Impact of Housing Density on Hart Local Plan

Impact of Housing Density on Hart District Local Plan

Impact of Housing Density on Land Required for Hart Local Plan

This diagram shows the impact of the area of land required to meet the housing need of 7,534 houses in the Hart Local Plan.  Hart District Council use a rule of thumb of approximately 30 dwellings per hectare (dph) for new housing density.  However, the study by Gareth Price showed that in urban areas it is quite possible to create vibrant communities with housing densities of 250 dph.

Using Hart’s metric of 30dph would mean we would have to find around 251 hectares (621 acres) of land to meet the housing need.  Whereas if we were to build at a higher density of 250 dph on brownfield sites we would only need to find around 30 hectares of land (around 75 acres).  These approximate areas are shown in the red squares on the map above.

Interestingly, Hartland Park (aka Pyestock), near Fleet is a brownfield site of 119 acres which is larger than we need to meet our total housing requirement.

We have already posted lots of other brownfield sites such as Sun Park near the M3, Ancell’s Farm and the derelict buildings at the end of Fleet Road in Fleet and Bartley Wood in Hook, Hampshire.

This shows that with vision, creativity, energy and political will, we can meet our housing needs for decades to come by properly utilising brownfield land and have no need to concrete over our beautiful green fields by building a new town.

If you would like to join the campaign to ask Hart District Council to think again, please sign our petition:

 

Go to Petition

 

 

NE Hants Greens find more potential brownfield sites in Hart

Old Police Station in Fleet, Hart District, Hampshire

Old Police Station in Fleet, Hampshire

 

The Greens from North East Hampshire have been busy today taking pictures of a number of sites across the district. Like We Heart Hart, they think it is madness to be focusing the Hart Local Plan on building a new town on our beautiful green fields in Winchfield when there is so much under-utilised brownfield land.

However, some of the sites identified are quite probably not suitable as for example, Tweseldown and Hawley Lake are in or near the Thames Valley Basin SPA and the site near Basingstoke Canal is an SSSI.

If you would like to ask Hart District Council to think again, please sign our petition:

 

Go to Petition

 

Nevertheless it is important we stretch every sinew to find brownfield sites and make the most of them.  Hart assume a meagre 30 dwelling per hectare on brownfield land, when studies have shown that it is possible to create thriving communities with densities nearly 10x that level.

Thank you to Andrew Johnston from the North East Hampshire Green Party for the images.  He has posted them on his Twitter feed.

What is your manifesto for North East Hampshire?

We Love Hart Ballot Box

The website of the Fleet News and Mail is running an on-line questionnaire to find out what is important to the people of North East Hampshire (and Hart District) at the forthcoming general and local elections.  The questionnaire is open until tomorrow, Sunday 15 March 2015.

There are a number of questions in there about planning (including the Local Plan)  and housing.

Please make your voice heard and ask our politicians to think again an focus on building fewer houses and building them on brownfield sites by signing our petition:

 

Go to Petition

 

We Heart Hart will be increasing its coverage as we run up to the election.

Hart set to fail on duty to cater for ageing population

We Heart Hart - Older People

Hart District Council’s preferred housing strategy is running the risk of failing to meet the needs of the ageing population and so might be found unsound at inspection.

If you would like to ask the council to think again, please sign our petition.

At the Hart District Council cabinet meeting on Thursday 5 March, an interesting question was raise by councillor Adrian Collett.  He asked if the council had enough powers to ensure that the Local Plan met the needs of the local people.

I did make a comment that not only does it have the power to do so, it also has a duty to meet the needs of many groups in society.  Para 50 of the NPPF states:

“local planning authorities should…plan for a mix of housing based on current and future demographic trends, market trends and the needs of different groups in the community (such as, but not limited to, families with children, older people, people with disabilities, service families and people wishing to build their own homes)”

Over the course of the plan period up to 2032, there will be an extra 10,000 people over 60, including more than 6,850 over 75, expected to be living in the district and an extra 3,620 people who will be suffering from dementia or have some sort of mobility problem.

Let’s work through some numbers.

First, how many more specialist dwellings might we need to house the extra older people we will have in the district?  Well, let’s say on average there’s 1.5 older people per dwelling because so many live on their own.  That would be 6,850/1.5 = 4,566 units.  Not all of them will want to leave their existing homes and some may go and live with family.  So, let’s say we need half that number of new dwellings.  That’s in round numbers 2,280 units.  This assumes that all of the extra people with a mobility problem are also aged over 75.

Now let’s look at supply.  Of the 7,500 houses we need to build up to 2032, around 3,500 have already been given planning permission, which leaves a balance of around 4,000.  Of the 3,500 some are specialist units for the elderly – I know of a Churchill and McCarthy and Stone development in Fleet which will total around 100 units.  This leaves around 2,180 units to find for the elderly.

If we were to build a new town and deliver around 2,000 units (this is much lower than the Barratts vision document) in the plan period, then this would leave around 2,000 units still left to grant planning permission for elsewhere.

As can be seen, if we build the new town, we will not meet the needs of the ageing population unless all of the remaining units are specialist units for the elderly and there is no sign of the council taking this seriously.

This runs the risk of the Hart Local Plan being found unsound. Surely it is time for Hart District Council to think again.

Rushmoor could take all of Hart’s allocation and more

Example High Density Brownfield Development - Arundel Square, London

Example High Density Brownfield Development – Arundel Square, London

 

If we used our brownfield land better we could meet our existing housing needs and more without concreting over our green fields.  A study by trainee architect, Gareth Price shows that Rushmoor Borough Council is not making the most of its brownfield sites, and if it showed more vision, it could meet its own housing needs and those of Hart District using brownfield sites only.

If you would like to add to the pressure to Hart to change tack and take brownfield more seriously, then please sign our petition.

Typically, suburban developers and councils use a metric of around 30 dwelling per hectare (dph) as a rule of thumb for how many houses can be fit on to  any particular space. However, a study of London has shown that in central areas, densities of between 160-405 dph can be achieved and deliver viable, vibrant social communities with amenity space incorporated into the design.

This study has been used by Gareth Price, a final year architecture student, to propose an alternative set of schemes for Rushmoor (see download below).  His work shows that it is entirely possible for Rushmoor to not only build their own housing need, but could also take all of Hart’s requirement and more.

Of course, these concepts could equally be applied to Hart.  Bravehart has already found loads of brownfield sites that don’t even appear on the land database of Hart council. These include derelict buildings in the heart of Fleet and Hook.

Derelict Offices in Fleet

Derelict Offices in Fleet

Not only that, we know that Fleet town centre is dying with many vacant shops in the shopping centre and on the High Street. Surely the best way to rejuvenate our town centres is to build vibrant communities at their heart, rather than concreting over the countryside on their outskirts.  Using the same metrics, it is probable, that all of Hart’s housing need could be met by using brownfield sites.

Empty Shop in Hart Shopping Centre, Fleet

Empty Shop in Hart Shopping Centre, Fleet

Another advantage of the types of schemes that Gareth proposes is that on average, the dwellings are likely to be smaller and so more affordable for our young people.  We could also build mixed use developments with some schemes dedicated to specialist homes for older people.

Surely it is time we ask our councillors in Rushmoor Borough Council, Surrey Heath Borough Council and Hart District to break from the past, think out of the box, get more creative and take brownfield much more seriously instead of proposing endless urban sprawl across our countryside.

A Sustainable Approach to Housing on Brownfield

We Love Hart Campaign Update

We haven’t been posting too much for a couple of weeks, but there’s been plenty going on behind the scenes.

We are working up plans to enhance the campaign by mounting a face to face leafleting campaign in the major settlements of Fleet, Crondall, Church Crookham, Hartley Wintney, Hook, Odiham and North Warnborough, Yateley and Blackwater)  to raise awareness of how much housing we are being asked to deliver and the devastation a new town will bring.  We will need “boots on the ground” to help with this, so please do get in touch if you can help.  We are provisionally targeting the weekend of 28/29 March for this.

On top of that, we are raising money to do a leaflet drop across the district during April to add further weight to the campaign and to ask all residents to challenge those councillors who are up for re-election to oppose Option 4: New Settlement because it will result in massive urban sprawl and open Hart up to 3,100 extra houses from Surrey Heath and Rushmoor.  We will publish the names, wards, parties and contact details of all those contesting the election to make it easy for you to make your voice heard.

One supporter has also taken a look at the plans for building in Rushmoor.  He is horrified at how brownfield land is being wasted at the proposed Aldershot Barracks site.  We will be posting more about that in the next few days.

 

Official: Hart has no Vision

SHLAA Sites in Hart District Jan 2015

SHLAA Sites in Hart District Jan 2015

It’s official, in an answer to a question to be posed at tomorrow’s council meeting, Hart District Council has disclosed that it doesn’t have a vision.  It is quite simply astonishing that after months of work on the Hart Local Plan they still don’t have a vision for what Hart is going to look like in 2031.

If you want to protest against this staggering lack of leadership, please sign and share our petition.

We Heart Hart posed a number of questions to the council ahead of tomorrow’s meeting.  Among them was a question about their vision for the future of the district that they must prepare in accordance with the National Planning Policy Framework (NPPF).

One might expect this to be an early part of their work so that they can objectively assess alternative development scenarios against that vision.  However, their approach appears to be the other way round, decide where they are going to dump the houses and then retro-fit a vision to that.  Sadly we seem to be on the slippery slope to a giant, sprawling conurbation in the north east of Hart by default (joining up Fleet, Dogmersfield, Church Crookham, Crookham Village, Hartley Wintney, Hook, Odiham and North Warnborough) because they can’t be bothered to come up with a more positive vision.  Not only that, but they are still insisting on a new town option that will act as a sink for the 3,100 houses that Surrey Heath and Rushmoor say they can’t build.

Other revelations from their answers include:

  • Their belief that the locations of the houses we build won’t change the traffic and congestion impact very much.  I am not sure residents of Hartley Wintney, Hook, Fleet Odiham and Church Crookham will welcome the additional traffic from a new town on their doorstep in Winchfield.
  • Admission that they are being forced to include a new town option in their planning so they can accommodate the overspill from Surrey Heath and Rushmoor
  • Insisting that there is capacity for only 750 houses on brownfield land even though many of the brownfield sites BraveHart photographed are not in the SHLAA despite there being several sites on Ancells Farm up for sale.

The full questions and answers can be found here.

 

We Heart Hart Questions for Hart Council

There is a Hart District Council meeting on 26 February at the Hart Council Offices in Fleet at 7pm.  There is an opportunity for members of the public to ask questions about any subject including the emerging Local Plan.  Great questions would be:

  1. If Hart keeps the new town in its plan, what is the risk it will have to build the new town and strategic urban extensions in Fleet and Church Crookham to accommodate the extra 3,100 houses that Surrey Heath Borough Council and Rushmoor Borough Council are trying to force on to Hart?
  2. What will be the additional traffic and congestion impact of the proposed new town on surrounding settlements of Church Crookham, Crookham Village, Fleet, Hook, Hartley Wintney and Odiham?
  3. What are the criteria, marking scheme and weighting factors Hart are using to evaluate the alternative housing development options?
  4. What is Hart’s vision for the future of the district?
  5. How will Hart evaluate the risk of coalescence of the existing settlements that will effectively happen if a new town is built?
  6. What is Hart DC’s strategy for identifying and analysing and maximising the development of brownfield sites to avoid concreting over our valuable green spaces?
  7. What will be the environmental impact of a new sewage works discharging into the River Hart?
  8. What will be the environmental impact of 5,000 new houses in the SPA zone of influence?
  9. What will be the environmental impact of 5,000 new houses on the SSSI’s at Odiham Common and Basingstoke Canal?
  10. What will be the environmental impact of concreting over the green gaps between the SSSI’s and SINCs in Winchfield?

We Heart Hart has asked a number of these questions already as shown in the download and is aware of others asking questions too.

Please take some time to ask your own questions of the council.  You can use the download below that already has the e-mail addresses in it you need.  Questions need to be submitted by noon on Friday 20 February.

We Love Hart Questions for Hart Council

And if you have not done so, please sign the petition: https://you.38degrees.org.uk/petitions/we-hart

We Heart Hart Press Coverage

We are delighted to see that the We Heart Hart (We Love Hart) campaign has been covered in the Basingstoke Gazette, “It’s time for Hart to think again”, p20 and online at “We Heart Hart petition get 600 signatures“.

We Heart Hart in Basingstoke Gazette

Also covered in the Fleet News and Mail, “Number against building more homes in Hart swells”, p3, and online at “Petition attracts hundreds of signatures opposing more homes in Hart

We Love Hart in Fleet News and Mail

This shows support is growing across Hart District for a change of tack on the Local Plan

Councils Frightened to Reject Housing Plans

A new investigation by the BBC has found that councils in the east of England are “frightened” to reject plans for new housing.

It seems many councils are either reluctantly approving schemes they would otherwise reject because they know the inspector will go against them at appeal.  Appeals cost a lot of money, so councils are opting to give in rather than fight.

This mirrors the situation in Hart District where we are being lumbered with a housing target that is far too high, we don’t yet have a local plan so the council is having to push through ill-advised development because they suspect the inspector will find against them.

The only way to change this is by popular support, so please sign the We Heart Hart petition.