Hart’s Brownfield Register fails to meet expectations

 

Brownfield site: vacant offices at Ancells Farm Business Park, Fleet, Hart District, Hampshire.

Brownfield site: vacant offices at Ancells Farm Business Park, Fleet, Hart District, Hampshire.

Hart District Council has at last published its register of brownfield sites in the district. Sadly, the register has failed to live up to expectations. The full register can be downloaded on the link below.

The purpose of the brownfield register is to provide house builders with up-to-date and publicly available information on all brownfield sites available for housing locally. The register is supposed to help housebuilders identify suitable sites quickly, speeding up the construction of new homes. Hart Council was one of the pilot local authorities participating in the national brownfield register scheme as announced back in March 2016.

At first glance, the register identifies 3,542 potential units on brownfield sites, which might be considered good news.  However, closer inspection of the register reveals:

  • All but two of the sites already have planning permission, indeed a number of them have already been built (e.g. Queen Elizabeth Barracks at Church Crookham, Landata House in Hook, and Monachus House in Hartley Wintney).
  • Some of the sites are not even brownfield sites, for example Rifle Range Farm in Hartley Wintney.
  • None of the sites that Hart Council itself identified as brownfield sites in the recent consultation are recorded in the register.
  • None of the other potential sites that have not yet been permitted on Ancells Farm or along Fleet Road have made it on to the register.
  • Very few, if any, of the brownfield sites in the SHLAA that we identified in our brownfield solution, most particularly sites like the former police college at Bramshill have made it into the register.
  • Over 2,000 of the units in the register have already been granted planning permission, with 1,500 units at Hartland Village (aka Pyestock) and 16 at another site yet to be granted permission.

We have contacted the council to find out the reasons why this important opportunity has been botched. We have been told this is a temporary blip due to lack of SANG capacity.  We are far from convinced of this reason as the register itself has a column for constraints.  The purpose of the register should be to identify all of the sites and not miss some out because SANG capacity is not yet available.

We do hope that Hart Council gets to grips with this, because a robust brownfield register will be a significant piece of evidence, as part of the Local Plan, to help fend off the proposals to build at Pale Lane (Elvetham Chase) and Grove Farm (Netherhouse Copse). The register of brownfield sites  becomes a statutory obligation next year.

Hart Council Brownfield Register

Hart Council proposes to buy Bramshot Farm for SANG

Proposed SANGs at Bramshot Farm and MoD land near Fleet Hampshire for Sun Park and Pyestock (Hartland Village).

At their meeting on 16 July, Hart Council Cabinet resolved to grant authority to the Chief Executive to:

  • To secure an interest free loan from the LEP to cover the cost of procuring Bramshot Farm to set up and administer a Strategic SANG [currently owned by RSPB]
  • Subject to securing an interest free loan from the LEP to complete the purchase of Bramshot Farm for the purposes of delivering a SANG.
  • To invite the developers of Sun Park to contribute towards the procurement and setting out of Bramshot Farm as SPA mitigation for their potential residential development at Sun Park.
  • To facilitate the procurement of land to the north of Pyestock (Hartland Park) at no cost to the Council to provide SANG mitigation for the potential Pyestock/Hartland Park development opportunity

This means that there will now be more than enough SANG land to support the development of Pyestock and Sun Park, with maybe some left over to support development within Rushmoor Borough boundaries. This is an important step in demonstrating that the forthcoming Local Plan is deliverable.

The council paper can be found here, and a map of the proposed SANG sites is shown here and in the image above.

Hartland Village SANG provided by MoD

Hartland Park (Pyestock) near Fleet, Hart District, Hampshire, warehouse development not started

Brownfield site: Hartland Park (Pyestock) near Fleet, Hart District, Hampshire

It was announced at Hart Council that some Army training land adjacent to Pyestock is to be released to provide SANG for the proposed 1,500 home Hartland Village development.  This is a big step forward in securing this important new development for the Hart Local Plan.

Stephen Parker was quoted as saying:

Finally, after my meetings in the Spring with the Secretary of State for Defence and the Secretary of State for Communities and Local Government and following correspondence, yesterday I met along with officers the Commander of the Army training organisation in the South East.  The objective was to seek the release of some of the Army training estate to facilitate development at Pyestock and elsewhere.  I am pleased to announce that they have indicated an area adjacent to the Pyestock site, next to other Army training land which in turn adjoins Fleet Pond, which a preliminary estimates will be sufficient for the Pyestock site.  It still needs senior approvals, but as the training organisation has made it clear that they can spare this from their operational requirements, I do not anticipate a problem.

We now have a better understanding of the military utilisation of these areas, and there may be scope for future conversations

This is excellent news.

Government sets out support plans for Garden Villages

Berkeley Homes (St Edward) launches consultation site for new development at Hartland Village, aka Pyestock and Hartland Park

The Government has updated its policies on locally led garden villages, towns and cities. The update places particular focus on new garden villages ranging in size from 1,500 to 10,000 dwellings. The new guidance on how to apply for support for new garden villages can be found here.

Of course this is applicable to the proposed redevelopment of Pyestock into Hartland Village.

We must hope that Hart Council and Berkeley Homes will submit an Expression of Interest in Government support by the deadline of 31 July 2016.

 

Developers call for Hart’s housing target to be doubled

The new age of crony capitalism

We have taken a brief look at the submissions made by developers to the Hart Council Refined Housing Options Consultation, found some worrying results. Barratt Homes, Berkeley Homes and Martin Grant homes all call for Hart’s housing target to be increased, and some call for it to be doubled. It is important that everyone in Hart unites to challenge these ridiculous figures. We should also challenge the developers to build the houses that are already permitted and not ‘land-bank’.

According to the current Strategic Housing Market Assessment (SHMA), Hart must build 7,534 homes in the planning period up to 2032. This amounts to around 370 per annum. This number was arrived at by using the 2011-based population projections as a starting point. Since then the 2012-based population projections have been published and they show a lower population projection than the older numbers

However, Barratt Homes have come up with their own assessment of Hart’s housing need which is 730 homes per annum.

Berkeley Homes have also come up with their own housing target for Hart in the range of 540-685 dwellings per annum

Finally, Martin Grant Homes also say that Hart’s housing ‘need’ is 730 dwellings per annum, nearly double the currently assessed need.

What is particularly galling about these projections put forward by the developers is that they are not even building at anywhere near the 370 per annum rate required to meet the 7,534 target,

Hart District Housing Completions by year

Hart District Housing Completions by year

even though there are 1,075 homes that were granted permission in or before 2013, out of the over 3,000 outstanding permissions. It is ridiculous to suggest that these developers are going to double their build rate, because prices would collapse along with their profits.  This is just a way for developers to try and gain more planning permissions and then sit on them and produce houses at a rate that suits them.

Outstanding permissions in Hart District as of 20 April 2016 by year of grant

Outstanding permissions in Hart District as of 20 April 2016 by year of grant

We hope that all campaigning groups in Hart unite to challenge these ridiculous notions of housing ‘need’ coming from the developers. If we don’t then there is a strong risk we will be forced to build even more houses for Rushmoor and Surrey Heath and end up having to build Pyestock (aka Hartland Village) and all three of the options in the consultation.

 

 

Two wolves and a lamb vote on what to have for lunch

1st preferences for new town by location Hart Housing Options consultation Q4

Hart Council have published the results of the recent Refined Housing Options consultation.  The summary of the results can be found here, and a geographic analysis of the results of questions 4 and 5 can be found here.

There was strong first preference support for a new town at Winchfield, as can be seen in the table below:

 

Responses to Hart Housing Options Consultation Q4

However, there was strong second preference support for the dispersal and urban extension options. The geo-analysis of the responses to Approach 3 are shown in the image at the top of the page, where it is clear there was very strong support for a new town in Winchfield from Hook and Fleet. This is analogous to two wolves and a lamb getting together to vote on what to have for lunch, as there are clearly fewer people in Winchfield to vote against the new town proposal. However, there was clearly very strong opposition to the new town coming from Hartley Wintney.

Responses to Hart Housing Options Consultation Q5

There was a very mixed bag of opinion on how to combine the options.

As we have said before, these results are largely irrelevant now that the Pyestock (aka Hartland Village) brownfield site has come forward with capacity for around 1,500 homes. Hart Council have said that brownfield development will be the preferred strategy over any green field development. Not only that, the Strategic Housing Market Assessment (SHMA) will be revised soon and we hope the overall numbers will be revised downwards. Although we must be vigilant, because at least three developers are arguing that our housing target should be revised upwards by a very significant amount – more on that soon.

Hart Council are playing down the results, saying:

…the outcome of the Refined Housing Options Consultation should not be seen as determining which strategy the Council should follow to deliver its need to deliver new homes. The Options are still being tested against the evidence base which will include a refreshed SHMA, unmet need in neighbour districts, a sustainability appraisal, transport assessment, water cycle study, Habitats Regulation Assessment, and Adams Hendry site assessment report that will also help inform suitability of sites. It will be this information, when assessed as a whole, that will be used to assess which is the appropriate strategy to follow.

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.

 

Evidence shows developer ‘land-banking’ in Hart District

Crony capitalist builder banking planning permissions and not building houses

New data from Hart District Council shows that crony capitalist builders are banking their planning permissions and not building at a high enough rate to meet our housing needs. Surely, it is time for local councils to be given more powers to force developers to build out their sites on a timely basis or transfer them to another builder who can.

First, let’s take a look at the net completions each year since the planning period started in 2011.

Year Net Completions
2010-11 92
2011-12 106
2012-13 197
2013-14 264
2014-15 338
Grand Total 1,195

Note, that according to the Strategic Housing Market Assessment (SHMA), we should be building at around 375 dwellings per annum to meet our housing needs, and in fact at a higher rate in the early years of the Local Plan period.

Now let’s take a look at the outstanding, uncompleted dwellings, by year of the decision to grant planning permission.

Year of grant Net uncompleted dwellings
2003 5
2005 1
2006 0
2008 1
2009 2
2010 14
2011 58
2012 591
2013 402
2014 793
2015 1,066
2016 148
Grand Total 3,081

This shows there are 1,074 dwellings that were granted permission on or before 2013 and have yet to be built, nearly the entire amount of new homes built since 2011. It is well known that the construction industry has long lead times, but surely more than 3 years from granting permission to completion is simply too long.

It is surely not right that developers turn up to planning appeals and seek to blame Hart Council for not building enough houses and use that to try and justify why their pet project should be granted permission, when it is clear the builders are simply storing up these planning permissions and not getting on with building the houses we need.

Sadly, this is in-line with the House of Lords Select Committee that said:

We see the gap between planning permissions and housing completions as a fundamental one in respect of securing increased housing supply. In a climate where over 240,000 homes a year are being granted planning permission, it is a fundamental failure of the development system that over 100,000 fewer homes are actually being built. This situation must be addressed.

It is also in-line with our own research that shows how developers have taken control of the planning system for their own ends.

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.

 

Busy time ahead for the Hart Local Plan

Keep Calm and Wait for news about the Hart Local Plan

News about the Hart Local Plan has been sparse lately, but we can expect a flurry of news over the coming weeks.

First, now that the council elections are over, we can expect the results of the recent consultation to be released over the next few weeks.  Of course, we don’t know the results, but whatever the outcome, the results will be of limited value given that Pyestock (aka Hartland Park), has emerged as an additional brownfield site with capacity of around 1,500 dwellings.

Second, the new Strategic Housing Market Assessment (SHMA), together with the related Employment Land Review (ELR) have been in gestation for a few months now and we should hear of the new housing numbers in the next few weeks.  We Heart Hart is hopeful the new SHMA will result in Hart being asked to build 1,000-1,500 fewer houses over the planning period.  Of course, the new SHMA should also reduce the allocation for Surrey Heath and Rushmoor and the new ELR should enable Rushmoor in particular to release more of the brownfield sites it is protecting. The net result should reduce the risk of Hart being asked to build 3,100 extra houses for those districts.

Third, the results of Hart’s brownfield study should be released in the next couple of months and will set out a more sensible view of the brownfield capacity of the district.

Finally, should also expect the revised timetable for the Hart Local Plan to be released, so we will know when we will be asked our views. Expectations are the draft Local Plan should be released in September or October.

Election update: Hook candidates declare their positions

We Love Hart Ballot Box

Hook Action Against Over Development have been in touch with some of the local candidates for Hook ward in the Hart District Council local elections 2016, and managed to get some additional information out of their local candidates and have circulated this in an email to their supporters.

This is reproduced below, with our response where appropriate. The appropriate detailed pages for each party have been updated accordingly as well as our summary page.  The detailed party pages are:

Colin Ive, Liberal Democrat – No election leaflet delivered, local party website has no information on the current elections and no candidate contact details.

Mike Morris, The Conservative Party Candidate:

I joined the council because of the 550 houses that were proposed at NE Hook and out of choice became part of the planning team that is processing that site and others around Hook. As you know none of which I welcomed and said so in front of all that attended the Basingstoke Hotel Hook residents meeting.

I do not support urban extensions as they do not bring forward sufficient new infrastructure capacity but just overload current capacity. Nor do some Brownfield sites under permitted development! However I welcome the proposed development at Hartlands (sic) Park (Pyestock) with its 1000 plus housing which will reduce the housing numbers Hart has to deliver. Nevertheless this hasn’t changed my mind regarding the need for a large settlement site at Winchfield which I support as its deemed the only sustainable and developable site in the district to deliver sufficient housing numbers for the current ( impending ) plan and the future.

As you would expect every District Councillor defends his Ward and therefore some of my Conservative colleagues particularly those serving Wards in and adjacent to Winchfield would naturally be against the proposed Winchfield development. I fully understand their position and I would do the same if it applied to Hook or Rotherwick.

I’m unaware of a party line to vote one way or another on any future development and always intended to vote for and on behalf of Hook and Rotherwick residents within best practice in terms of planning policy.

Our response:

  1. Hart Council has said Hartland Park has capacity for 1,500 homes, not 1,000.  And of course it will not reduce the number of houses Hart has to deliver, but will make a significant contribution to meeting the alleged ‘need’.
  2. All of the sites proposed for the Winchfield new town are classified as “not currently developable” in the SHLAA, so it is misleading to suggest otherwise.  No evidence has been presented to demonstrate that a new town at Winchfield is ‘sustainable’.
  3. Hook is adjacent to Winchfield, and indeed around 1,850 of the proposed 5,000 new houses in the Hartley Winchook new town are actually in Hook parish.  One might hope that Hook councillors would acknowledge this fact and look more closely at our brownfield proposal that would result in fewer new houses in Hook than any of the other proposals.  Now that Pyestock is on the table, this is now self-evident.

Verd Nabbs, The Labour Party Candidate

From printed election material:

Local councillors have surprisingly limited powers, but they can be held to account, so they represent YOUR views. In particular over the proposed Winchfield development. A new development will prevent the irresponsible expansion of existing towns and will come with essential infrastructure improvements. We need to act now, before a solution is imposed upon us!

Dai Rees, UK Independence Party (UKIP)

Statement from local branch website:

On housing, a UKIP representative would weigh up the merits of any particular project and would decide accordingly. We all understand the results of over-development – schools, doctor’s surgeries, roads etc. simply cannot cope with the additional strain being placed upon them but nothing ever seems to get done to curb the problem. A UKIP councillor would introduce a measure of realism into the debate and could be relied upon to listen to residents and take account of any grievances they may have. We recognise that new dwellings do have to be built to cope with the increase in our population – caused largely by a laissez-faire attitude to immigration by subsequent governments – but accommodating additional persons must be done sensibly and UKIP councillors would concentrate on brown field sites as a priority.

A UKIP councillor would support improved infrastructure measures and would seek to ensure that there are better schooling and medical facilities, more parking places especially where doing so helps local businesses, and an improved transport network.

[Update] the UKIP candidate has now said he will oppose a new town in Hook. [/Update]