Winchfield new town – EIA requested by developers

Developers request EIA Assessment of Winchfield New Town

Developers request screening opinion EIA Assessment of Winchfield New Town

Barton Willmore have submitted an application for an Environmental Impact Assessment screening opinion on Winchfield New Town (aka Garden Community). The application can be found here and searching for application number 17/02592/EIA.

As far as we can tell, the proposed site directly abuts the proposed Pale Lane (Elvetham Chase) development. The proposal is for:

  • 2,000 new dwellings
  • A new secondary school
  • Up to 2 new primary schools
  • Children’s nursery
  • Two local/neighbourhood centres
  • 4 Ha of employment land
  • Provision of Suitable Alternative Natural Greenspace

Reasons to oppose Winchfield New Town

As might be expected, we oppose this new development on  number of grounds:

Flood Taplins Farm Lane Winchfield 28 March 2016 #StormKatie Storm Katie.

Flood Taplins Farm Lane Winchfield 28 March 2016

  1. The site is not in the draft Local Plan, and to change the Local Plan so significantly would require another round of consultation and more delay, putting at risk other sensitive sites such as Pale Lane and West Hook.
  2. Development of this scale is simply not required. The new Government approach to calculating housing needs would result in 6,132 new houses for Hart compared to the unnecessary and ridiculous 10,185 in the draft Local Plan.
  3. The site is totally unsuitable for such large scale development due to flood risk as we documented here (4 Jan) , here (7 Jan)here (9 March on Station Road) and here (28 March due to #StormKatie). The area of Taplins Farm Lane near the railway bridge flooded three times in 2016 alone.
  4. Lack of road infrastructure
  5. Historic Environment
  6. Bio-diversity
  7. Landscape
  8. Water Quality

We suggest that you add your comments by logging on to Hart’s public access system on this link, and searching for 17/02592/EIA.

Local Plan Consultation responses to be published 6 November

Local Plan consultation responses are still being hidden by Hart Council

Local Plan consultation responses are still being hidden by Hart Council

The recent Local Plan consultation responses were being hidden by Hart Council. However, thanks to questions at Thursday’s Council meeting and pressure from an open Freedom of Information request, the results will now be published. Hart Council cabinet member, Graham Cockarill announced that the consultation comments will be released on 6 November 2017.

Local Plan Consultation Responses History

The consultation on the draft Local Plan completed on 9 June 2017. The pro-forma response form said:

All valid comments (electronic or written) and the name(s) of the respondent will be made publically (sic) available. Personal contact details will remain confidential.

In answer to a question made at the council meeting held on 29 June asking when the consultation comments would be made public, the answer was:

We hope to be able to publish this information in the next couple of months

One of Hart’s own Code of Corporate Governance principles calls for “Ensuring openness and comprehensive stakeholder engagement”. More than four months have now elapsed since the close of the consultation, and the consultation responses have not yet been published.

Hart’s website says:
It is our intention to publish all the responses received when we publish a Pre-Submission Local Plan for comments in Winter 2017.
 Hart Council to publish Local Plan Consultation responsesHowever, at September Cabinet, they said that the next round of consultation would not start until January 2018:
It was confirmed that the next stage on the Reg 19 consultation is expected to start in January
We have now submitted a Freedom of Information request to get these comments out in the public domain. The deadline they have set themselves for response is 16 November 2017.
Let’s see if they now stick by their commitments.

 

Hart major planning site update

Hart Major Planning Site: Planning application submitted for 700 houses at Owens Farm west Hook 17/02317/OUT

Hart Major Planning Site Update

This post will provide a Hart major planning sites update. We will cover:

  • West of Hook – Owens Farm
  • Bramshill
  • Pale Lane (Elvetham Chase)
  • Hartland Park (Pyestock)
  • Grove Farm (Netherhouse Copse), Fleet

Hart Major Planning Site: Owens Farm West of Hook

A planning application has been made for 700 houses at Owens Farm, west of Hook. The deadline for comments and objections has been set for 1st November 2017. The application can be found at Hart’s public access system and searching for reference 17/02317/OUT.

Hook Action Against Over-Development have published some excellent guidance on how to respond. This can be found here.

We don’t think this development is either desirable or necessary and would urge you to oppose it.

Hart Major Planning Site: Bramshill

Hart Major Planning Site: Former police college, Bramshill House in Bramshill Parish Hart District Hampshire 16/00720/ful

This is the application for around 250 units at the former Police College at Bramshill. This application was turned down in March 2017. However, the developer has appealed and the appeal hearing will be held in the main house starting at 10am on 31st October.

The application can be found at Hart’s public access system and searching for reference 16/00720/FUL.

We support the redevelopment of this brownfield site. In particular, we would like to see Grade I listed main Bramshill House preserved in some way. We recognise that the developer will probably have to make money elsewhere to properly fund the redevelopment. However, we do have reservations about the scale of development proposed elsewhere on the site which is in the SPA.

Hart Major Planning Site: Pale Lane (Elvetham Chase)

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

Elvetham Chase (Pale Lane)

This is the application for 700 new houses at Pale Lane aka Elvetham Chase. The site lies between Elvetham Heath, the railway and the M3. The controversial planning application was submitted for this site back in November 2016.

We understand that the deadline for determination has been extended to 10 November 2017. There is a Planning Meeting at council planned for 8 November 2017.

The application can be found at Hart’s public access system and searching for reference 16/03129/OUT.

We hope and expect that Hart Council will reject this application. However, we would not be at all surprised if the developer appealed the decision. It would be difficult to defend the appeal after the Grove Farm decision, unless they manage to get the Local Plan in place before the appeal is heard.

Hart Major Planning Site: Hartland Park (Pyestock)

Hart Major Planning Site: Hartland Park (Pyestock) Master Plan

Hartland Park (Pyestock) Master Plan

This is the site of former Pyestock National Gas Turbine Establishment. We have no further update since Hart Council’s planning committee agreed to the principle of building up to 1,500 new homes on this brownfield site.

We agree with this decision in principle, but echo the council’s concern about a number of items:

  • The developer is proposing only 20% Affordable Housing. We would like to see more affordable housing and especially some social housing for those who can’t rent and can’t buy.
  • We are concerned about the road network and therefore think Kennels Lane should be upgraded to provide a relief road around the site
  • There should be a proper cycle/walking route installed to provide easy access to Fleet station.

We will continue to monitor this development.

The application can be found at Hart’s public access system and searching for reference 17/00471/OUT.

Hart Major Planning Site: Grove Farm (Netherhouse Copse)

Hart Major Planning Site: Grove Farm - Netherhouse Copse Fleet and Church Crookham Hampshire Site plan

Grove Farm – Netherhouse Copse Site plan

Sadly, this site was approved for development by the planning inspector. This is an application for 423 new houses on the site off Hitches Lane in Fleet. The appeal for this site was heard back in July.

 

Community Campaign Hart have not learned lessons

Completely Concrete Hart (CCH) Community Campaign Hart have learned no lessons

Community Campaign Hart (CCH) have learned no lessons

Community Campaign (Hart) – CCH hint at keeping a new town in the Local Plan in an opinion piece in this week’s Fleet News and Mail. The full article can be found here. The summary is:

  • Building more houses won’t lead to a reduction in prices.
  • We need to build more Affordable homes, but set policies that will achieve precisely the opposite outcome.
  • The Grove Farm decision is everybody else’s fault. Yet CCH chaired the meeting that failed to make a decision on time.
  • There’s a conspiracy to derail and delay the Local Plan, yet CCH have frustrated the process.
  • Hint that they must press on with the ridiculous housing target and an unnecessary new town
  • Hart must deliver an Infrastructure led Local Plan (whatever that means). Yet they have no idea how to close the £1.2bn funding deficit across Hampshire and £72m in Hart.

In short, CCH have learned no lessons and are pressing on with their failed policies. No wonder they are becoming known as Completely Concrete Hart.

Let’s deconstruct what James Radley has to say.

Building more houses won’t lead to a reduction in prices

First, let’s start on points of agreement. We do agree that within sensible limits, building more houses will not bring down house prices. This is backed up by research by Ian Mulheirn of Oxford Economics, which we reported on here. We also agree the decision to go ahead and develop Grove Farm (Netherhouse Copse), is a bad decision.

Community Campaign Hart policies will achieve the opposite of their objectives

However, we start to part company with Community Campaign Hart when they say we need to build more ‘Affordable’ homes. Yes, we do need more homes that people can afford to buy. But that isn’t the same as building Affordable homes. Take a recent development at Hartley Wintney where the cheapest 3-bed was over 11 times median household income in the district and the cheapest 2-bed was more than 9 times income. Even with a 20% ‘affordable’ discount, these houses are out of reach of most first time buyers in the district.

CCH’s argument is being used to justify Hart’s ridiculous decision to plan to uplift the housing target from the 8,022 in the SHMA to 10,185 units. This is justified on the grounds it will deliver ~800 extra ‘affordable’ homes. As Mr Radley states in his preamble, these extra homes won’t actually reduce prices. All they will do is attract more buyers from London, rather than meet the needs of ordinary people already here. They are doing their best to avoid and ignore the new Government consultation that set Hart’s housing target at 6,132 units, and that includes an affordable housing uplift on the base demographic requirement.

A glut of these ‘affordable’ homes won’t help those who can’t rent or buy, like Mr. Radley’s son. What these young people need is more social housing with cheaper rents. These ‘affordable’ houses won’t help those who can rent, but can’t buy either. These people can probably afford to service a mortgage if they can afford rent, but don’t have enough money for a deposit. Building extra houses won’t help these people either.

We understand that the new Lib Dem/CCH administration has shelved plans for Hart to create its own housing development corporation, which would have provided a significant number of social rented homes. Plans for this company have disappeared from the Corporate Plan consultation, thus reducing supply of social housing.

Moreover, the new Lib Dem/CCH cabinet have recently approved plans to obstruct brownfield development by restricting the supply of council owned SANG. These types of development tend to deliver smaller, cheaper properties. This type of property is more likely to be bought by young people trying to get on the housing ladder.

So, CCH’s actual policies are precisely the opposite of what is required to meet the objectives they have set.

Community Campaign Hart take no responsibility for the Grove Farm decision

Mr Radley blames the inspector for ‘setting aside the democratic expression of will’ in the Grove Farm decision. However, he fails to mention that the council officers recommended that permission be granted. However, we do think Community Campaign Hart is partly culpable because CCH was chair of the planning committee when they failed to determine the planning decision on time. Moreover, CCH caused a delay in the Local Plan last December, when they insisted Winchfield (which had failed testing), be included as an option.

The main reason why the inspector granted permission is that Hart don’t have a Local Plan, and the policies are out of date. The other reason of course is that our housing target is far too high. We have yet to see any public statement from CCH calling for:

  • A reduction in the ridiculous housing target.
  • More brownfield development.

Indeed, we hear on the grapevine that CCH argued in private for fewer houses to be built at Hartland Park (Pyestock). This puts extra pressure on green field development.

It is simply ridiculous to mourn the loss of Grove Farm, but strongly support concreting over green fields elsewhere.

Community Campaign Hart take no responsibility for Local Plan delays

The article says:

I fear there are some who may have deliberately attempted to derail the Local Plan process in order to achieve planning by appeal and so impose all the housing growth on those areas which already have over stretched schools and congested roads

In other words, he is right, everybody else is wrong, and anybody who disagrees with him is conspiring against him. On the one hand, he claims there’s majority support for his view, whilst arguing there’s a conspiracy against him. This is clearly ridiculous.

What Mr Radley overlooks since the last attempt at a Local Plan was thrown out:

  • He has been a councillor for all of that time.
  • Mr Radley himself has been a Cabinet member in 2014/15 and again now, in 2017
  • CCH delayed the Local Plan consultation last December, by insisting a new town at Winchfield be included, even though it was clear that the proposals had not passed testing
  • The previous administration promised a Regulation 19 consultation on the next version of the Local Plan in ‘Winter 2017’. This has now been pushed back until at least January 2018.
  • Despite promising in June this year that the responses to the latest consultation would be published ‘in a couple of months’, there is still no sign of them

It is to be hoped he wasn’t referring to us as part of the conspiracy to “derail” the Local Plan. We Heart Hart first highlighted the project management and governance problems back in April 2015 and again in January 2016 after the consultation omnishambles.

We have never seen a CCH member ask a question at council challenging the persistent missing of deadlines. We have never seen a CCH member challenge the ridiculous housing target. We have never seen Community Campaign Hart support brownfield development.

What is an Infrastructure led Local Plan?

This is the $64,000 question, to which we don’t have a proper answer. We think they mean to continue with a Local Plan that includes an unnecessary new settlement at Murrell Green or Winchfield. However, the justification for this falls away, if they adopt the new Government approach to calculating the housing target. If they do accept this, then the remaining housing needs can be met from Sun Park and Hartland Park.

Meanwhile, SWR are proposing to cut services at Winchfield and Hook train stations. This blows a hole in main main argument for siting a new town near Winchfield station.

Even their arguments for a new school are falling away, with latest Hampshire County Council projections showing a new secondary school is not needed.

Looking at the bigger picture, it’s even worse. The latest infrastructure plan from Hampshire County Council shows a £1.2bn funding deficit across the county. £72m of this shortfall is attributed to Hart.

These figures don’t include healthcare or provision of extra care places for the elderly. The overall numbers should be regarded as a minimum figure.

Hampshire £1.2bn infrastructure funding gap regarded as minimum

Hampshire £1.2bn infrastructure funding gap regarded as minimum

CCH would be much better off working out how to close the existing funding gap. Their policies will result in building more unnecessary housing that will make the problem worse.

It’s time for CCH to realise their mistakes, learn form them and change strategy. They should focus on a realistic housing target and support for brownfield development.

 

 

 

 

 

 

 

 

 

 

Application for 700 houses at Owens Farm west Hook

Planning application submitted for 700 houses at Owens Farm west Hook 17/02317/OUT

Planning application submitted for 700 houses at Owens Farm west Hook

A planning application has been submitted for 700 new houses at Owens Farm west of Hook. This follows on from the consultation we discussed back in July. It appears as though the developer, Wilbur Developments Limited is taking advantage of Hart not having a Local Plan.

Since the appeal decision granting permission at Grove Farm (Netherhouse Copse), Hart is effectively a sitting duck. Hart’s saved policies were ruled to be out of date and its five-year land supply was judged to be irrelevant.

The planning application, with reference 17/02317/OUT, is for an urban extension of 700 dwellings on Owens Farm, on the western edge of Hook. There’s over 140 documents to wade through.

This site did not figure in the draft Local Plan consultation. We don’t need it to even to meet Hart’s ridiculous 10,185 housing target. And we certainly don’t need it to meet the Government’s new target of 6,132 for Hart District.

Obviously, Hook residents are hopping mad with the proposals, with one resident describing the proposals as follows:

Owens Farm west Hook consultee comment 17/02317/OUT

Owens Farm west Hook consultee comment

How to object to Owens Farm West Hook

Please lodge you objections to these unnecessary proposals here.

You might like to join Hook Action against Over Development, whose website can be found here and their Facebook page is here.

 

 

 

Grove Farm decision makes Hart Council a sitting duck

Grove Farm (Netherhouse Copse) decision makes Hart Council a sitting duck

Grove Farm (Netherhouse Copse) decision makes Hart Council a sitting duck

Hart Council is a sitting duck after the planning inspector decided to grant planning permission for 423 new houses at Grove Farm (Netherhouse Copse). The inspector demolished the main pillars of the council’s argument against the development (See below):

  1. The inspector found that the main policies it used to defend the appeal were out of date
  2. Hart’s claim to have a five-year land supply was essentially ruled to be irrelevant

The impact of this is that it opens the way for developers to make even more planning applications. It will also embolden developers to appeal where the council doesn’t take decisions on time or turns down planning applications.

This makes it imperative that the Local Plan and associated policies are put in place ASAP. Sadly, the precedent is not good because Hart has missed every deadline it has set itself over the past few years. It is now four months since the consultation into the draft Local Plan. The consultee comments haven’t even been published. Of course, we have no idea how the Council will respond to the comments. Nor do we have any idea how they will respond to Government consultation that will reduce our housing target by around 4,000 houses.

Detailed findings from the Inspector that make Hart Council a sitting duck

The decision rested on a number criteria. The inspector found it to be very significant that most of the policies that the council relied upon for its defence were out of date:

Grove Farm (Netherhouse Copse) Out of date policies make Hart Council a sitting duck

Grove Farm (Netherhouse Copse) Out of date policies make Hart Council a sitting duck

Grove Farm (Netherhouse Copse) Out of date policies make Hart Council a sitting duck

Grove Farm (Netherhouse Copse) Out of date policies make Hart Council a sitting duck

Second, the inspector didn’t determine one way or the other whether the council has a five year land supply. Essentially, the five year land supply is irrelevant.

Grove Farm (Netherhouse Copse) Housing Supply Irrelevant and makes Hart Council a sitting duck

Grove Farm (Netherhouse Copse) Housing Supply Irrelevant and makes Hart Council a sitting duck

 

Grove Farm development approved at appeal

Breaking News: Hart needs to build 1,500 fewer houses for the Local Plan

Grove Farm (Netherhouse Copse) development allowed on appeal

The planning inspector has granted outline planning permission to the Grove Farm (Netherhouse Copse) development, between Fleet and Crookham Village. This comes as a blow to those of us who oppose green field development, so our commiserations go to those most affected by this decision.

Grove Farm - Netherhouse Copse appeal decision

The full decision can be found here.

Impact of Grove Farm (Netherhouse Copse) decision

It is early days to come to firm conclusions, but here are a few thoughts:

  • Costs. The appeal decision doesn’t talk about the costs of the appeal, but at the very least the council will have to meet its own costs. These are likely to be of the order of £100,000. This is a self-inflicted wound as it was the council itself that failed to make a decision on the planning application. This left the developer with little choice but to appeal on the grounds of non-determination.

 

  • Local Plan. This decision adds 423 houses to the housing supply that weren’t in the draft Local Plan. Theoretically, this could free up other sites that are in the Local Plan. Of course, if the council adopts the new Government methodology for calculating housing need, we certainly won’t need a new settlement now, and it is questionable whether even Hartland Village will be required. [Update 2] The finding that the polices are out of date and the level of housing supply is irrelevant makes it imperative that the council gets the Local Plan and associated policies in place ASAP [/Update 2].

 

  • Community Campaign Hart (CCH). This party will be particularly angry and disappointed at this decision. They also suffered setbacks with the recent decisions at Watery Lane, Crookham Park and Edenbrooke. However, to our knowledge, CCH have never challenged the ridiculous housing target. Now they are putting in place obstructions to brownfield development. Perhaps now is the time to rethink their strategy. They should focus on a sensible housing target and brownfield development.

We will provide further updates as we find out more information.

[Update 1]

Detailed findings from the Inspector

The decision rested on a number criteria. First, the inspector found limited impact on the Local Gap between Fleet and Crookham Village. Here is the Inspector’s summary:

Grove Farm (Netherhouse Copse) Local Gap decision

Grove Farm (Netherhouse Copse) Local Gap decision

Second, the inspector found no grounds to reject the application based on highway safety:

Grove Farm (Netherhouse Copse) Highway Safety decision

Grove Farm (Netherhouse Copse) Highway Safety decision

Third, the inspector found it to be very significant that most of the policies that the council relied upon for its defence were out of date:

Grove Farm (Netherhouse Copse) Out of date policies

Grove Farm (Netherhouse Copse) Out of date policies

Grove Farm (Netherhouse Copse) Out of date policies 2

Grove Farm (Netherhouse Copse) Out of date policies

Fourth, the inspector didn’t determine one way or the other whether the council has a five year land supply. Essentially, the five year land supply is irrelevant.

Grove Farm (Netherhouse Copse) Housing Supply Irrelevant

Grove Farm (Netherhouse Copse) Housing Supply Irrelevant

In summary, the inspector found significant economic benefits, and that the potential harms would not outweigh those benefits.

Grove Farm (Netherhouse Copse) Summary of decision

Grove Farm (Netherhouse Copse) Summary of decision

[/Update 1]

 

Hart SANG plan to obstruct brownfield development

James Radley of CCH pulling the string of Graham Cockarill in Hart SANG plan to obstruct brownfield development

CCH calling the shots on Hart SANG plan to obstruct brownfield development

Hart Council has published a new report recommending that its own SANG land should not be used to enable brownfield development. This effectively renders the council’s SANG useless and calls into question the council’s ability to fund the repayments on the loan it has taken out to buy the SANG.

The document is sponsored by Community Campaign Hart (CCH) Deputy Leader, James Radley and not the portfolio holder for Planning, Lib Dem Graham Cockarill. This indicates that CCH is pulling the strings on important planning matters. The Hart SANG plan will be discussed at Cabinet tomorrow.

Hart SANG plan

Hart has bought its own SANG land at Bramshot Farm which lies between Ancells Farm and the link road between Hartland Village and the M3. The site has capacity to support 1,745 new houses. The new report proposes that no SANG land is allocated to the sites set out below unless signed off by both the Services Portfolio Holder (James Radley) and the chair of the Planning Committee (Graham Cockarill).

Brownfield sites affected

The following brownfield sites will effectively be blocked from development by the Hart SANG plan:

  • Bartley Wood, Hook, RG27, 9UP
  • Bartley Point, Hook, RG27 9EX
  • Cody Park, Farnborough, GU14 0LX
  • Meadows Business Park, Blackwater, GU17 9AB
  • Osborne Way, Hook, RG27 9HY
  • Waterfront Business Park, Fleet, GU51 3OT
  • Ancells Business Park, Fleet, GU51 2UJ (right next door to Bramshot Farm)
  • Blackbushe Business Park, GU46 6GA
  • Eversley Haulage Yard, RG27 0PZ
  • Eversley Storage, RG27 0PY
  • Finn’s Business Park, Crondall, GU10 5HP
  • Fleet Business Park, Church Crookham, GU52 8BF
  • Grove Farm Barn, Crookham Village, GU51 5RX
  • Lodge Farm, North Warnborough, RG29 1HA
  • Murrell Green Business Park, RG27 9GR
  • Potters Industrial Park, Church Crookham, GU52 6EU
  • Rawlings Depot, Hook, RG27 9HU
  • Redfields Business Park, Church Crookham, GU52 0RD
  • Optrex Business Park, Rotherwick, RG27 9AY

Essentially, development on every significant potential brownfield site other than Hartland Park and Sun Park (which already have SANG earmarked), will be hindered by this new proposal.

This new proposal runs contrary to the Vision outlined in the draft Local Plan which says:

The priority will have been given to the effective use of previously developed land (‘brownfield land’) so that ‘greenfield’ development will have been limited,

It also runs contrary to paras 105 and 107:

Our preference is still to deliver as much of our New Homes Left to Plan as possible on previously developed land.

many new homes will be built on brownfield sites (where possible and if they are viable)

Their new approach also goes against policy MG2 that says:

Policy MG2: Previously Developed Land

The Council will encourage the effective use of land by reusing land that has been previously developed (brownfield land), provided that it is not of high environmental value.

Of course, this plan also goes against stated Government policy to encourage brownfield development. See here and here.

Financial impact of Hart SANG plan

However, all the large, controversial green field developments are being proposed with their own SANG. This includes Murrell Green, Winchfield, Pale Lane (Elvetham Chase), Rye Common and Grove Farm (Netherhouse Copse). Most of these sites are probably outside the 5km catchment area of this SANG anyway or closer to Crookham Park SANG. Of course, the new Government consultation has reduced Hart’s housing target by ~4,000 houses compared to the draft Local Plan. If this new target (plus a few extra to help out Surrey Heath) was adopted, our remaining housing target could be more than met by Sun Park and Hartland Park alone.

So, if the main brownfield sites are excluded from using the council SANG, the other brownfield sites have their own SANG and the major greenfield sites are not needed, or have their own SANG,  we have to ask what it will be used for.

Apparently, the council is about to sign an agreement with Rushmoor to use the SANG to support the delivery of approximately 1,500 new homes in Rushmoor. However, the latest Government housing target consultation has reduced Rushmoor’s allocation by ~3,000 dwellings and Surrey Heath’s by 630 houses. This calls into question whether Rushmoor will need this SANG at all.

The council is strapped for cash, and has borrowed £5.3m to fund the purchase of this SANG. It must payback this loan in instalments up to 2023/24:

Financial implications of Hart SANG plan

These new developments call into question the immediate demand for this SANG, and of course, Hart’s ability to repay the loan.

Conclusion

It is a scandal that Hart is using its powers to obstruct brownfield development. The major greenfield developments come with their own SANG, and probably aren’t required anyway. Rushmoor and Surrey Heath’s housing targets will probably be reduced. This calls into question the financial sustainability of the council’s purchase of this SANG land.

image

Hart keeps 10,185 housing target

Hart keeps 10,185 housing target

Hart keeps 10,185 housing target

At Thursday’s council meeting it became clear that Hart Council is keeping the 10,185 housing target for now. We asked a number of questions (see below) about the new Government consultation which reduces Hart’s housing target to 292 dwellings per annum, compared to the 485 dpa  in the draft Local Plan.

The basic answer from the council was that so far, this is just a consultation, so they are sticking with the ridiculous housing target. However, they didn’t give any indication that they were going to consider the lower target even as an option. We think this is a dereliction of duty.

Impact of new housing need methodology on Hart Local Plan

Impact of new methodology on Hart Local Plan

We are disappointed that this approach keeps our sensitive large green field sites at risk of inappropriate development. Sites remaining at risk include Murrell Green, Winchfield, Rye Common and Pale Lane (Elvetham Chase).

Local Plan Update

There is still no sign of the 1,200 responses to the Local Plan consultation being published. We were led to believe at Cabinet these would be shown to councillors at last week’s LPSG and published shortly afterwards. It is now nearly four months since the consultation completed, so there can be no excuses.

Hart News Local Plan update

Hart News Local Plan update

 

 

Questions to HDC 28 September 2017 about Hart Housing Target

Q1: Recently the Government launched a consultation on a new method for calculating housing need. If this new approach was adopted Hart’s target building rate would fall to 292 dwellings per annum, compared to 382 in the SHMA and 485 in the draft Local Plan. How does HDC plan to respond to this consultation?

A: There could be benefits to having a standard approach to assessing the need for housing, but
a formula drawn up by the Government can never fully understand the complexity and
unique needs of local housing markets, which vary significantly from place to place. It is
crucial that councils and communities can lead new development in their areas.

The consultation runs until the beginning of November and we shall use that time to assess
the robustness of the government’s draft proposals to understand how it would meet all our
housing needs such as the need locally to deliver affordable homes for example. We intend
also to work with out Housing Market Area Partners and with other partners, such as the
District Council Network and the Local Government Association, to formulate our
response to the consultation.

Supplementary: Will you make the consultation response public, and if so, when?

A: We will endeavour to put as much in the public domain as soon as possible.

Q2: The same consultation (Table 1 and Para 54) indicates that councils with no Local Plan should start to use the new methodology immediately. What steps have the Council taken, and what steps will you take to adopt this new method and when?

A: The point about using the methodology immediately is not strictly true. The Government’s
paper is a consultation only on a possible standardised methodology. Clearly one cannot
prejudge the use of a possible methodology prior to the end of the consultation whilst also
speculating on the outcome. In any event, the consultation makes it clear that only if
adopted, the new methodology will only take effect for Local Plans submitted either after
1 April or when the new revised National Planning Policy Framework (NPPF) is published
(whichever is the later). It would clearly therefore be premature at such an early time to
start to speculate wildly about the possible use of an methodology that has not yet even
been agreed.

Q3: Both Rushmoor and Surrey Heath have also seen their housing targets reduced by the new methodology by 142 and 30 dpa respectively. Rushmoor have already said they will accommodate their original, higher figure. Will Hart still need to consider building additional houses for Surrey Heath?

Significant reduction in Hart Housing need

Government Housing Need Consultation results in reductions for Hart, Rushmoor and Surrey Heath

A: The Governments’ paper is a consultation and consultation only – one should not speculate
about the outcome. It would therefore, be totally unwise to start to speculate about how
our market area partners would react to the consultation and what that may mean for
future unmet housing needs particularly as Surrey Heath is already well behind in meeting its
current needs.

Q4: The consultation says (Para 46) that Inspector should work on the assumption that the approach to calculating housing need is sound, if the plan calls for more houses than the standard method would provide. What does HDC now consider to be the most appropriate housing target to plan for in the Local Plan?

New Government housing methodology - impact on planning inspectors

New Government housing methodology – impact on planning inspectors

A: The current arrangements for calculating housing need remain in place until such time as the
methodology for calculating housing need is changed by the Government. The objectively
assessed housing need for Hart remains at 382 new homes/annum but we agree with the
previous administration that an affordable housing uplift is essential and that we should be
planning to deliver at least 485 new homes/annum.

Supplementary: The total of the Government housing targets for each planning authority amounts to ~266,000 dpa, in line with national needs identified in ONS figures. In the draft Local Plan, Hart is planning for more than twice the demographic requirement in the local ONS numbers. If this was repeated across the country, it would result in over 500,000 dpa, so what justification is there for keeping Hart’s planning target at 485 dpa, given that the new 292 dpa target already includes an affordable housing uplift to the base demographic requirement?

A: Not all districts are the same and we are not starting from the same point, This
consultation ends in November, with the results not available until the new year, and we
need to progress our local plan process rather than waiting for these consultation results. If
you need more detail please get in touch with me and I will try to help.

CPRE concerned about new Government housing targets

CPRE concerned about new Government housing targets.

CPRE concerned about new Government housing targets.

In an article appearing in today’s Fleet News and Mail, the CPRE is concerned about new Government housing targets.

The Fleet N&M has picked up on our article that shows Hart’s housing target will fall to 6,132 new dwellings under new Government proposals. This compares to the Hart’s current Local Plan total of some 10,185. The total outlined in the Strategic Housing Market Assessment (SHMA) of 8,022.

CPRE is concerned about the impact of the new guidelines in southern and east Hampshire and in Basingstoke and Deane. Whilst we share some of this concern, we are delighted about the result for Hart, RUshmoor and Surrey Heath.

We have asked some questions of council that will be tabled at tomorrow’s meeting, so we will find out how Hart plans to respond to these new proposals.

The full Fleet N&M article can be found here.