Elvetham Chase Appeal Documents Revealed

Wates Pale Lane aka Elvetham Chase Appeal

Elvetham Chase Appeal Documents

The Pale Lane aka Elvetham Chase appeal documents have been made available. At the time of writing, they haven’t yet been published on the Hart Council website, nor on the Planning Inspectorate website. These documents confirm our story that the Wates have appealed the decision to turn down the proposed development of 700 new houses.

The two documents can be found as downloads at the foot of this article.

The key elements of their statement of case are:

Elvetham Chase Appeal – Policies out of date

Elvetham Chase Appeal Policies out of date

Wates argue that the policies used to refuse the original application are out of date. This argument was successful when the Grove Farm development was approved on appeal.

Elvetham Chase Appeal – Little impact on Fleet

Elvetham Chase Appeal Policies little impact on Fleet

Wates also argue that, contrary to Hart’s refusal decision, the Pale Lane development will have little impact on Fleet. In addition, the policies Hart have used to justify this stance are out of date.

Elvetham Chase Appeal – Local Plan too slow

Elvetham Chase Appeal Policies Local Plan too slow

Wates are also arguing that Hart have not kept to their timetable for the Local Plan. There was supposed to be a presentation to members during May, prior to submission on 18 June. We understand that presentation did not happen, so the 18 June deadline may be at risk.

They also argue that the draft Local Plan and the site allocation may well face legal challenge.

The draft Local Plan doesn’t include Pale Lane in the site allocation. They say the plan is a long way from adoption and that refusal isn’t justified on those grounds. Wates are effectively saying that the draft Local Plan should carry very little weight in the appeal decision.

Elvetham Chase Appeal – Our View

We think the appeal will rest on this issue. If the Inspector believes the draft Local Plan carries significant weight, then he may well refuse the appeal. If however, he believes the opposite, then on the past precedent of Grove Farm, then he will probably allow the development to proceed.

We think Hart’s chances of successfully fighting this appeal are higher than Grove Farm, and it is probably worth the cost and effort of doing so. However, we hear some councillors are much less optimistic about Hart’s chances of success. Let’s hope common sense prevails and the appeal is dismissed.

We will work on what we think are the best arguments for fighting the appeal.

Wates Pale Lane/ Elvetham Chase Appeal Statement
Wates Elvetham Chase/ Pale Lane Appeal Statement of Common Ground

Appeal statement of case that can be found here.

Draft statement of common ground that can be found here.

 

Council announce Hart Local Plan Submission Date

Council announces Hart Local Plan submission date

Council announces Hart Local Plan submission date

The council has announced the submission date for the Hart Local Plan.

The news is contained in papers due to be considered by Cabinet on 7 June. The relevant paper can be found here.

They say the plan will be submitted during week commencing 18 June:

It is anticipated that the Hart Local Plan Strategy and Sites 2016-2032 Submission Version (the Submission Plan) will be submitted to the Secretary of State in the week commencing 18 June 2018. Once submitted the Submission Plan does not supersede the Hart Local Plan 1996 – 2006 (Saved Policies). The saved policies will still comprise the Development Plan for Hart.

This is in line with earlier commentary from the Joint Chief Executive at an earlier council meeting.

Impact of submitting the Hart Local Plan

Although the submitted plan doesn’t yet form the development plan for Hart, it should have some weight in determining planning applications (and one hopes, planning appeals):

The Submission Plan gains some weight in decision-making. Paragraph 216 of the National Planning Policy Framework (NPPF)) states that decision-takers may also give weight (unless material considerations indicate otherwise) to relevant policies in emerging plans according to:

  • The stage of preparation of the emerging plan (the more advanced the preparation, the greater the weight that may be given).

  • The extent to which there are unresolved objections to relevant policies (the less significant the unresolved objections, the greater the weight that may be given).

  • The degree of consistency of the relevant policies in the emerging plan to the policies in NPPF (the closer the policies in the emerging plan to the policies in the Framework, the greater the weight that may be given).

The council’s comentary says:

The Submission Plan is at an advanced stage of preparation. Therefore, it should be given weight in the decision-making process and so upon submission to the Secretary of State it should be used in the determination of planning applications. Furthermore, as it reflects approved Council policy, applications that are determined in accordance with the Submission Plan should not be considered as representing “departures” where approval would otherwise require referral to Council for determination.

We can only hope that the submission of the Local Plan helps in fending off the unwelcome appeal against the decision to refuse planning permission for 700 new houses at Pale Lane.

Wates launch Elvetham Chase aka Pale Lane appeal

Wates launch Elvetham Chase aka Pale Lane appeal

Elvetham Chase aka Pale Lane appeal

[Update 1: 29/5/2018: We understand that the developers have stated they intend to appeal, but have not yet submitted the appeal documentation]

[Update 2: 6/6/2018: Story now confirmed by Fleet News and Mail. Copy here.]

[Update 2: 8/6/2018: Appeal documents published here.]

We understand that the agents for the developers have submitted a Pale Lane appeal. The site, also known as Elvetham Chase was, quite rightly in our view, turned down for development of 700 new houses by Hart Council back in February. The developers, Wates, were apparently quite angry.

The Pale Lane appeal comes despite the recent Hart Local Plan Regulation 19 consultation. Of course, the draft Local Plan doesn’t include Pale Lane in the housing plans. We understand that Hart plan to submit the Local Plan to the inspector on 18 June. The plan published as part of the consultation has some weight to fend off this unwelcome development. That weight should increase when the plan is submitted to the Inspector. But it won’t have the same weight as a plan declared sound by the Inspector.

We don’t yet know the timeline for the Local Plan inspection hearing. Nor do we know the timeline for the Pale Lane (Elvetham Chase) appeal.

Impact of Pale Lane Appeal

So, this move sets in train some complex legal and procedural manoeuvres and a race agaisnt time for both Hart and Wates. Clearly, Wates believe they can win or they wouldn’t be spending the money on the appeal. They are clearly hoping their appeal will be heard prior to the Local Plan being inspected and declared sound.

Despite opposing the development, we think the grounds for rejecting the proposed development were quite weak. The grounds for the decision can be found here. Unfortunately, Hart doesn’t have a good track record in defending appeals.

We have to hope that the current state of the Local Plan will provide stronger defence that the Council’s current outdated policies.

Stop Elvetham Chase hypocrisy (and CCH)

Stop Elvetham Chase Hypocrisy

Stop Elvetham Chase Hypocrisy

We have done some more digging to expose the Stop Elvetham Chase hypocrisy, after our article revealing that a leading member of was standing for election for Community Campaign Completely Concrete Hart.

To recap, Stop Elvetham Chase have consistently argued against development of Pale Lane. This is a position we agree with. However, they now support the unnecessary new town in Winchfield that is being proposed as part of the Hart Local Plan.

They have come up with 13 reasons to object to Elvetham Chase, many of which also apply to Winchfield. These reasons are reproduced below with our comments in red.

Stop Elvetham Chase Hypocrisy – their reasons apply to Winchfield too

1. The effect on the area – The valley of the River Hart is a naturally beautiful area. There will be a loss of hedges, trees and fields. It will destroy the semi-rural character of the approach to Winchfield, Fleet and Hartley Wintney. The area around the development is a haven for wildlife the developer’s proposal does not address this issue. When the green fields are gone they are gone for good! Quite. All these arguments apply even more to Winchfield.

2. The existing road design through Elvetham Heath is designed with no stopping areas, traffic islands and central islands to slow traffic through this residential estate. The use of these roads to take more traffic to the M3 and A30 will have a huge safety impact for pedestrians, cyclists, children walking to school and a significant increase on noise and pollution for the residents of Elvetham Heath. No doubt a new development at Winchfield will also affect traffic levels through Elvetham Heath. Not only that the roads through Winchfield are even narrower than the one through Elvetham Heath and not suited to 5,000 more houses.

3. The existing lanes surrounding Winchfield and Dogmersfield are narrow and windy with dangerous bends and bridges they are not designed to cope with the additional traffic any development the west side of Fleet would bring. Exactly.

4. Local secondary schools are at capacity. The houses planned or under construction at Brickyard, Pale lane and Grove farm (1700 homes in total) will be closer to Calthorpe than the children of Elvetham Heath. Calthorpe has no capacity to take any more children and as such it is proposed that children from Elvetham Heath and other perimeter areas of Fleet will be bussed to schools with capacity such as Yateley. It is possible that Elvetham Heath will be taken out of the catchment area for Calthorpe Park school totally. There is no evidence that we need a new secondary school. But, this argument applies equally to Winchfield, as they have yet to find a site for a school that is suitable. Even so, there’s no need to concrete over 100’s of acres of countryside to provide 10Ha for a new school.

5. Transporting children to schools miles away will have a detrimental environmental impact. It will also have a social impact on children, time spent travelling to school will reduce time for family activities, school clubs etc. It will also affect the health of our children, walking to and from school is a good form of physically activity. Not really an argument. Plenty of children travel a long way to school already.

6. Foot paths and road crossing points surrounding Elvetham Heath on roads such as Hitches Lane, Reading Road North and Elvetham Road are narrow and dangerous and congested to use at peak times such school start and finish times. Extra traffic will further compromise the safety of pedestrians and cyclists. Indeed, Basingstoke and Deane have opposed the new settlement on the grounds of too much extra traffic. These arguments apply equally to Winchfield.

7. There will be a significant increase in noise for existing houses along the perimeter of Fleet Road and the roads through Elvetham Heath. Existing gardens will be forced into red unacceptable levels. The new development will be sandwiched by a railway, the M3 and Fleet Road. Any new occupants will be surrounded by pollution and noise this has clear dangers to public health. The Environmental Health Department at Hart does not support the use of the Pale Lane site for residential development due to the very high levels of noise and constraint from the railway and the M3. Indeed a new settlement at Winchfield will detrimentally affect Elvetham Heath. In addition, the proposed area of search for the Winchfield new town is bisected by the M3 and the railway and bordered by the A30. Moreover, the Murrell Green portion is crossed by a Major Accident Hazard high pressure gas pipeline.

8. Local doctors surgeries are operating at capacity and have long waiting times for even routine appointments. Yes, and a new town won’t fix this either.

9. Pale Lane and the immediate area are liable to flooding. The proposal put forward by the developers makes little mention of the River Hart flood plane any development would contribute to the problem. Tell me about it. Winchfield East is very susceptible to flooding. It has flooded three time this year so far, and at least three times in 2016.

10. The development is against Hart’s policy to allow development of green field sites. There are enough Brownfield sites to meet demand. Hart has 6 years land supply exceeding the requirement for 5 years laid down by the Governments national policy Planning Framework. The land at Pale Lane and Grove Farm is not required to meet those obligations. Pale Lane is a green field site and it has not been previously identified for development. Indeed. We have been arguing this for more than three years now. This argument applies equally to Winchfield.

11. Car parking at railways stations of Winchfield and Fleet are at capacity. Trains are full and cannot cope with current demand. Indeed. 5,000 new houses at Winchfield will make this even worse, and no doubt impact Hook too.

12. The provision of a cycle path on the new development does not link to the existing cycle network and is of little purpose. No plans detailed enough for examination have been put forward for Winchfield.

13. There will be an impact on Fleet Pond with is a site of special scientific interest. There will be an increase of users (humans, dogs and vehicles). It is dubious whether Elvetham Chase will have any impact on Fleet Pond. Similarly, WInchfield. But whilst we are on the subject of SSSIs, why not consider Basingstoke Canal and Odiham Common which both border the proposed area of search for Winchfield?

As you can see, it seems their principles only extend as far as the railway line, and can’t be extended beyond their own narrow view. Stop Elvetham Chase hypocrisy. And now they are standing for CCH, stop Completely Concrete Hart hypocrisy too.

Cabinet Update: Pressure on to deliver the Hart Local Plan

Hart District Council seeks to block brownfield development

Hart District Council under pressure to deliver the Local Plan

Unfortunately, we could not make it to the Cabinet meeting on Thursday 5 April. However, we have received feedback from the meeting about the Hart Local Plan item.

Respondents to the Hart Local Plan Regulation 19 Consultation

We understand there were around 300 respondents to the consultation. However, there are about 1,500 individual representations. The council has its work cut out to analyse the representation and provide a response to each one.

Key themes

The key themes emerging from the consultation include a number of contradictory elements:

  • Inadequate infrastructure
  • Housing numbers too high
  • Housing numbers too low (from developers)
  • Housing numbers not robust
  • Quality of life issues
  • Reliance on strategic sites
  • Revisit reg 18 for sites
  • Should have more sites to spread the load
  • New gaps / more gaps
  • No gaps at all (from developers)
  • Employment sites/  brownfield sites
  • Regeneration of town centres, particularly Fleet
  • No minimum internal size (floor space) specified

In addition, there is a need to focus on sustainability and decide if the approach of adding a new settlement is sound. Apparently, Basingstoke and Deane objected to the new town on the grounds of the extra traffic it would generate. [Obviously we believe it is not sound, but that is for the Inspector to decide].

Timetable to submission of the Hart Local Plan

There was discussion of the work required before the Hart Local will be ready for submission. This includes:

Feedback from the Independent Planning Consultant (Keith Holland, a former Inspector) is expected by late April.

In addition a topic paper has to be produced to explain how the housing number was arrived at and other options if different numbers were used (i.e. plan ‘b’ and plan ‘c’).

Then  a further series of tasks are required:

  • Update project plan
  • Format each representation, enter onto database including HDC response
  • Update consultation statement
  • Identify issues arising from consultation
  • Make minor modifications to plan
  • Provide statements of common ground (highways, neighbouring councils etc.)
  • Review and update topic papers (including the new one on housing numbers)
  • Infrastructure plan review
  • Soundness check list
  • Review reg 18 and how consultation was responded to

There might be another meeting of the Local Plan Steering Group (LPSG) before submission.

The project team consists of one full-time leader and three part-time team members. However, the leader has been off sick recently. They want to get the plan submitted as soon as possible to help fight off two anticipated appeals. [We don’t know which ones exactly, but we would hazard a guess at Elvetham Chase (Pale Lane) and West of Hook].

They hope to achieve submission by mid-to-late May. [Our view is that this sounds ambitious given the level of work and the apparently sparse resources allocated].

Questions from the floor

Apparently, a number of questions were asked relating to:

  • Which housing numbers to use. Should these be based on the old SHMA or the newer Government methodology. It appears as though this hasn’t been decided yet. [We would prefer if the new Government methodology was used, as it gives a lower number. However, the inflated numbers the council have used in the Local Plan are slightly higher than the SHMA, once they are adjusted for the building between 2011 and 2016. So, either scenario does not require a new town].
  • Membership of the LPSG. Apparently, Conservative members won’t be invited to the LPSG unless their particular expertise is required.
  • Resourcing for the Local Plan. Apparently this is a very sensitive subject that resulted in some argument. [We take it that the officers feel under pressure to deliver quickly and are struggling for resource].

Let’s see what happens.

 

 

Stop Elvetham Chase go Completely Concrete

Stop Elvetham Chase go full completely concrete Hart

Hypocritical Stop Elvetham Chase go Completely Concrete

The Stop Elvetham Chase group have decided to put up a candidate in the Local Elections standing for Community Campaign Completely Concrete Hart.

This smacks to us of hypocrisy as they are rightly vehemently opposed to the Elvetham Chase (Pale Lane) development. However, they now strongly support a new town in Winchfield, part of which is very close to the area where they oppose development. This is shown in the graphic above.

Their candidate, Angela Delaney is fighting the Fleet West ward. Richard Woods, who defected from the Tories in late 2016, currently holds this seat. It appears that Richard is standing down because he isn’t mentioned as a candidate on CCH’s website.

Stop Elvetham Chase’s statement has been placed on their Facebook page. Interestingly, comments have been disabled, so it is clear they are only interested in one-way communication. Not a good start for a budding politician. It is reproduced below with our comments in red.

This group was set up to fight the Elvetham Chase development. Hart council’s strong endorsement of the local plan on the 4th January and subsequent refusal of Wates’ proposal has, for now, protected Pale Lane. We thank all the members of this group for supporting the campaign and objecting so strongly to the development. Stop Elvetham Chase did start with laudable intentions.

However this is only a stay of execution. We know Wates have every intention of appealing the decision. The local plan, in its current state, with the new settlement option, gives Hart Council a strong chance of successfully refusing the appeal.  This is because approval of Pale Lane would jeopardise the new settlement – which would ultimately deliver more affordable housing for Hart. The presence or otherwise of the new town in the draft Local Plan will have no bearing on the Pale Lane Appeal. This is because even the council have said the new town is unnecessary, without Pale Lane. The Conservatives will tell you that we don’t need the higher housing targets – they support a local plan with the new settlement removed. We believe this is naive in the extreme, given the housing crisis this country is facing. It’s not just the Conservatives that say this. It was in the Council’s own communication to members (see below) and stated at the January 4th meeting by Councillor Cockarill. The housing numbers in the Local Plan will deliver ~1,500 more houses than the Government mandated figure. The Government figure already includes an affordability uplift.

Pale Lane aside, we believe it is absolutely right to plan for a new settlement that will deliver the infrastructure that Hart desperately needs. CCH were asked at council before Christmas to show their workings on the infrastructure funding gap. They didn’t even allow the question to be asked, let alone answer it. The reason is that they know, the new settlement will increase the funding gap and starve Fleet and Church Crookham of much needed investmentWithout a new settlement we will soon return to a ‘planning by appeal’ situation which has been so disastrous for Hart (ref: Grove Farm and Watery Lane). A sound Local Plan, without a new town and without Pale Lane, will stop this situation. With no long term plan for secondary school places (to meet demand from the 2000 houses at Hartland and Grove Farm), surgery waiting times lengthening and our roads more congested than ever we think this is unacceptable for Hart.  Hampshire County Council have not said we need a new school. The Local Plan contains no proposals for a new school, doesn’t address healthcare and does nothing for roads. A new town will only make things worse. A local plan with the new settlement option removed will also pave the way for Wates to successfully appeal Pale Lane. No it won’t. The Local Plan will be sound without the new town. Indeed, it may even be unsound with the new town.

So, after much consideration we have decided to support Community Campaign Hart (CCH), who we can trust to safeguard the local plan (which is already progressing well and is due for submission to a Govt inspector this month) and by extension, Pale Lane. CCH are committed to taking the politics out of local matters, focusing on putting residents’ needs first. Cough…only if you live in Church Crookham, and even then, the extra traffic from a new town will impact both Fleet and Church Crookham.

We are absolutely delighted to announce that Angela Delaney, one of our group and one of the original four who spearheaded the Stop Elvetham Chase Development campaign, is standing as CCH candidate for Fleet West. Angela has worked tirelessly over the last year to fight Pale Lane and protect Fleet West from the impact this development would have caused. But apparently she doesn’t care at all about the impact that a new town at Winchfield would cause. She’s passionate about supporting a local plan with a new settlement to protect our schools, health service and roads. In fact the Local Plan doesn’t promote a new school, doesn’t address healthcare and won’t fix the roads. In fact it will make matters worse for Fleet, because it will starve it of infrastructure, increase commuter traffic and probably reduce retail traffic. We hope her track record speaks for itself. Cough…not quite in the way she wants us to believe, but let’s wish that she is more successful than CCH have been with Edenbrook, Grove Farm and Watery Lane.

We hope you’ll support Angela but ultimately everyone must make their own decision at the ballot box. Well done for standing for election, which is more than Councillor Woods did when he defected. If you don’t support our position then we thank you for your support so far and understand if you wish to leave our group at this point. I will stay if you don’t mind, just to see what you are up to. You have lost a lot of support from Winchfield residents who also oppose Pale Lane. If you support Angela, we can guarantee that she will work with the same energy she fought Pale Lane, to represent local residents’ interests. Cough.

Why a new settlement debunked predetermination

Hart Housing Numbers

 

Elvetham Chase refused, Wates on the warpath

Wates image Elvetham Chase aka Pale Lane

Wates image of Elvetham Chase (Pale Lane)

Thankfully, last week Hart District Council decided to refuse the Elvetham Chase (Pale Lane) proposal. Whilst this is good news, it is clear from Wates’ press release that they are very disappointed. They are likely to be on the warpath and launch an appeal.

Here is their statement in full, my emphasis:

Wates Developments today expressed disappointment at Hart District Council’s decision to refuse planning permission for its Elvetham Chase proposal without giving it the chance for proper consideration at Committee.

Emma Gruenbaum from Wates Developments said, ‘Housing in Hart is in crisis, with the District Council relying on 22 year old Local Plan, and the emerging Plan remaining untested and therefore a long way off adoption.  With homes costing 12 times average household income, the simple fact is Hart needs more homes now.  This decision prevents 280 new affordable homes being delivered to help the 1,300 families currently registered on the housing waiting list. The Council’s decision to refuse this sustainable, high quality, proposal offering a total of 700 homes, delivering an outstanding new community, is simply astonishing.’

The proposal which has no technical constraints and no statutory objections would have provided a vast array of community benefits including;

  • £10 million of investment to local primary and secondary schools
  • Facilitation of a new on-site primary school for 420 children
  • A new on-site 60 place pre-school nursery
  • £600k of investment to existing medical facilities
  • £6 million to essential local highway improvements as well as physical works across many local road, cycle and footpath routes, improving safety and easing congestion to address local concerns
  • A new community bus servicing both the new and existing communities of Elvetham Chase and Elvetham Heath to Fleet railway station and other local destinations
  • 82 acres of public open space including; on-site SANG, areas of play, woodland walks and informal space

Emma added, ‘this exemplar landscape led scheme would, we believe, become as loved locally as its predecessor Elvetham Heath. We remain 100% committed to the site and are reviewing our next steps.

They are obviously less than complimentary about Hart Council. We think that it is inevitable that Wates will appeal this decision. The full statement can be downloaded here.

Impact of Local Plan timetable on Elvetham Chase (Pale Lane)

Separately, we understand that the Government has postponed its planned publication of the new National Planning Policy Framework (NPPF) indefinitely. The new NPPF and associated new approach to calculating housing need was supposed to have been finalised by the end of January.

We understand that Hart District Council will press ahead with the consultation on the draft Local Plan. This will run from 9 February until 26 March 2018. This will be to test the soundness, legal compliance and the duty to cooperate.

This means that is is unlikely that the Plan will be examined by the Inspector until September 2018, or later.

This may well be enough time for Wates to lodge an appeal, for it to be heard and decided before the Local Plan is examined. There may not be sufficient grounds for the appeal to be rejected.

We have to hope that the right planning reasons can be found to overturn the appeal. And of course get the Local Plan in place on time, without the unnecessary new town.

Hart Local Plan details emerge

Breaking News: Hart Local Plan Update

Hart Local Plan details emerge

We have been in touch with sources close to the Hart Planning team and received an update on what is intended to be published next week in the version of the Local Plan that will be used for the Regulation 19 consultation.

Here are the key bullet points:

  • The planning period will be changed from 2011-2032 to 2016-2032, a period of 16 years.
  • Hart will adopt the new Government approach to calculating housing need, but with some modification
  • The housing target for the new planning period will be 6,208
  • If all goes to plan, we won’t need a new settlement at Murrell Green or Winchfield. We also won’t need urban extensions at Pale Lane (Elvetham Chase) or Owens Farm (West of Hook).
  • There will be important council meetings to agree this plan on 2, 3 & 4 January, with a view to going to Regulation 19 consultation in mid-to-late January and submission to the Inspector by the end of March.

Overall, we believe this to be very good news. However, there are some risks that we will discuss below.

[Update]: We understand that the hybrid planning application for the first phase of Hartland Village has been withdrawn, and will not be heard at tonight’s planning meeting. We don’t know what impact this will have on the Local Plan outlined here. More details when we get them. [/Update]

[Update 2]: We have now heard Hartland Village might now be back on the agenda. Who knows what is happening. [/Update 2]

Hart Local Plan: new housing target

Regular readers may recall that the annual housing target for Hart in the Government consultation was 292 dwellings per annum (dpa). This was based upon 218 dpa from the raw ONS household projections, plus a market signals uplift to arrive at 292 dpa. The scale of the uplift was capped in the consultation. Hart believe this cap will be lifted to give an annual target of 310 dpa. Over the plan period this would result in a total of 4,960 new houses.

Because there is some uncertainty about the status of the consultation and whether we need to build some additional houses for Surrey Heath and/or Rushmoor, Hart believe it is prudent to uplift this target by 25% to give a planning target of 6,208.

We think this uplift is a bit too generous, but will support it, because it gives us the best chance of the plan being approved by the Inspector.

Hart Local Plan: Housing supply

We understand this housing target will be met by the following:

Built to from 2016 to 6/10/17     798
Outstanding permissions 3,048
Other deliverable 504
Other sites like to be granted 184
Odiham NP 111
Windfalls 275
Hartland Village (deliverable in plan period) 1,400
Total Supply 6,320

Eagle eyed readers will note this does not include Murrell Green, Winchfield, Pale Lane (Elvetham Chase) or Owens Farm (West of Hook).

Hart Local Plan: Risks

The big risk to this plan is Hartland Park (Pyestock). The developer has proposed only 20% affordable housing in their plan compared to Hart’s target of 40%. We understand that Hart are trying to persuade the developer to agree to periodic viability reviews. This would force the developer to be open about how much profit it is making. If it makes more money than planned, then it could be asked to build more affordable homes in the rest of the development.

If agreement on this cannot be reached, then it may not be possible to include Hartland Village in the draft Local Plan and the shortfall would have to be made up from some combination of Pale Lane (Elvetham Chase), Owens Farm (West of Hook), Murrell Green or Winchfield. We will see what happens over the coming days.

Hart Local Plan: Timetable

The finalised version of the draft Local Plan will be published on 19 December. This will be followed by:

  • Review by Overview and Scrutiny on 2 January 2018
  • Approval by Cabinet on 3 January 2018
  • Approval by full Council on 4 January 2018

The intention is then to move to Regulation 19 consultation in mid-to-late January for a six week period. The consultation needs to close by mid-March. This is to give enough time to make minor tweaks before submission by the end of March. This deadline is driven by Government guidelines and the Council purdah period prior to the Local elections in early May.

It is hoped that the Government will make clear its intention regarding the consultation on how to calculate housing need in January. It is also hoped that the draft NPPF is published in early January. This is to allow time for any tweaks to be made to the draft Local Plan in the light of this new information,

There are also three other documents due to be published alongside the Local Plan:

  • Transport Assessment
  • Sustainability Assessment
  • Habitat assessment

Conclusion

We believe the council is taking a pragmatic approach to the Local Plan, and that this approach should be supported. If we don’t support it, then the Local Plan will be delayed. This would significantly weaken the Council’s hand in relation to Pale Lane and Owens Farm.

Let’s hope this approach finds favour with councillors and we can all look forward to a Happy New Year.

 

CCH reveal plan to Completely Concrete Hart

Community Campaign Hart (CCH) reveal plans to Completely Concrete Hart

CCH reveal plans to Completely Concrete Hart

Community Campaign Hart (CCH) have revealed their plan to Completely Concrete Hart by sticking to the ridiculous 10,185 housing target in the draft Local Plan. This comes despite the new Government method for calculating housing need results in a much lower housing target for Hart, Rushmoor and Surrey Heath.

It is time to up the pressure on CCH to come up with a strategy to take account of this new information. They should build a Local Plan that is good for the whole of Hart that everybody can live with. It is time to drop their plan to Completely Concrete Hart.

To be clear, in our view, Hart’s housing target should be reduced to around 6,500, to take account of the new Government approach, plus a few hundred for Surrey Heath. Using the figures in the draft Local Plan consultation (para 104), this would leave 906 new houses left to plan for. This could be made up from

  • Sun Park (320), from Local Plan para 109
  • Grove Farm (423), sadly
  • The forthcoming Rawlings depot site in Hook (123)
  • The remaining 40 can come from any number of brownfield sites for instance:
    • Hartley Wintney (Nero Brewery – 10)
    • Winchfield (Winchfield Court extension – 17)
    • The derelict eyesores on Fleet Road – up to 200.

We can save Hartland Village (Pyestock) for the 2030’s.

The revelations came in a reply to an email sent to CCH by a concerned correspondent on Facebook. We reproduce the question, James Radley’s answer and our commentary in red below.

Question to Community Campaign Hart (CCH)

I write to you ask a question about your party’s policy towards supporting (or not) a reduced housing total for Hart District. Specifically, in regard of this statement on the We Heart Hart (WHH) Facebook page:

If Hart followed the latest Government approach to calculating housing need, even Hartland Park wouldn’t be needed. The remaining housing need could be met from Sun Park and any number of other small brownfield sites.

Answer from CCH revealing commitment to Completely Concrete Hart

I am probably the best placed to explain the CCH position on housing numbers. It is true that as a rule we do not engage in social media debates, mainly due to a lack of time. As well as trying to fit in my day job I also expect to spend over 6 hours in total in the council offices today and similarly tomorrow.

One has to ask why the council Deputy Leader and portfolio holder for Services is spending quite so much time in council offices working on the Local Plan. One would hope this time would be put in by the portfolio holder for planning, Lib Dem councillor Graham Cockarill. It obviously takes a lot of effort to Completely Concrete Hart.

Social media debates are very time consuming in order to stay on top of all the posts and then the debate tends to descend to the lowest common denominator. I for one would certainly rather put the time and effort in where it matters and unless one is going to invest all that precious time in the social media arena, better not to engage at all.

This sounds like CCH want to stay in their own bunker and not actually engage with anyone who disagrees with them. They are afraid to engage because they don’t have any facts or arguments to back up their new town ideology.

Unfortunately WHH are wrong in their assessment of housing numbers.

No, we are not wrong in our numbers. Here is the relevant section of the Government consultation document.

Para 15 of Planning for the right homes in the right places - baseline plus maket signals

Para 15 of Planning for the right homes in the right places

Working through this. The demographic baseline is the latest DCLG household projections (Table 406) that can be found here. These show that over the period 2011-2032, Hart requires 218 dwellings per annum, or 4,536 in total. In the reference period of 2016-2026 used by the Government, Hart requires 209 dwellings per annum. This 209 dpa is then modified to account for market signals and results in a new Government figure for Hart of 292 dpa. Scaling up to the full planning period results in 6,132 new houses for Hart. And that’s it. No more further adjustments for changes in household size. No more houses for people we have to import who then go and work in London. This compares to the 8,022 in the SHMA and 10,185 in the draft Local Plan.

Hart housing targets under alternative scenarios

Hart housing targets under alternative scenarios

They are citing a baseline figure in a government consultation paper which is not part of the planning policy framework in effect at this point in time and is a figure which even if it was policy is taken as a starting point on top of which other factors will add to the housing numbers needed.

We have answered the point about the baseline above. The baseline is the demographic projection. The Government then already made the upwards adjustment for market signals in the 292 dpa figure. It is true that these figures are so far only part of a consultation paper, but the feedback we have received is that the Government is committed to pushing these through. It would seem prudent to us for Hart to take these figures into account now and prepare a Local Plan with two scenarios:

  • The first scenario should be based upon the 6,132 outlined above. Plus a few hundred to give some flexibility to build some new houses for Surrey Heath. They may still have a problem meeting their new, lower housing target. This would give a total of around 6,500.
  • The second scenario should be based solely on the SHMA figure of 8,022.

To be clear, the daft 10,185 target in the draft Local Plan should be dropped forthwith. Even James Radley admits the extra 2,000+ houses on top of the SHMA won’t affect house prices. As the Government position becomes clear, Hart can make the decision on which scenario can be submitted to the inspector. There is no need to Completely Concrete Hart.

We lost the fight against Grove Farm because we don’t have a local plan in place. We don’t have a local plan because the Conservatives have allowed it to drift for years in a sea of procrastination driven by their internal in fighting.

True, Grove Farm was lost because we don’t have a Local Plan. It was also lost because our policies are out of date and because the application was not determined on time. Yes, the Tories missed all their own deadlines. But CCH have also played their part by forcing a delay in the Local Plan last December.

The main reason for taking control was to get the local plan out and to do so by a total focus and not letting the intentional disruptions from WHH to deflect us from that.

At no time have we sought to delay 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.

It is quite clear that if we don’t get a local plan out that is based on realistic and future proof housing numbers, then Fleet & Church Crookham will continue to be blighted by bolt on developments such as Grove Farm, Pale Lane and whatever is next.

Yes, we need a Local Plan. And quickly. The realistic numbers to use are the Government’s new numbers. These are already future proofed by the extra houses to take account of market signals. We have suggested a modest further uplift to help out Surrey Heath.

It is interesting that the Deputy Leader for the whole of Hart is only concerned about Fleet and Church Crookham. We are also concerned about Owens Farm to the west of Hook. We are also concerned about the long term impact of adopting a ridiculously high housing target. This will then be compounded for decades to come, putting even more of our green fields under threat, including Pale Lane and Crookham Village.

WHH know this and are trying to undermine the new settlement option in the full knowledge that they are condemning us to yet more incremental developments which do not produce any retrospective infrastructure.

We are opposed to the new settlement because we don’t believe it is needed. And we certainly don’t believe it will solve the infrastructure problems facing the district. And we don’t want to Completely Concrete Hart. If we adopt the new Government housing numbers, it will be better for everyone.

I hope that my brief explanation helps.

It does, but not in the way he thinks. It confirms CCH is in the driving seat, dragging the Lib Dems along with disastrous policies to Completely Concrete Hart. The explanation confirms CCH is in a bunker, unwilling and unable to debate the real issues. CCH is locked into its new town ideology and is trying to justify it by sticking to a ridiculous housing target.

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.