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.

 

CPRE slams Hart Local Plan

CPRE Murrell Green has slammed the draft Hart Local Plan

CPRE slams Hart Local Plan

The local CPRE has slammed the draft Hart Local Plan, saying it is incoherent and lacks regard for the countryside.

They say:

CPRE’s District Group for North East Hampshire are concerned that the Local Plan has no coherent strategy but is instead a series of tactics to deliver a housing and development supply without any recognition of the role of countryside and the value of the natural environment.

The rural areas seem to have been completely missed in that there is no recognition of the role or function of the countryside and rural communities in this part of the county. Hart’s Vision ignores landscape value, the value of historic or heritage assets, as well as the social and health value the countryside provides for recreation.

Employment site assessment and policies appear to be ill-considered, especially in the rural areas. There are no criteria to support the policies and this results in some sites that employ few people being designated as important for jobs yet other vibrant employment sites in the villages are allocated for housing. This is in direct conflict with the Plan’s aim to protect employment sites particularly in the rural areas.

Murrell Green, which lies close to Hartley Wintney, Winchfield and Hook, is a potential greenfield settlement for 1,800 houses and a secondary school. The site contains endangered woodland, ancient lanes and hedgerows, and lakes and ponds. The proposals show no regard for these natural features and there are concerns about water supply for the high level of proposed housing

We agree with the CPRE, and many of their ideas are incorporated in our suggested response to the draft Local Plan consultation. Please ask the council to think again  by downloading the link below and review our suggested comments on the draft Local Plan. 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.

Response to the Hart Draft Local Plan Consultation

Hartland Village Planning application submitted by St Edward homes

Hartland Village (Pyestock) Master Plan

Hartland Village (Pyestock) Master Plan

A planning application for Hartland Village has been submitted by St Edward Homes.

Details can be found at Hart’s public access system using reference 17/00471/OUT.

We are broadly supportive of this application, but would echo a number of the objections that have been made:

  1. There should be greater provision for affordable homes. The application is for 1,500 new homes in total. Provision has been made for 195 social rented units and 105 intermediate units. Given the council has increased our housing allocation to 10,000 on the basis of needing more affordable housing, the application should not go ahead unless at least 600 units are affordable or starter homes.
  2. There should be more provision for cycling and walking to Fleet station and the town centre. It would be helpful if a new bus service was also provided, perhaps along the lines of the Hartley Wintney Community bus.
  3. More investment will be required in the local road network to make this development work. We would suggest Kennels Lane needs a significant upgrade.
  4. Specific provision needs to be made for a local health centre and dental practice.
  5. We need a definitive answer from Hampshire County Council on whether a new secondary school is required in Hart or not. If so, it should be provided on this site, which is where the bulk of new children will live.
  6. As is the case with any new development in Hart, the mainline train route to London needs to be significantly upgraded, including stations and parking.

We would urge everyone to make their voice heard in this important 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.

Is the Murrell Green new settlement viable?

Murrell Green new settlement proposal

Murrell Green new settlement proposal

We wrote yesterday that the council has prioritised the Murrell Green new settlement as part of the Hart Local Plan. However, there are very real questions about the viability of these proposals.

  • Environmental concerns
  • Infrastructure issues
  • Coalescence of Hartley Wintney and Hook
  • Financial stability of the promoter

Environmental concerns about the Murrell Green new settlement

Part of the site includes Beggars Corner which is the triangular piece of land between the railway and motorway. A proposal for a solar farm on this land was turned down at appeal last year. The main reasons for turning it down were:

  1. Harming the enjoyment of those walking the public footpath across the site. This is shown as a dotted red line on the map
  2. Spoiling the view from the Deer Park at Odiham

Houses are obviously taller than solar panels, and indeed some houses might have solar panels on their roofs. So, how can it be sensible to build houses when solar panels were deemed inappropriate?

Furthermore, a significant part of Beggars Corner used to be landfill, with unknown contents

SHL 167 Landfill details Beggars Corner

SHL 167 Landfill details Beggars Corner, Winchfield, Hart District, Hampshire

It is not appropriate to build houses on this type of land. Nor should it be promoted as green-space for children or dog walking when we don’t know what toxins lie beneath.

It should also be noted that a 110kV electricity transmission line traverses the site as well as a high pressure gas main. Hardly appropriate for housing or recreation.

Gas Main through Murrell Green new settlement Site

Gas Main through Murrell Green Site

The site is also within the Thames Valley SPA 5km zone of influence. There are three Sites of Interest to Nature Conservation (SINC) on the site plus a further SINC just to the west at the River Whitewater.

Finally, there are a number of public footpaths that currently criss-cross the site and they appear to be destoyed by this new proposal.

Infrastructure Issues

The only access to the south of the proposed Murrell Green new settlement is Totters Lane. This is single track in places with a very narrow bridge over the railway. To the north there is the A30 which is already very busy, with choke points at Phoenix Green, Hartley Wintney and the roundabout in Hook. It is difficult to see how these choke points can be alleviated.

Those of us who use Winchfield station know that the car-park is frequently full to capacity and of course, the whole line to London is running over capacity. The idea that either Hook or Winchfield stations can accommodate the extra passengers from thousands more houses is simply laughable.

In addition, the previous strategic assessment of Murrell Green included concerns about:

  1. Healthcare provision – I can speak from personal experience that Whitewater Health that covers Hook and Hartley Wintney is full
  2. Primary school provision
  3. Availability of supermarkets

Coalescence of Hartley Wintney and Hook

The proposed site abuts the south western boundary of Hartley Wintney parish and is close to what are currently quite widely spaced houses.

Hook SHLAA sites in Hart District, Hampshire

Hook SHLAA sites in Hart District, Hampshire

The western side of the Murrell Green new settlement comes within a couple of hundred metres of the new development to the NE of Hook (sites 1, 2 and 3 on the image above). Note that sites 4 and 126 on the map above are not (yet) included in the new settlement proposal.

In essence, we are creating Hartley Winchook.

Financial viability of the promoter

Last year, it came to light that there was a ‘secret plan‘ for a very large settlement that included both Winchfield and Murrell Green. The Murrell Green part of the proposal was promoted by a company called Pearson Strategic Limited.

There are a number of pertinent facts about this company:

  1. It only has one director, James Turner
  2. It was only incorporated in November 2014 and has no revenue
  3. At the time of its last accounts, it has a negative net worth of £3,240
  4. Its only real asset is promotion rights over Totters Farm that has been mortgaged under a fixed and floating charge to Monopro Limited.

One really has to question whether we should be building the Hart Local Plan around a site with such little backing.

Accounts to Pearson Strategic can be found here.

Fixed and Floating charge document can be found here.

Conclusion

Some Hart Councillors seem hellbent on a new settlement regardless of the suitability or viability. In addition, they have not challenged the new Strategic Housing Market Assessment (SHMA) hard enough. If we are sensible about the housing targets and get properly serious about the brownfield opportunities we don’t need a new settlement anywhere in Hart.

Time to make our voice heard again.

 

CCH force delay to the Hart Local Plan as housing numbers rise

CCH force delay to Hart Local Plan- this is no time to keep calm

This is no time to keep calm

We Heart Hart has learned that last night’s meeting of the Hart Local Plan Steering Group was a”disaster”.  Concrete Community Campaign Hart (CCH) councillors forced a further delay on to the timetable by insisting that Winchfield New Town is included as an option.

Affordable Housing blow

In a further blow, it appears as though Hart’s housing allocation has been further inflated by up to 2,000 additional houses due to new Government guidelines that may force Hart to build even more ‘Affordable Homes’. This new requirement would be in addition to the 40% of homes that must be ‘Affordable’ in the SHMA target.

Apparently, there are no plans to publish the new Strategic Housing Market Assessment (SHMA) until they are ready to publish the Regulation 18 consultation on the new draft Local Plan. We don’t know the timescale for that yet.

This shows that Hart’s statement in October that Hart had to build 1,500 fewer houses was a total sham.

Impact of Delay to the Hart Local Plan

There were three potential options on the table at LPSG for detailed consideration. However, CCH insisted on a fourth option that included the Winchfield New Town. We don’t know the specifics of the other options, but we suspect they included Grove Farm/Netherhouse Copse.

WeHeartHart had been led to believe that the Winchfield New Town option failed testing due to concerns about groundwater flooding and lack of infrastructure. The level of testing that was carried out is now in doubt. It is difficult to see how a further delay and more testing is going to change the viability of the new town.

CCH’s stance is strange because the delay to the Local Plan will weaken Hart’s defences against the speculative applications being submitted by developers. The proposed developments at Grove Farm/Netherhouse Copse and Bramshill House are due to be determined at tonight’s Planning Committee meeting. Of course, an application to develop the Pale Lane site into Elvetham Chase has recently been submitted and this will need to be determined in the New Year. If there is no draft Local Plan, then it will be difficult to defend against it.

Conclusion

It is imperative that we get the Hart Local Plan in place quickly so we can manage the inevitable housing growth that we face. CCH should stop their ideological pursuit of the unviable Winchfield New Town and start to work constructively to solve the problems of the whole district.

We would wish to see many new homes that are truly affordable for Hart residents. However, there is strong evidence of developer land-banking in Hart and of not building enough smaller properties. Simply increasing the housing target won’t lead to a meaningful increase in housing supply. Even the smallest properties at recent developments (for instance Rifle Range Farm/Hartley Row Park at Hartley Wintney) were out of reach of most Hart residents. We think the new additional target for affordable homes should be vigorously challenged.

Stop the Elvetham Chase Development Facebook Group Launched

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

Elvetham Chase (Pale Lane)

A new Facebook Group called ‘Stop the Elvetham Chase Development’ has been launched to oppose the proposed Wates development near Pale Lane, straddling Elvetham Heath and Hartley Wintney parishes. The site also borders the Winchfield parish.

The group already has 315 members and can be found here.

Please do all you can to support them. They need another 30 or so objections to get to their target of 120.

The application is for outline planning permission for 700 dwellings at Pale Lane (also known as Elvetham Chase). More details of this application can be found here and searching for application reference 16/03129/OUT

It will be interesting to see if this site is on Hart’s preferred list at the ‘spatial strategy’ discussion at tonight’s meeting of the Local Plan Steering Group.

CPRE says most sites yet to be identified on Hart brownfield register

CPRE Hampshire Logo

The CPRE (Campaign for the Protection of Rural England) have been analysing Hart’s brownfield register. The have concluded that most of the brownfield sites without planning permission are not yet on the register.

CPRE Investigation

Spokespeople for CPRE North East Hampshire, Edward Dawson and Philip Todd said:

“Hart’s pilot Brownfield Register lists all the sites with planning permission that have yet to be built. However, some sites in Hart do not currently have planning permission.

These include a rural site in South Warnborough and the former Pyestock works called Hartland Village.

It suggests that most brownfield sites without planning permission; ones which should form the basis of a new Brownfield Register, are yet to be identified.

CPRE welcomes that Hart has identified sites that can accommodate nearly three times as many homes as it had forecast would come forward from brownfield sites.”

We Heart Hart Analysis

This concurs with our own analysis that showed:

  • 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 House 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.

CPRE in North East Hampshire is encouraging the identification of more brownfield sites across Hart to protect our greenfield sites from unnecessary development.

Hart Councillors release statement about their defection from Tories to CCH

Richard Woods Sara Kinnell release statement about their defection from Conservatives to CCH

Hart Councillors Richard Woods and Sara Kinnell have released a statement about their move from the Conservative Party to Community Campaign Hart. The statement doesn’t really spell out the policy differences that led to their defection.

The full statement is presented below without further comment:

HART COUNCILLORS LEAVE CONSERVATIVES TO JOIN THE COMMUNITY CAMPAIGN (HART)

Hart District Councillors, Richard Woods and Sara Kinnell, made the difficult decision to leave the Conservatives this week, in a bid to represent their residents fully during the Local Plan process.

The Local Plan, which sets out where development across the District is to be placed, has challenged Hart Councillors to balance the needs of their residents with the long-term sustainability of the wider Hart District.

“It’s a true honour to be elected as a District Councillor” said Cllr Richard Woods. “But when you feel you are unable to represent the residents of your Ward honestly, it’s time to put your political beliefs to one side and do what the people who entrusted you with their vote would want you to do to represent them in the fullest possible way”.

Residents of Fleet West, which includes the Blue Triangle, Calthorpe, Edenbrook and Elvetham Heath; elected Richard in 2014 and Sara in 2015 on the promise they would always prioritise their residents’ needs.

“It’s one of the most difficult decisions I have had to make” said Cllr Sara Kinnell. “I have been a Conservative Councillor for 12 years, initially in Hartley Wintney and now Fleet West, where I live with my family. I have made some great friends and worked on some excellent projects; including the new Hart Leisure Centre and I look forward to continuing my term as a CCH Councillor.”

James Radley, Leader of the Community Campaign (Hart) said “The Community Campaign have long admired Richard and Sara’s integrity and focus on the issues which really matter to residents; always putting those they represent ahead of political agendas. We therefore welcome them both into our team and look forward to them being even more effective for the people of Fleet West now they can be truly independent representatives and not held back by constraints imposed by national politics.”

The Community Campaign (Hart), which saw its first Councillors elected in 2004, is made up of ten independent local Councillors from Fleet & Church Crookham. Richard explained “Sara and I are looking forward to working with the CCH Group. It will be great to be part of a community focused team for the benefit of all residents in Fleet & Church Crookham during the Local Plan process. We look forward to continuing to work with all Members of Hart District Council, regardless of political beliefs, for the good of Fleet & Church Crookham and the wider Hart District.”

Finally, Cllr Sara Kinnell added “This move should be taken in the honest spirit in which it was made. Whilst some people may be disappointed, we trust our residents will understand that our ability to represent them robustly together with our personal happiness must always come before Party politics.”

Hart Local Plan and planning application update

Hart Local Plan and planning application update

There is a great deal of activity behind the scenes about the Hart Local Plan. The timetable for delivery is becoming clearer and there are updates on a number of planning applications that will shape the future of our district.

Hart Local Plan Timetable

We Heart Hart understands the upcoming timetable for the Hart Local Plan is as follows:

During w/c 28 November: The new Strategic Housing Market Assessment (SHMA) will be sent to councillors.

29 November 2016: Local Plan Steering Group (LPSG) Meeting, where we understand the timetable for the Hart Local Plan will be discussed and drafts of new Planning Policies will be considered.

December 13 2016: A further LPSG meeting will be held to review the draft spatial strategy. This will set out the number of houses we need to build and suggest where they will be built.

December 14 2016: We understand that the planning application for 423 houses at Grove Farm (aka Netherhouse Copse) near Crookham Village to the west of Fleet, will be considered at the Planning Committee. It is possible that some of the applications to redevelop the former Police College at Bramshill House will be considered.

January 26 2017: Draft Local Plan to go to full Council.

Upcoming Planning Applications

The long standing application for around 550 houses to the North East of Hook was finally signed off on 21 November.

The application for 423 houses at Grove Farm (aka Nether House Copse), near Crookham Village will be considered at the Planning Meeting on December 14. More details of this application can be found here and searching for application reference 16/01651/OUT.

It is possible that some of the applications for redevelopment of the former Police College at Bramshill House will be considered. There are a number of applications outstanding on this site that can be found here. The main applications appear to be 16/00726/FUL for 235 units and 16/00721/LBC for 25 units. At least this is a brownfield site, although controversial, being so close to the Thames Valley Heath SPA.

This week, Wates submitted an outline planning permission for 700 dwellings at Pale Lane (also known as Elvetham Chase). More details of this application can be found here and searching for application reference 16/03129/OUT

Conclusions

We don’t yet know how HDC are going to treat these applications, or if they have other ideas for strategic locations for additional housing. Of course, we await an application to redevelop the brownfield site at Pyestock (Hartland Village) and of course Winchfield has been mooted as a site for a new town, but we believe this has failed testing. Other strategic sites that were being considered include Murrell Green (between Hook and Hartley Wintney), Lodge Farm and West of Hook. Of course proposals are also being developed for the so called Rye Common New Village.

It is galling to say the least that we are seeing so many applications on greenfield sites instead of brownfield sites. It is imperative Hart produces the new Hart Local Plan and the new Planning Policies ASAP. This will allow us to regain control over where houses are built in the district.