2020-2041. The Local Plan has already identified 4,012, leaving 2,771 to find.

Hart Local Plan Immediate Review

Hart Local Plan versus the proposed Revised Plan

Hart Local Plan Immediate Review

So, the challenge from a Hart Local Plan immediate review is during 2020 develop a vision for Hart in 2040 to:

  • Deliver the 2,771 houses we need at a steady rate
  • Revitalise our urban centres
  • Proportionate development across remaining parishes to make up the difference
  • Protect the green spaces that make Hart an attractive place to live
Hart Local Plan Immediate Review - 2020 Vision for Hart 2040

2020 Vision for Hart 2040

We believe this can be done. We will work on how this might be done in subsequent posts.

This is another of our posts showing:

  • What is Shapley Heath, explaining its location and scale?
  • All the reasons why Shapley Heath Garden Village is a bad idea
  • An outline of an alternative approach to long term planning in Hart

The master page containing all of these posts can be found here. A link is also provided in the navigation at the top of the page.  Please do keep an eye out for further updates and share them with your friends.

 

 

Winchfield Flooding Returns with #StormBrendan

Winchfield Flooding returned on 15 January 2020 with #StormBrendan.

It does appear as though these one in 30 year events are turning into 1 in 30 day events. The video above is of flooding on Taplins Farm Lane.

The Winchfield flooding also affected Bagwell Lane, which relatively recently had new drainage installed.  It doesn’t seem to be working.

Of course this is not the first time it has flooded on Taplins Farm Lane. We have recorded flood events on 20 December 20194 February 2019,  in April 2018 and three times in 2016 alone. Evidence documenting the 2016 flood events can be found here (4 Jan) , here (7 Jan)here (9 March on Station Road) and here (28 March due to #StormKatie).

It seems that the actual weather is stubbornly refusing to comply with the flood assessment carried out for Hart Council as part of its evidence base for the Local Plan. The sustainability assessment claimed:

There was some evidence of wet ground at the far east of SHL183, but “no other obvious evidence of current or past flooding”.

Winchfield Strategic Assessment - Flood Risk 1

The detailed assessment also said there’s only a one in 30 year chance of surface water flooding.

Winchfield Strategic Assessment - Flood Risk 3

Taplins Farm Lane and Bagwell Lane are in the middle of the proposed Shapley Heath development. The proposal to spend £150-650K of taxpayer funds does not include any work to assess or mitigate flood risk.

Shapley Heath work-plan doesn’t look at flood risk

Let us hope for a more sensible approach prevails. We are working on a revision to the Hart Local Plan. These will mean we avoid a new settlement anywhere in Hart, and won’t need large urban extensions either to at least 2041. Plus we get improved facilities in our urban centres.

 

 

 

Shapley Heath increases housing target

Stop Shapley Heath

Shapley Heath increases housing target

Building Shapley Heath will increases Hart’s housing target. This is quite a complex argument, but please bear with us. First let’s dispel some myths.

The CCH/Lib Dem coalition claim that Hart’s housing target is bound to increase, so we must plan for Shapley Heath. But nothing could be further from the truth.

The Hart Local Plan is being examined under the old SHMA method, plus we have been asked to build 731 extra houses for Surrey Heath. This results in an average 423 dwellings per annum (dpa) over the plan period to 2032 (see main modification 19). The SHMA is the Strategic Housing Market Assessment, where the councils concerned pay consultants to make up numbers about our housing need. If we had been assessed under the new standard method, the housing need for Hart would have been 282 dpa.

In various documents Hart has suggested it will pursue an early review of the Local Plan once adopted. This early review will be carried out using the standard method. According to the latest ONS projections, this will see our annual average requirement fall to around 251 dpa for the period 2020-2041.

Hart District Build Requirements under various scenarios

Hart District Build Requirements under various scenarios

Moreover, Surrey Heath will be examined under the standard method. They have already ‘promised’ to build 4,901 houses on their own patch in the plan period 2016-2032 (see Objective A on page 13) . Under the standard method, their requirement will fall to 3,720. They already have more than enough sites identified to meet this need. It is likely that there will be no need for Hart to take any extra for Surrey Heath.

In summary, all the evidence points to Hart’s housing need falling, not increasing. Having dispelled the Lib Dem/CCH myth, let’s have a look at the impact of their proposals. In fact, building Shapley Heath will bake in over-building for decades to come.

Shapley Heath Garden Village impact on housing need

In recent years, we have built at a faster rate than is required by the Local Plan. This is the result of ‘planning by appeal’, where we have had a number of large developments forced upon us. This is forecast to continue out to around 2023. The Shapley Heath housing trajectory submitted to the Government adds to the build rate, starting in 2023.

Nightmare in Winchfield - Shapley Heath Winchfield New Town Housing trajectory

Shapley Heath/Winchfield New Town Housing trajectory

However, under the standard method, our requirement falls to 251 dpa over the period 2020-2041. The steady-state build rate for Shapley Heath is 360 dpa, far higher than the requirement. If we add Shapley Heath (at only 5,000 total houses) to the existing Local Plan commitments, and compare it to the 2020-2041 requirement, then we will end up building 3,225 extra unnecessary houses out to 2039. If Shapley Heath expands to 10,000 houses, then this excess build rate will continue for many more years.

Shapley Heath Garden Village Excess Building

Shapley Heath Garden Village Excess Building

But it gets worse. The housing target is derived from population and household projections. The population projections are based upon trends from the previous ten years extrapolated forwards. If we continue to build more than we need to, this over-build is baked into our future housing targets, affecting us for decades to come. This will add extra pressure to build even more settlements or urban extensions such as Rye Common or West of Hook. So we must try and build at a steady rate to match no more than our annual housing target.

In conclusion, the rationale for investigating Shapley Heath is built on (at best) a misconception about future housing targets. Continuing to build this monstrosity will add even more pressure to build even more. It is a reckless policy that must be stopped.

Let’s hold our politicians to their word:

If the Government don’t force any more houses on us, this development is not needed, it will never go ahead.

If we don’t need the houses, then it won’t get done.

Well, we don’t need the houses, so it’s time to save £650K and  abandon the project now.

This is another of our posts showing:

  • What is Shapley Heath, explaining its location and scale?
  • All the reasons why Shapley Heath Garden Village is a bad idea
  • An outline of an alternative approach to long term planning in Hart

The master page containing all of these posts can be found here. A link is also provided in the navigation at the top of the page.  Please do keep an eye out for further updates and share them with your friends.

Shapley Heath not required and doubts about deliverability

Stop Shapley Heath

Shapley Heath not required

Shapley Heath is not required to meet our housing targets to 2032. Indeed we believe that our housing needs up to at least 2041 can be met without any new settlement or urban extension anywhere in Hart. Here is our evidence to support our claims.

The Local Plan submitted for examination said it wasn’t required (footnote 7 on page 29).

Shapley Heath not required

Shapley Heath Garden Village not required

The Inspector’s initial report agreed (para 37). Even the council’s own bid document (page 2) said:

As part of this we have identified a new settlement within the Local Plan. However, we did not need to do this as delivery from the new settlement is not required to meet the identified Local Plan housing target of 6,208 homes but is provided ‘in addition’ to this.

No evidence Shapley Heath Garden Village is deliverable or viable

In addition, the Inspector raised grave concerns about the soundness, viability and deliverability of the plan.

Shapley Heath not viable or deliverable

No evidence that Shapley Heath is viable or deliverable

At para 18 he said:

I have a number of fundamental concerns with regard to the soundness of Policy SS3.

Despite over 4 years of effort, the Inspector also found:

In addition, to my above concerns, there is little evidence to demonstrate that a site can actually be delivered in terms of infrastructure, viability and landownership within the identified AoS…

There is consequently some doubt, at this time, whether a comprehensive and inclusive new community can be delivered as required by Policy SS3 and its supporting text. Given all of this, I am not sufficiently content based on the evidence available to the examination that Policy SS3 is deliverable and is therefore not effective.

The Inspector did leave open the door to a new settlement in the future. However, this would need to be backed with proper evidence and:

I am also mindful that following further work, there can be no guarantee that the evidence would support it as the most appropriate long-term growth strategy or that Policy SS3 would be found sound.

Even the viability assessment submitted as part of the bid for Garden Communities funding had serious flaws.

Work programme not addressing the key issues

Work programme not addressing the key issues

Hart Council’s new work programme is not even trying to address the key issues. It is focusing on “visioning” to start with. Then using consultants to create a project plan and land equalisation issues. Finally, it is hiring some admin support.

There are natural constraints in the shape of SSSIs, ancient woodland SINCs and TPOs.

Shapley Heath Garden Village Key constraints Natural.

Shapley Heath Garden Village Key constraints Natural.

There are also physical constraints including conservation areas, pylons, high pressure gas main, former landfill, flood risks and of course a big land ownership gap.

Shapley Heath Key constraints Physical.

Shapley Heath Garden Village Key constraints Physical

In summary, Shapley Heath is not required and there’s no evidence that it will ever be deliverable. None of the money the council is spending will even attempt to address these issues. Why is this project happening at all when the council’s finances are constrained?

Remember what the councillors said when discussing this at Cabinet:

If the houses aren’t needed, it won’t get done.

If Shapley Heath doesn’t work, it won’t get done.

This is another of our posts showing:

  • What is Shapley Heath, explaining its location and scale?
  • All the reasons why Shapley Heath Garden Village is a bad idea
  • An outline of an alternative approach to long term planning in Hart

The master page containing all of these posts can be found here. A link is also provided in the navigation at the top of the page.  Please do keep an eye out for further updates and share them with your friends.

 

CCH defy QC opinion and pass Shapley Heath plan

Lib Dem & CCH cabinet pass Shapley Heath Plan

The CCH members of cabinet defied a QC’s opinion voted to pass the Shapley Heath plan at Cabinet on 7 November. Despite strong opposition from members of the public, NE Hants CPRE and some councillors, the plan was passed unanimously by all members of Cabinet in attendance. Sponsor of the plan, Lib Dem Cabinet member for Place, Graham Cockarill wasn’t there as he is now standing for election to Parliament. The plan proposes to spend the £150K grant from the Government and looks to allocate up to a further £500K from reserves in the next financial year as part of the budget process.

Regular readers may recall CCH had written a letter to Ranil stating that 5,000 houses had been “secured for the next planning period”. The QC’s opinion that said that because this statement was manifestly untrue, that it demonstrated CCH councillors had closed their minds to a proper consideration of Shapley Heath and alternatives. In Andrew Tabachnik QC’s opinion, this amounted to predetermination.

The QC Opinion can be downloaded using the button below:

QC Opinion: CCH Predetermination of Shapley Heath

The Shapley Heath section of the meeting was quite long and stormy at times. The complete videos of the item can be found at the bottom of this article. The key points as we see them with video excerpts are set out below.

Argument about Shapley Heath QC Opinion

The first part of the public engagement started with a statement from the Rural Hart Association (RHA). The full statement is reproduced below:

For some years the Rural Hart Association has been frustrated by what we see as the bias of the Council in pushing for a new settlement near Winchfield without properly analysing the scope for alternative strategies, including urban regeneration.

Our frustration led us last month to commission an opinion from leading counsel about a letter sent to our MP by eleven CCH councillors in July. This letter asserts that “… 5000 more homes [have been] secured for the next planning period through Shapley Heath”. The opinion has been delivered to the Council with this statement, but in summary the QC concludes that:

  1. CCH’s assertion is totally misleading
  2. All CCH councillors must publicly retract their statement and must ensure that their future conduct demonstrates a genuine willingness to consider matters with an open mind
  3. Councillors who are unwilling to retract their statement must recuse themselves from decision-making relating to Shapley Heath

We therefore request that the councillors concerned recuse themselves from discussion and voting on Item 11.

In addition, we expect CCH councillors to take the following steps to comply with the QC’s opinion that they must in future demonstrate a genuine willingness to act with an open mind:

  1. Abandon the current plans which focus exclusively on Shapley Heath

  2. Implement an alternative work plan to examine objectively and impartially all reasonable alternative options to Shapley Heath, in line with the Planning Inspector’s recommendations. This should include brownfield development and urban regeneration.

  3. Undertake in depth work to build a more robust policy to regenerate our urban centres in Fleet, Blackwater, Hook and Yateley.  This work should in particular address policy ED5 (Fleet town centre) to tackle the growing outflow of retail and leisure expenditure from the district caused by under-investment in Fleet. It is essential to develop a new and comprehensive strategy for Fleet along the lines of neighbouring towns like Camberley and Farnham.

  4. Undertake thorough master-planning for the main towns in Hart without which no proper assessment can be made of the true scope of town centre mixed-use regeneration

  5. Meet the two developers who expressed interest in regenerating the Hart Shopping Centre to explore their proposals

  6. Refrain from allocating Hart’s reserve funds to Shapley Heath unless and until it is reinstated into the Local Plan as the result of the necessary comparative assessment work called for by the Inspector.

Here is a video of the statement:

This led to a response to the QC’s opinion from CCH’s James Radley. Astonishingly, he stated that the letter to Ranil was just political rhetoric and implied it shouldn’t be taken at face value. How do we know when he’s just spouting rhetoric and when he really means what he says?

This then led to a row about the validity of the RHA QC’s opinion. The joint chief executive said that HDC had taken legal advice and were convinced that CCH’s actions did not amount to pre-determination.  However, HDC’s advice did not address the key point that CCH had made untrue statements in their letter to Ranil. That was the key point that showed a “closed mind” and hence predetermination. In the end the Cabinet chose to ignore the QC’s opinion and the CCH councillors continued to participate in the debate and voted on the Shapley Heath Plan. According to the QC they should have either retracted or recused themselves. They did neither.

Substantive debate on Shapley Heath Plan

The meat of the public arguments against pursuing this plan now were made by RHA and CPRE NE Hants. RHA made further points setting out clearly that HDC should at least look at the option of urban regeneration.

And CPRE challenged the logic of looking at a new village that would deliver housing over and above what we need to build. Their initial statement can be found here, and their powerful supplementary statement can be seen on the video below:

Sadly, these arguments were ignored by Cabinet and they pressed on regardless. On the plus side, this builds the case that they have closed minds on the matter.

CCH inconsistencies on the Shapley Heath Plan

During the meeting CCH made a series of statements that contradicted what they had previously said. For instance, during the Cabinet meeting, Councillor James “it’s only rhetoric” Radley emphasised that this Shapley Heath plan was very different to the new town presented in the Local Plan.

But in the Shapley Heath Q&A on their Facebook page, they say that the two things are the same. So, which is it?

Q3. Is Shapley Heath the same as the New Settlement that was previously included in Hart’s Local Plan?

A3. Yes, they are the same. Whilst the Local Plan Inspector suggested HDC remove the New Settlement from our LP, this was not because he thought it an inappropriate solution to our future housing needs. Hart were keen to get the LP in place ASAP to avoid anymore developer led applications being successful at appeal. The Inspector recommended removal of the New Settlement to enable the LP to be adopted quickly. The New Settlement, evaluated together with other options for future housing, needed more detailed work and would have delayed the LP, leaving doors open for developers.

Secondly, Councillor Radley said that the Shapley Heath proposal won’t go forward if it is found that it isn’t viable.

However, the Inspector found (in para 33):

In addition, to my above concerns, there is little evidence to demonstrate that a site can actually be delivered in terms of infrastructure, viability and landownership within the identified AoS.

Winchfield Parish Council’s representations to the Inspector showed there were big issues on land ownership and other significant planning constraints. Moreover, in 2016, the Tory administration had dropped plans for the Winchfield new town due to concerns about flooding and infrastructure costs. Similar plans for a new town were dropped in 2012 after concerns about viability. How many times do they need to look at it and how much of our money do they need to spend before they listen?

It also appears as though CCH can’t make their mind up about the importance of rail infrastructure. Councillor James “it’s only rhetoric” Radley didn’t mention rail as part of his infrastructure shopping list. But then made great play of there being a railway station at Winchfield.

He seemed to be blissfully unaware of the parking chaos at Winchfield station on Thursday.  This was exceptional, but it is by no means unusual for the car park to be full before 8am. Of course prior studies have shown that the railway station may well need to be moved to Murrell Green accommodate a further 5-10,000 houses.

Winchfield Station Parking Chaos

Version Control Shenanigans

At the beginning of the meeting there was considerable confusion about the version of the document they were supposed to be reviewing. The joint Chief Executive insisted that the version they were reviewing had been in the public domain for the requisite 28 days on the “key decision” part of the website. But we downloaded it this morning and found that the document was created in the early afternoon on Thursday, so could not have been available to the public for the required amount of time. In fact, it seems as though multiple versions were available and it isn’t clear how we are supposed to know which one to review. This is just another example of Hart’s incompetence.

This is the video of the exchange:

The full videos of the Shapley Heath discussion can be found on the links below. Thanks to Councillor Steve Forster for making them available on his Facebook page.

Part 1

Part 2.

 

 

 

Pale Lane Appeal Quashed

Wates Homes Elvetham Chase (Pale Lane) Development Proposal, near Elvetham Heath and Hartley Wintney, Hart District, Hampshire.

Elvetham Chase aka Pale Lane Appeal Quashed

Some great news emerged on Monday afternoon. The Pale Lane Appeal has been quashed by the Secretary of State. This means there won’t be any development in that location at least up until 2032. The complete decision document can be found here.

The Secretary of State examined a number of of issues in coming to his decision.

The issue that carried the strongest weight was the Hartley Wintney Neighbourhood Plan (HWNP). The Pale Lane site falls partially within the Hartley Wintney Parish. It was not allocated for development within the HWNP and this carried “significant weight”. So, we must thank Hartley Wintney Parish Council on their efforts that saw the Neightbourhood Plan “made” only last month.

Other issues considered included:

  • The emerging Hart Local Plan, which also does not allocate Pale Lane. However, despite being close to being approved only carried “moderate weight”.
  • He also considered that even if Pale Lane were refused, there would still be more than five years land supply.
  • The potential loss of Best and Most Versatile agricultural land was considered “moderate weight”.
  • Sadly, the highways, health, education and quality of life issues raised by the Stop Elvetham Chase group carried no weight.

The now infamous letter from CCH to Ranil wasn’t even mentioned in the report. So, it seems that the fight against Pale Lane was won irrespective of their efforts. However, the letter they wrote has caused them predetermination problems with their pet Shapley Heath project.

It seems the lesson here is to focus on the real planning issues and get Neighbourhood Plans in place if we want to combat further unnecessary and undesirable greenfield development.

Our local MP, Ranil Jayawardena has now come out unequivocally against large scale green field development. This  includes Shapley Heath, Rye Common and West of Hook. He has produced a constituency charter. We ask that you consider signing his charter that can be found here. This complements his call for bold regeneration plans.