Fleet and Crookham groups fail to oppose ridiculous housing target

The Scream - Hart Rushmoor and Surrey Heath SHMA

Fleet and Crookham groups fail to oppose ridiculous housing target

The responses to the draft Local Plan consultation have finally been published and it is clear that groups from Fleet and Church Crookham groups have failed to oppose the ridiculous housing target.

We have looked at the responses from the following groups and can find no mention of their objection to the housing target:

  • Face IT
  • Fleet and Church Crookham Society
  • Church Crookham Parish Council
  • Fleet Town Council

Many of these groups strongly oppose the now withdrawn Cross Farm proposal that was included as a strategic site in the draft Local Plan. Their message seems to be: go ahead and build thousands of houses we don’t need, but don’t put them in Fleet or Church Crookham.

Councillors fail to challenge the ridiculous housing target

Completely Concrete Hart CCH fail to challenge the ridiculous housing target

Community Campaign Hart CCH councillors fail to challenge the ridiculous housing target

Moreover, three Community Campaign Hart councillors have responded to the consultation without opposing the ridiculous housing target of 10,185 in the draft Local Plan:

Between them, these councillors argued for:

  • Fewer homes at the brownfield site Hartland Village (Pyestock), which would add to pressure for green field development
  • Dropping Murrell Green in favour of Winchfield East, even though the Murrell Green sites were in the area of search in the 2015 consultation (see image below)  and the Winchfield East sites fared less well in testing.
  • Removing Cross Farm from the Local Plan. This application for this site has now been withdrawn.

No wonder they are being nicknamed Completely Concrete Hart

Winchfield and Hook New Town proposal

Area of search for Winchfield new settlement opportunity

Brian Blewett of the Liberal Democrats has also responded, supporting the position of Blackwater and Hawley Town Council and Neighbourhood Plan group. Neither of these groups opposed the housing target. As far as we can tell, Hook and Crondall Parish Councils did not oppose the housing target either.

We struggle to understand the logic of this position. We can’t understand why members who purport to stand for the good of the whole of Hart support the ridiculous uplift from the SHMA total of 8,022. The Government consultation is clear, Hart’ new housing need is going to be 6.132 units. The remaining target can be met from brownfield sites alone.

Some councillors and local groups oppose the ridiculous housing target

In better news, Andrew Renshaw, member for Hartley Wintney argued for a lower overall housing target. As did the following groups:

  • Crookham Village Parish Council
  • Dogmersfield Parish Council
  • Eversley Parish Council
  • Hartley Wintney Preservation Society
  • Odiham Society
  • Rotherwick Parish Council
  • Rural Hart Association
  • Whitewater Valley Preservation Society
  • Winchfield Action Group
  • Winchfield Parish Council

Alastair Clarke, chair of the Hart District Association of Parish and Town Councils (HDAPTC), also opposed the housing target in his personal response.

It’s great that such a diverse set of groups has seen the logic of opposing the ridiculous 10,185 housing target.

Conclusion

It is time all parishes and groups within Hart united behind the opportunity that the new Government consultation brings. This will benefit the whole of Hart and help stop the needless playing off of one parish against another.

 

 

 

 

 

 

 

Hart Infrastructure Funding Gap as wide as ever

Hart infrastructure funding gap £72m

Hart infrastructure funding gap £72m

New figures have been published by Hampshire that shows the Hart Infrastructure funding gap to be as wide as ever. The overall funding gap for Hampshire is £1.2bn and Hart’s share is £72m.

Hampshire infrastructure spending shortfall

Hampshire infrastructure spending shortfall £1.2bn

Hart’s share of the gap is made up of:

  • Transport, £34m
  • Education: £38m.
  • Countryside: To be Determined.
  • Extra Care places: To be Determined.

No estimate has been made of the requirements or costs of additional healthcare provision.

Hart Infrastructure Funding Gap Transport

Hart District Strategic Infrastructure Schemes – Transport

The transport gap is £34m.

Hart Infrastructure Funding Gap Education and Countryside

Hart District Strategic Infrastructure Schemes – Education and Countryside

Education is the widest gap at £38m. Interestingly, this doesn’t include the costs of a new secondary school. The developers of Murrell Green have promised land and a contribution to a 9-form entry secondary school. This would amount to a 1,350 place school. A 150 place expansion of Robert Mays is indicated to cost £7.6m. It is therefore realistic to expect a 9-form entry, 1,350 place school would cost around £68m. Developer contributions from a 1,800 unit settlement might be expected to be £16m or so. This is calculated by assuming 40% of the development will be affordable housing, which does not attract S106 funding. It is assumed the remaining 1,080 open market dwellings would deliver S106 contributions of £15,000 per unit.

It is therefore clear that all of the developer contributions would be consumed by the new school, before any road improvements were made. And the road funding deficit is already £34m.

Hart Infrastructure Funding Gap Extra Care

Hart District Strategic Infrastructure Schemes – Extra Care

Hampshire identify the need for 221 more extra care units, but don’t identify the cost or say where the money will come from.

What does this mean for the Local Plan?

Community Campaign Hart are promising an “Infrastructure led Local Plan”. It is now obvious that a new settlement will only make the infrastructure funding gap worse. They are sticking to the ridiculous 10,185 housing target. If they adopted the new Government housing target of 6.132, then the infrastructure funding gap would be reduced. There would be fewer houses, therefore less need for road improvements. Fewer people and so less need for a new school. Indeed the latest figures from Hampshire show there’s no need for a new secondary school.

It is time to call them out on their plans and start asking “Show Me the Money”.

 

Ranil petition to fight #SWRCuts to Winchfield and Hook trains

Ranil petition launched against SWR train cuts at Hook and Winchfield stations

Ranil petition launched against SWR train cuts at Hook and Winchfield stations

UPDATE: See details of new SWR timetable consultation here

Our local MP, Ranil Jayawardena has launched a petition to combat the proposed #SWRcuts to services at Winchfield and Hook stations. South Western Railways (SWR) have proposed significant cuts to peak time morning services to London. Ranil has said he is “appalled that SWR have already reneged on the promises that helped them win the franchise.”

Ranil is meeting with SWR on 25th October to discuss the proposed changes to the timetable. It would be helpful if as many people as possible sign his petition and also make specific representations to SWR.

Ranil petition details

Please do sign his petition. It can be found here.

It would also be helpful if you could respond to the consultation directly by emailing your views to timetable.feedback@swrailway.com. We have created a handy template to help you that can be downloaded below.

SWR timetable consultation

Summary of Winchfield Hook train cuts

Hook Winchfield and Fleet SWR timetable comparison 2

Hook Winchfield and Fleet SWR timetable comparison

South Western Railways (SWR) has proposed Winchfield and Hook train cuts. The full document can be found here. They have launched a consultation that:

  • Reduces the number of peak morning services to London from eight to five
  • Increases peak time services from Fleet, but there is no extra car-parking to cope with additional passengers

The impact of the cuts will be to:

  • Three peak-time services from Winchfield and Hook to London cut from the timetable
  • Harder for commuters to get to work and for children to get to school/college
  • Increased pressure on already over-crowded Fleet station
  • More road congestion and increased carbon footprint

Developers battle over new settlement options for Hart District

Battle of the Bastards - the fight for new settlement options for Hart District

Battle of the Bastards – the fight for new settlement options for Hart District

A trio of developers have commenced battle over new settlement options for Hart District. There was a meeting of senior councillors on 9 August 2017, where developers representing three potential new settlement sites made presentations. These presentations will be discussed at Cabinet on Thursday 7 September at 7pm. The three sites were:

  • Rye Common
  • Murrell Green
  • Winchfield

Minutes from the meeting have been published on the Hart website and here.

New settlement options for Hart District – Rye Common

The developer raised the following points regarding their presentation:

  • The site could deliver up to 1,500 with possible potential to expand to 2,000 homes if more land were to be made available.
  • The site is in one ownership.
  • Only a small part of the site was within 5km of the SPA. SANG provision included in the proposal.
  • Design and some technical evidence is at an early stage due to a change in supporting consultants.
  • No secondary school site proposed, although a site of 5ha could be made available in line with HCC guidelines.
  • Some areas of Common Land would need to be de-registered to provide access and re-provided elsewhere.
  • A range of infrastructure to be provided including primary education facilities.
  • Site has areas of groundwater flooding, but no fluvial risk.
  • Access on to the A287.
  • Site would provide open space, allotments etc.
  • There would be no coalescence issues.
  • Small scale employment provision included.

The actual presentation that was given has not been published on the Hart Council website. Overall we view this as a very weak proposal that clearly is not as well thought through as the other proposals.

New settlement options for Hart District – Murrell Green

The presentation and other documents related to this proposal can be found on the links below:

Murrell Green near Hook and Hartley Wintney Framework Plan.

Murrell Green Framework Plan with pipeline

The main points made by Lightwood, the developer in the presentation were:

  • The site can deliver 1,800 -2,990 units if required
  • Plans and evidence are well advanced
  • Developer already on board for first phase
  • In partnership identified proposals to include innovative initiatives within the home and related to travel options, including for electric and driverless cars and provision of electric bikes as central to the masterplan
  • Connectivity through access to the A30
  • Revised secondary school location proposed (9.7ha) with direct access in and out of the site and avoiding residential areas proposed in discussion with HCC
  • A range of infrastructure to be provided including primary education facilities
  • Discussions held with Stagecoach re possible bus routes
  • Access to Winchfield station will be provided
  • Promoters control a significant proportion of the site through option agreements
  • High proportion of 2 and 3 bedroomed dwellings
  • A proportion of dwellings will be designed to be easily extended to prevent the need to move
  • There are viable solutions to ensure that the gas pipeline is not a constraint on development
  • Small scale employment proposed on site
  • Supportive of the use of design codes
  • High speed broadband to be included
  • Design/layouts will ensure protection of the setting of the listed building
  • Open space includes SANG provision, sensory gardens, allotments, sports pitches

We have read these documents and think there are significant problems with this proposal. First, the design proposals still ignore the presence of the high pressure gas main. They make passing reference to re-routing it, but come up with a cost of only £2m. This seems like a very low figure to re-route about a mile of 24″ high pressure pipeline.

Second, the site is being promoted by Lightwood Strategic, which is, in our opinion quite a lightweight organisation with negative net assets. They have entered into some sort of arrangement with Crest Nicholson, but at this stage all of their promises must be taken with a very large pinch of salt.

Third, they make great virtue out of the Amount of SANG they are delivering. Yet, in other parts of the document they offer up some of this land for even more housing. They aren’t quite specific, but the area they identify to the south and west of the site includes the former landfill site at Beggars Corner.

Finally, the roads proposals are totally inadequate. The access to the south is over the tiny bridge over the railway line and the A30 will become a bottleneck in Hartley Wintney and Hook with the addition of  2,000 further houses between them.

The other significant part of the Lightwood presentation was the legal opinion from their QC. This is clearly designed to warn other developers not to send Hart’s Local Plan for judicial review. It is also a warning to local pressure groups to let them get on with their proposals without hindrance or the Local Plan may fail, leaving Hart open to new, even higher housing numbers from the Government.

New settlement options for Hart District – Winchfield

Finally, Gallagher Estates and Barratt Homes made their presentation about the Winchfield proposal.

Winchfield Garden Community Master Plan with pylons and powerline

Winchfield Garden Community Master Plan with pylons and powerline

The main points made by the developer in the presentation were:

  • A scheme for 1,800 homes presented but opportunities to expand to 2,400 to west and south west
  • All land under control of the promoters
  • Technical work including viability very advanced
  • Neighbourhood centre to north of railway line
  • Engagement with Stagecoach
  • A range of infrastructure to be provided including primary education facilities
  • Shuttle signals to be added on road tunnel under railway, will allow for 3m pedestrian/cycle access
  • 14ha proposed for a secondary school, in discussion with HCC
  • Solutions proposed to deal with identified flooding issues
  • Transport modelling work undertaken to prevent rat runs
  • A unique situation as focused around a railway station

The main problem with this proposal are:

  • Gallaghers totally ignore the electricity pylons traversing the school sites and the housing both to the north and south of the railway line.
  • The flood risk on that land is very significant, with the site and roads flooding three times in 2016 alone. They can’t just dismiss this with a single bullet point.
  • The roads proposals to get into and out of the proposed development are totally inadequate.
  • The proposal includes a footpath from the B3016 to Bagwell Lane and the western part of the development which is not currently a footpath and crosses land that is not in the ownership of the consortium.

Our Response

Overall, we think the motive behind these presentations is for the council to be able to say it has studied all of the options in detail.

Our view is that all of these proposals are unnecessary because they only arise from the Council’s insistence on setting a housing target of over 10,000 units, despite the over-inflated SHMA figure of 8,000. If we just reverted back to the SHMA figure, then none of these new settlement proposals will be required. Indeed, if we reverted to a more sensible housing target of 5,144, we could meet all of our housing needs for decades to come form brownfield sites alone.

We think that there is going to be a big battle ahead. The developers are going to fight to get their proposal into the Local Plan. We will continue to fight to reduce this ridiculous housing target and get more of our housing need met on brownfield sites.

 

Government to force Hart to increase housing target

Increased housing target will lead to more £1m houses like this at Hartley Row Park, Hartley Wintney, Hart District, Hampshire.

Government to force Hart to increase housing target.

The Government will force Hart to increase its housing target says Sajid Javid, the Secretary of State for Communities and Local Government, it is reported in the Telegraph today. The article says:

Families living in some of the most sought-after parts of the country will be forced to accept more homes being built near them to tackle the housing crisis, the Communities Secretary has said.

Sajid Javid said that he wants communities which have benefited from soaring property prices to play their part in solving the housing crisis.

New rules to force councils to increase their housing targets will be published in the next three weeks.

Excerpts from his speech have been tweeted. It is clear Mr Javid has in mind councils that have yet to produce a Local Plan.

We don’t agree with Government that Hart needs to build even more houses. The 10,185 target adopted in the recent Local Plan Consultation is clearly ridiculous. It is already more than twice the need identified by the Government’s own population forecasts. What we need is more social housing for those who can’t rent and can’t buy. We also need more 1 and  3-bed properties to help the young get on the housing ladder

Hart District Completions compared to target by number of bedrooms

We certainly don’t need more £1m houses like those for sale in Hartley Wintney at the moment.

Land-banking causing delays to building

We might also address the land-banking in the district, where thousands of houses have not been built, even though planning permission has been granted.

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

It remains to be seen if the new Hart Council administration can stand up to this bullying from central Government. We need a lower, more realistic housing target.

 

Hart Draft Local Plan Consultation – Our Response

We Heart Hart Campaign Logo

We have been working hard to produce our response to the Hart Draft Local Plan Consultation. It has taken hours of work to go through the Local Plan document and the associated evidence base. And still more work to formulate what we think is a sensible response.

This is our last chance to shape our district for decades to come. So please do take the trouble to engage and respond.

A great deal of work has gone into the draft Local Plan, but there is much to comment upon and challenge. We have framed our response around several themes:

  1. The outrageous 10,185 housing target, 2,000 houses over the over-inflated 8,022 target outlined in the Strategic Housing Market Assessment.
  2. It is simply wrong to protect our derelict vacant offices from redevelopment
  3. The missed opportunity to regenerate our urban areas, most notably Fleet
  4. The lack of an infrastructure plan
  5. The absence of any financial analysis of the alternative ways of meeting our housing needs
  6. The unnecessary allocation of green field sites to the plan, in particular Murrell Green
  7. Challenge the sustainability assessment that ranks Winchfield as the next best green field option.

Over the coming days and weeks, we will be adding further detail to our comments. But for now, we have produced a summary version of our response. This is available for download below. Please do download it and review it. Please do make amendments into your own words and submit it to planningpolicy@hart.gov.uk before the deadline of 5pm on 9th June 2017. All of the Council’s consultation documents can be found here.

The document we have provided is in the Council’s ‘Word’ format, ready for you to add your personal details on the first pages, edit the comments provided and add your demographic details in the last pages.

 

Response to the Hart Draft Local Plan Consultation

 

 

Hart Council launches Local Plan consultation

Hart District Council Logo

Hart Council has launched a Regulation 18 consultation into the draft Local Plan. The consultation will be open until 5pm on 9 June 2017.

Drop in sessions will be running at the following dates and locations:

  • Tuesday 2 May – 2pm to 8pm – Hook Community Centre, RG27 9NN
  • Wednesday 3 May – 2pm to 8pm – The Harlington Centre, Fleet, GU51 4BY
  • Monday 8 May – 2pm to 8pm – Victoria Hall, Hartley Wintney, RG27 8RE
  • Wednesday 10 May – 2pm to 8pm – The Tythings, Yateley, GU46 7RP
  • Thursday 11 May – 2pm to 8pm – Ridley Hall, South Warnborough, RG29 1RQ
  • Monday 15 May – 4.30pm to 8pm – Hawley Leisure Centre, GU17 9BW

The consultation materials can be found here.

Once we have had chance to absorb all the materials, we will be posting our advice on how to respond to the consultation.

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.

Winchfield Neighbourhood Plan adopted

Winchfield Neighbourhood Plan adopted

Winchfield Neighbourhood Plan adopted by Hart District Council

The Winchfield Neighbourhood Plan was formally adopted by Hart District Council at their meeting last night.

Key points in the plan are shown below:

Small scale housing development

Housing is seen by the local community as best delivered by means of the following types of development:
A number of sensitive developments of up to seven houses on existing residential land, even where this may be beyond the current settlement boundaries but otherwise meet Hart DC and NPPF criteria and the policies in this Plan.

On other Brownfield sites in Winchfield, where identified, that meet Hart DC and NPPF criteria and the policies in this Plan. This would replicate the previous successful brownfield site regeneration of the former Winchfield Station Goods Yard.

One or two new unobtrusive developments of a similar size, scale and sensitive location to the existing successfully integrated Beauclerk Green (brownfield site) development, built in 1997. Such new development should not exceed the density of Beauclerk Green as it stands today.

This would seem to rule out vast new housing estates such as those proposed in the centre of Winchfield and in Murrell Green (much of which is in Winchfield Parish). However, the Hart Local Plan would take precedence over the Neighbourhood Plan.

Size and location of housing

Policy A1: Size and Location of New Developments

As a general principle new housing developments should respect the existing scale of the village and should not result in a new development of more than seven homes.

As an exception, a new housing development in excess of seven homes will be considered if on a carefully chosen site, similar in size and density to Beauclerk Green, respecting existing settlements and current local gaps which prevent coalescence with neighbouring villages.

Appropriate redevelopment of brownfield sites will be supported in preference to greenfield sites. The appropriate redevelopment of disused buildings will be supported.

Developers will be required to demonstrate that there is adequate water supply, waste water capacity and surface water drainage both on and off the site to serve the development and that it would not lead to problems for existing or new users. In some circumstances it may be necessary for developers to fund studies to ascertain whether the proposed development will lead to overloading of existing water and/or waste water infrastructure.

Drainage on the site must maintain separation of foul and surface flows.

In the event that there is a water supply, waste water capacity and surface water drainage infrastructure capacity constraint the developers will be required to identify the appropriate improvements that are required and how they will be delivered.

However, the detailed size and location of housing policy adds a further barrier to large scale development. Policies A2 and A5 provide for generous parking and low density housing.

The full Neighbourhood Plan can be downloaded below.

Winchfield Neighbourhood Plan

Winchfield Neighbourhood Plan Adopted Version

 

Hart Tories claim victory despite abject failure

Hart Tories (NE Hampshire Conservatives) claim victory despite abject failure

Hart Tories (NE Hampshire Conservatives) claim victory form abject failure

North East Hampshire Conservatives have managed to claim victory, despite their abject failure to plan for a sensible amount of housing for Hart District.

On Thursday, the Conservative led Hart Cabinet agreed to plan for more than 10,000 houses. This is many more than is required to meet the needs of Hart residents. Yet, because they have managed to avoid putting those houses near Fleet, they claim it as some sort of victory. They show no concern for Hart residents who live in the more rural areas.

Apparently, the Hart Tories are concerned about over-development, transport, traffic, education, loss of green space and the impact of development on existing infrastructure. But only in the immediate area around Fleet. The rest of us will just have to suffer.

To recap, to meet the demographic projections for Hart residents and meet the needs of those who can’t get on the housing ladder, we need to build 6,000-6,500 new dwellings. Anything over and above that requires massive in-migration to Hart. That is, massive in-migration of people whose housing needs are supposed to be met elsewhere. The SHMA also assumes that most of these people will work outside the district, putting even further pressure on local infrastructure.

Hart is planning for more than twice the demographic projections. They are not alone, other nearby districts are planning for 42% more houses than the demographic projections require.

However, their so-called victory may be short lived. The Grove Farm application is being appealed by the developers. The Planning Committee also has to make a decision about Pale Lane soon. It seems likely that they will turn it down. However, it seems equally likely the developer will appeal that decision too. With no Local Plan, out of date policies and a questionable 5-year land supply, the inspector may well grant permission for both these sites.

The only sensible way out of this, is to remove the extra 2,000 houses they voted through on Thursday and demonstrate that the houses are not required.