Where is the draft Hart Local Plan?

Hart Local Plan - Keep Calm and Wait until 26 April

Hart Local Plan – Keep Calm and Wait until 26 April

Regular readers maybe wondering what has happened to the Hart Local Plan. On February 9th, Hart Cabinet agreed to a spatial strategy as part of the draft Local Plan that was due to go out to consultation in March. Obviously, there have been further delays. This is what we now understand to be the position:

Hart Local Plan timetable

The draft local plan will be released 26 April for a six-week Reg 18 consultation period after a briefing session with Parish Councillors on the 25th. There will be roadshows at the main settlements. Every house in the district will receive an A5 leaflet advising them of the consultation.

The Reg 19 process will follow in about November with submission of the full plan to the Secretary of State in mid-February 2018. All responses during the Reg 18 will be made public including the names of the individuals but with no contact details.

Hart Local Plan Headlines

Hart Council have decided to build 10,185 houses up to 2032 of which around 50% have already been built or granted permission. Please note that this number is far higher than 8,022 target the recently published Strategic Housing Market Assessment and more than double the requirement generated from demographic change. The numbers are now correct as of 31 January 17 and include all office conversions which have been approved.

Housing Numbers by area

  • Fleet 200 – mostly through office redevelopment
  • Hook was 200 now 10 from office redevelopment plus another 87. However, developers may chance their arm again with Owens Farm (750), and of course around half the Murrell Green site is in Hook Parish.
  • Sun Park 320
  • Hartland Park (Pyestock) 1500. Fleet town council have apparently made the point that the site offers only 20% affordable homes and the density per hectare is up to 97 in places which is equivalent to city centre densities which is of concern to them. OUr view would be to make the most of available brownfield sites.
  • Murrell Green 1800 but with challenges. There are 4 promoters and it will be some 3 to 4 years before planning permission is approved. It includes the site for a secondary school but there won’t be enough developer contributions to pay for it. New school funding rules mean that Hampshire can’t pay for it either.  It’ll probably be an Academy at a cost of circa £36 million. So we get a site for a school, but no money.
  • Crondall 66
  • Crookham Village 100 + 64 predominantly the care village
  • Eversley 124 on two sites
  • Heckfield 86
  • Long Sutton 10
  • Odiham 119 as per NP
  • Hartley Wintney 0. It seems odd that HW’s Neighbourhood Plan will be ignored. It should be noted that Murrell Green directly abuts Hartley Wintney Parish and about half of the proposed Pale Lane (Elvetham Chase) development is in HW parish.
  • South Warnborough 34 on two sites
  • Yateley 88
  • An additional 50 via rural exceptions and a further 290 from windfall.
  • Interestingly, no mention of Winchfield, or their Neighbourhood Plan, but roughly half of Murrell Green is in Winchfield Parish.
  • Apparently, Bramshill will be very difficult to develop because of all the complications with the Grade 1 listed site.

Other news

Apparently East Hants have done such a stellar job on the Local Plan, the Planning Policy team is now back in house at Hart, reduced in size from 8 to 2.

There is a risk that developers will continue to pursue Pale Lane and take it to appeal before the Local Plan is adopted.

We await the results of the Grove Farm (Netherhouse Copse) appeal in June.

Hampshire Local Government consultation inconclusive

Hampshire Local Government Consultation Results

The results of the Hampshire Local Government consultation have been published. The consultation was to seek our views on how Hampshire might meet its budget challenges. The results are inconclusive, or as Hampshire County Council (HCC) likes to say, ‘nuanced’.

The Hampshire Local Government consultation took three forms. First, there was the open consultation that we talked about here with 3,354 respondents. Second, there was a telephone survey of a representative sample of 1,504 Hampshire residents. Finally, HCC carried out three ‘deliberative workshops’ with 90 Hampshire residents.

HCC have published a detailed report here. A paper to be discussed at Cabinet on 14 November is published here. The results of the consultations are shown in the graphic above.

Analysis

Interestingly, in the open consultation, there was quite strong support (38%) for a single combined authority, but very strong opposition to an elected mayor (61%). However, Central Government insist that combined authorities cannot go ahead without an elected mayor. There was slightly more support (39%) for a single unitary authority across Hampshire. There was quite strong opposition (33%) to any new unitary authority and even stronger opposition to any new combined authority (40%).

Overall, we are in a mess, because the most favoured option of maintaining the status quo is not an option because of budget pressures. It is clear there is no consensus on the way forward.

Hart District not building enough smaller properties to meet the needs of local people

Hart District building too many large houses to meet the needs of local people

We have now received the data from Hart District Council to show how many properties have been built or permitted since 2011 by the number of bedrooms. This shows that we have built only about half of the number of 1-bed properties we need and we haven’t built enough 3-bed properties. We have built nearly twice as many 4+bed properties than we need.

Hart District Housing completions by number of bedrooms compared to target

Hart District Housing completions by number of bedrooms compared to target

Outstanding permissions show that we will continue to over-build 4+bed properties and under-build 3-bed properties, although we will build about the right proportion of 1 and 2-bed properties.

This shows that of the remaining homes we need to build to meet our overall target of 7,534 homes, we need to increase the proportion of smaller 1, 2 and 3-bed properties to meet the needs of local people.

Overall we think that Hart Council needs to get smarter about how it monitors planning permissions so the Hart Local Plan gets as close as possible to meeting the needs of local people set out in the SHMA, as opposed to simply building houses that will maximise developer profits. It is also clear that we need to keep up the focus on brownfield development as that is much more likely to deliver more of smaller properties we need to help the younger generation on to the housing ladder.

The analysis to support these conclusions is shown below.

First, according to the current Strategic Housing Market Assessment (SHMA), Hart needs to build 7,534 dwellings in the plan period running from 2011-2032. The SHMA is also very clear on the sizes and types of housing that needs to be built, including the number of affordable homes for the young and specialist housing for the elderly.

Hart Surrey Heath and Rushmoor SHMA Figure 9.8

Hart Surrey Heath and Rushmoor SHMA Figure 9.8

Working through the arithmetic, and using HArt’s target of 40% affordable homes, we need to build in total the following number and proportion of properties by number of bedrooms:

Target Housing Need by number of bedrooms
Number of beds 1-bed 2-bed 3-bed 4+bed Total
% need  as affordable 40.8% 33.2% 23.5% 2.5% 100.0%
% need as market 6.7% 28.0% 44.4% 20.8% 100.0%
Affordable Need             1,230               1,001                708                    75               3,014
Market Need         304         1,267             2,008                 941              4,520
Total Need                  1,533                  2,268                  2,717                  1,016                  7,534
% Total Need 20.4% 30.1% 36.1% 13.5% 100.0%

We can compare these proportions to the dwellings that have been built since 2011:

Gross Completions by year and number of bedrooms
Year 1-bed 2-bed 3-bed 4+bed Grand Total
2010-11 35 43 14 25 117
2011-12 58 159 79 39 335
2012-13 5 42 92 96 235
2013-14 4 91 94 84 273
2014-15 22 94 121 103 340
Grand Total 124                     429                     400                     347                  1,300
% of Total 9.5% 33.0% 30.8% 26.7% 100.0%
Target % 20.4% 30.1% 36.1% 13.5%

This shows that we have built less than half of the proportion of 1-bed properties and have built nearly twice as many 4+bed properties compared to the target.

If we now look at the outstanding planning permissions, we can see there are over 3,000 dwellings permitted but not yet built as at 20 April 2016:

Gross Outstanding permissions by year of decision and number of bedrooms
Year 1-bed 2-bed 3-bed 4+bed Grand Total
2003-4 4 1 5
2004-5 1 1
2006-7 1 1
2008-9 1 1
2009-10 1 1 2
2010-11 1 3 5 5 14
2011-12 4 13 22 23 62
2012-13 68 115 234 176 593
2013-14 132 207 78 58 475
2014-15 140 302 274 242 958
2015-16 273 309 221 166 969
2016-17 -1 2 4 5
Grand Total 623 949 838 676 3,086
% of Total 20.2% 30.8% 27.2% 21.9% 100.0%
Target % 20.4% 30.1% 36.1% 13.5%  

This shows the outstanding permissions will deliver about the right proportion of 1 and 2-bed properties, but not enough to make up the shortfall of those already built and will continue to under-build 3-bed properties and over-build 4+bed properties.

The data does not show the proportion of open-market versus affordable housing, nor does it show the proportion of specialist homes for the elderly. Overall we think this means that Hart needs to get smarter about how it monitors planning permissions so that we get as close as possible to meeting the needs of local people set out in the SHMA, as opposed to simply building houses that will maximise developer profits.

Thanks to Hart Council for putting in the effort to dig the raw data out of their systems, which I know has been a difficult task.

 

Season’s Greetings – remember a new town is for life, not just for Christmas

Winter in Winchfield The Hurst 2010

Winter in Winchfield The Hurst 2010

Season’s greetings to everyone, and a big thank you to all those who have supported the We Hart Campaign during 2015.  Can we ask everyone to respond to the consultation, and ask themselves whilst doing it, would you like to redevelop some of the derelict eyesores in the district or would you like to concrete over the green lung at the heart of Hart in Winchfield? Remember, a new town is for life, not just for Christmas.

Merry Christmas and a Happy New Year.

We have created a dedicated consultation page and two guides to responding to the consultation that are available on the downloads below. The comments are designed to be cut and pasted into the boxes provided.  It will be very powerful if you could edit the comments into your own words. Please do find time to respond to the consultation and play your part in saving our countryside.

Full version:

Responses to Local Plan Consultation

2 Minute version:

Respond to Local Plan Consultation in 2 minutes

Which parishes have seen most development Hart District?

Elvetham Heath near Fleet, Hampshire

Elvetham Heath near Fleet, Hampshire

There has been much controversy about how much development there has been in Hart District over the past few years, so inspired by a post on the Winchfield Action Group site, we thought we’d take a closer look at the data.

We have compiled a list by parish and ward of the number of dwellings in each area in 2001 and 2011, according to the census and the results are shown in the table below:

ParishWard2001 Census (Dwellings)2011 Census (Dwellings)% Increase
Total34170373369.3
Blackwater & Hawley177218675.4
Bramshill9863-35.7
Church Crookham330933280.6
Crondall6887387.2
Crookham Village156316304.3
Dogmersfield1241283.2
Eversley5996508.5
Ewshot2292352.6
FleetCentral2235256514.8
FleetCourtmoor188819282.1
FleetNorth (inc Elvetham Heath)13602947116.7
FleetPondtail182018984.3
FleetWest185719786.5
Fleet Total91601131623.5
Greywell1041040
Hartley Wintney212622224.5
Heckfield137135-1.5
Hook2718311114.5
Mattingley2322382.6
Odiham & Long Sutton271228806.2
Rotherwick2052123.4
South Warnborough21326223
Winchfield2392587.9
Yateley79427959.2

It should be noted that the data only runs up to 2011 and so misses out most or all of certain developments such as QEB in Church Crookham, Dilly Lane and Rifle Range Farm in Hartley Wintney, Edenbrook and the planned new developments at Hawley Park Farm, new development to the North East of Hook and at Watery Lane.

It does show that the area with the largest increase is what was known as Fleet North, which has now been split after incorporating Elvetham Heath.

It is not really for us to point fingers at different areas of the district.  We will let readers make up their own mind and draw their own conclusions from the data.

If anyone finds an error in any of the data, then please do get in touch and we will make any corrections that are needed.

[Update]

I was asked to provide updated data of the permissions and completions since 2011.  There is no easy way to get this data.  This is a copy of what I received:

The majority of the information (with details of location and parish) on housing completions and permissions for the next few years can be found in the following two published documents :

Appendix 2&3
http://www.hart.gov.uk/sites/default/files/4_The_Council/Policies_and_published_documents/Planning_policy/Hart%205%20yr%20supply%20statement%20at%201st%20October%202015.pdf

And http://www.hart.gov.uk/sites/default/files/4_The_Council/Policies_and_published_documents/Planning_policy/Final%20Dwelling%20Completion%20Figures%202014-15_for%20website.xlsx

It’s regrettable  that you only used figures from the superseded five year land supply (2001-2011) calculation in the Interim Housing Delivery Strategy which was superseded by the Five Year Land Supply Position Statement:
Five Year Housing Land Supply Position Statement, 1st October 2015
2014-15, and the Completions list from Hampshire County Council (1st April 2015) both of which were linked on the  council website “Current planning policy and guidance” referring to the local plan consultation, and also discussed at a council meeting.

I’m glad got said you’d incorporate the latest numbers, and look forward to seeing this. I believe you’ll find disproportionate housing allocation to the North and East of the region whilst minimal development in the centre, West or south.

I can confirm that I used neither of the Housing Land Supply documents to produce the table above.  As the original post says, the source for the above is the census.

The link to the pdf just gives a long list of sites in a form that it is impossible to analyse in any meaningful way, least of all by parish.  The spreadsheet contains a list of starts, completions and losses for 2014-2015, a summary of which by Parish is shown below.

Dwellings started completed and lost in Hart District 2014-15

[/Update]

Hart Council revises the timetable for the Local Plan

Hart District Council Offices

Hart District Council Offices

Hart District Council’s planning department is working on revising the process and timetable for producing the Local Plan, introducing a new consultation step, but adding further delay to the process.

Back in February, Hart changed the Local Development Scheme (LDS), so that they were due to produce a complete draft Local Plan prior to submission in Autumn 2015.

However, we now understand that the process and timetable will be revised so that:

  • A revised “Housing Options Paper” will be produced in late October 2015 and will be consulted upon through to December 2015.  We believe this will be a Regulation 18 consultation, but it will also be an opportunity for everyone to put forward alternative ideas as to how we should meet the assessed housing requirement.
  • The council will then move quickly to produce a fully worked up Local Plan in early Spring 2016 which will also be subject to consultation.  We believe this will be a final Regulation 19 consultation.
  • Once the Local Plan has been amended to take account of the feedback received it will be submitted for inspection in the Autumn of 2016.

It is to be welcomed that the council is introducing this extra consultation step, but we are concerned that this revised timetable is getting very close to the time when the Government has said it might step in and write the Local Plan for councils that haven’t met the end 2016 deadline it has set.

This presents a real opportunity for our ideas on the council’s response to the We Hart petition to be incorporated into the consultation document due to be published in October 2015.

 

How Hart Council should respond to the We Heart Hart petition

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

Vacant Office at Ancells Farm, Fleet, Hampshire

As we posted earlier, we have submitted the We  Hart petition to Hart District Council and the council have set out the process by which they will consider the petition.

We have drafted some suggestions as to how the council should respond  and sent them to Council leader, Stephen Parker and they are shown below.  We have a chance to put these ideas to Cabinet on 1 October at 7pm.  Please tell us if you are coming along to give us your support.

Please e-mail your councillors to ask them to support these proposals.

 

Dear Stephen,

Thank you very much for your email.

As you know the petition is from 2,130 signatories, nearly four times the number that responded to Hart Council’s consultation last year and more than ten times the number of people who expressed a first preference for a new town and is therefore a very significant expression of local opinion.

I welcome your approach to treat the petition seriously.  My understanding is that a petition of over 1,000 signatories would trigger an automatic debate at full council.  However, I do believe a debate at Cabinet is more likely to be more productive, so I support the approach you suggest.

As you might expect, I have my own suggestions as to what the appropriate responses to the petition should be and I set them out below for your consideration, interwoven with the petition objectives:

  1. To reduce the overall housing allocation for Hart District

 I think there are two broad approaches to this.  First, challenge the SHMA to reduce the overall housing allocation for the whole HMA.  If this is successful, then it will have a two-fold effect of reducing Hart’s own need and also reducing the risk of overflow from Surrey Heath and Rushmoor.  I believe the key arguments are around inward migration assumptions; average household size and in particular jobs growth assumptions which are at a rate nearly double what was achieved over the economic cycle from 1998-2012 and will result in unprecedented levels of participation in the labour market (rising from around 70% to around 86%) for those of employment age.  I gave more detail on these arguments at both the Hop Garden Road appeal and in my response to the Rushmoor Local Plan.  More detail can be found here. However, I do recognise it is difficult for the council to challenge its own document and I await Rushmoor’s response to my strong challenge, but I do understand that the SHMA may be re-visited and it would be helpful if the council would commit to challenging the assumptions set out above as part of that process.

Second, in conversation with a number of professionals in the planning sector, I have been told a number of times, that it is uncommon for councils to explore fully their “policy on” options with regard to environmental and other constraints.  One of the main attractions of Hart as a district is its rural environment with associated SPA, SSSI’s, SINCs, green space and wildlife.  May I suggest that a proper environmental study is carried out to set out the value of Hart’s environment and ecology to build an argument for not meeting the full requirement of the SHMA?  I know that WAG is working on some proposals in this area with some of the rural parishes and would be keen to discuss the matter with you and offer to share the costs of preparation. 

  1. Demand that the Council develops a vision and strategy for Hart that retains its role as a rural, green hinterland for NE Hampshire that respects the separate character and identity of Hart’s settlements and landscapes and preserves the green spaces as amenity space for the urban settlements.

You may recognise the words above as taken from the withdrawn 2013 Core Strategy.  This was, and remains a good vision.  I would ask that as a minimum, the forthcoming Regulation 18 consultation sets out at least one potential “vision” for the district, and that one of the “vision” options includes words to this effect.

  1. To require that the housing need is met by building on brownfield sites and increasing density in our existing urban areas

Last November, the council’s estimate of brownfield capacity over the entire plan period was around 750 units (taken from parts 1 and 3 of the SHLAA as per the FOI request I made) out of the then remaining 4,000 units to build (or grant permission for) up to 2032.  Since then considerable progress has been made in identifying and in some cases granting permission on additional brownfield sites:

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

All of the dwellings above were not included as brownfield sites in the SHLAA.  Guillemont Park (Sun Park) was in the SHLAA but for a lower number of units, and in Part 2, which was not considered to include brownfield locations.  Since last November revised permission has been granted at Landata House for 28 more dwellings than were included in the 5 year land supply calculation.

If the original 750 units were to be added to the 1,688 units identified above, then that amounts to a total of 2,438 potential units on brownfield.  If it were possible to increase the density (from 30dph to a still reasonable 80dph in urban areas) on the original 750 units, the total identified capacity would rise to some 3,688 units.

The remaining requirement of 4,000 has of course been reduced by the unfortunate decisions to allow development at Watery Lane (300 units) and Hawley Park Farm (126 units) leaving the remaining allocation at 3,574.

It is clear that with some creativity and energy, the gap between the remaining allocation of 3,574 and the currently identified brownfield capacity can be closed by working on a combination of reducing the overall allocation by reducing the SHMA or applying environmental “policy on” considerations, increasing density and finding more brownfield sites.

In the light of this, I welcome the paper that is to be put before Cabinet next week, signalling the more positive approach that the council proposes towards building housing on previously developed land.

I would ask though, that you consider some further steps:

  • Creating a new, formal “reasonable suitable alternative” option of meeting the remaining housing allocation solely through brownfield development.  This option should appear in the consultation paper.
  • Creating a complete database of all of the potential brownfield sites in the district, including those not in the October 2014 SHLAA and those not yet formally promoted to the council, including sites such as Bramshill House, Pyestock (aka Hartland Park), Sun Park, Ancells Farm, Bartley Wood, Fleet High St, Fleet Police Station and all of the run down town centres (e.g. Fleet, Yateley, Blackwater and Hook).
  • Inviting leading architects to compete to produce some visionary outline schemes of what a “brownfield solution” might look like for the district, taking into account changing demographics, changing shopping habits driven by the internet and achievable housing densities.
  • Organising a conference with the architects, land owners, developers and local community representatives with the objective of identifying the art of the possible for brownfield development amongst the competing solutions from the architects.
  • This could be done in conjunction with the neighbouring authorities of Surrey Heath and Rushmoor, particularly given the massive amount of current and forecast vacant employment land and Rushmoor seeking to protect 96 Ha.
  1. To request that future housing stock reflects the needs of the changing demographics of the district.

I set out in a question to council earlier this year that Hart will need to deliver around 2,500 housing units to meet the needs of the ageing population.  I contend that a new town will simply build the wrong type of accommodation in the wrong place to meet those needs.  It would be far better if these were built on brownfield sites in more urban areas, close to amenities such as doctors, post offices, shops and so on.  When the elderly move into these types of development, their well-being improves and of course, they free up conventional housing stock for families.  Could I therefore ask that the forthcoming consultation paper contains specific proposals on how the needs of the ageing population will be met?

  1. To demand the council and government do not plan for any new settlement in Hart that will act as a sink for the unmet housing need in neighbouring areas.

Addressing points 1, 2, 3 & 4 will render a new town unnecessary particularly when you consider the:

I do hope you find these suggestions helpful.  I would be grateful if you could circulate them to planning officers and Cabinet members for their consideration.

Hart District Council outlines the process for receiving the We Love Hart Petition

We Love Hart Ballot Box

As we posted earlier, we have submitted the We  Hart petition, containing 2,130 signatures, to Hart District Council.  The Council have now  set out the process by which they will respond to the petition.  An email from council leader, Stephen Parker, has said he will:

  • Notify the Local Plan Steering Group (LPSG) that the petition has been received (this has been done)
  • Seek input from all council members on how the council should respond
  • Ask the council planners for advice on how to respond
  • Prepare a draft response to be discussed at the LPSG at the end of September
  • Take the response to Cabinet at 7pm on 1 October, where we will be allowed to speak in the debate and the final decision will be made.

Of course other members of the public are allowed at Cabinet meetings, and would encourage as many people as possible to come. We have set up a Facebook invite on our Facebook page.

I have drafted my own suggestions as to how the council should respond and they will be the subject of another post.

We Heart Hart petition breaks the 1,500 barrier

The We Heart Hart petition is now really taking off, breaking through the 1,500 barrier today. This is approaching three times the number of valid responses to the Hart Council consultation that took place in Autumn 2014 and nearly 7 times the number of people (220) of said they favoured a new settlement.

It seems that the people of Hart are waking up to the reality that the Council’s plans will:

  • 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 and listen to the people.