Status of Hart Local Plan set out in email to parish councils

Hart District Local Plan delayed again

The current state of play of the Hart Local Plan was set out in an email to Parish Councils last week.  We reproduce it below with our commentary in [bold italics]

Dear All, I am writing to update you on the current position with regard to the Hart Local Plan.

The Council’s overall strategic position on the Local Plan was agreed in October 2016.  It is to:

“Seek to meet Hart’s full, objectively assessed need for new homes, subject to the inclusion of an appropriate contingency to allow for any delays or the non-delivery of sites, and that it will also seek to accommodate any demonstrated unmet need for new homes from its Housing Market Area partners, and additionally provide for essential infrastructure including a site for a secondary school”. 

We have a Local Plan Steering Group (LPSG) that was set up by Cabinet and comprises a small Core Group of Members (The Leader, the respective Portfolio Holders for Planning and Housing, all Group Leaders, and the Chairman of Planning Committee). The purpose of LPSG is to advise Cabinet on Local Plan matters. It is not a decision making body. LPSG meetings are not held in public but the meetings are not secret and the minutes of each meeting are reported to Cabinet. The meetings are also open to all Councillors to attend and Stephen Parker, as Chairman, has encouraged all present to participate.

The latest meeting in December (LPSG minutes attached) tested the Policy Planners recommendation that we should support a potential option (which we called Option 3a) that included a possible small new settlement, urban extensions and a balanced distribution of new homes across the District. [We believe this included Murrell Green, Grove Farm and Owens Farm to the west of Hook. We understand Winchfield and Pale Lane (Elvetham Chase) were specifically excluded]. A site for a secondary school was also identified. In principle Option 3a would have accorded with the strategic aims agreed by the Council in October 2016. If agreed it would have resulted in a draft Plan being progressed to Council at the end of January with a view to it all going out to public consultation.

Whilst Option 3a still lies on the table the consensus from the recent LPSG meeting was that Option 3d (a larger new settlement and distribution option) [We believe this brought Winchfield back into the equation. The likely timescales would probably mean that Grove Farm and some combination of Pale Lane and Owens Farm would be required] should be revisited [We understand the driving force behind this initiative was Concrete Community Campaign Hart, who seem intent on derailing the whole process]. This was because the recent Housing Options consultation had confirmed that the public’s first preference is for future growth to be focused on the delivery of a new settlement [Actually the council stated its first preference was for brownfield development, but did not give the public an opportunity to vote on that solution].  The least preferred option was for more urban extensions. The broad cross party consensus was that we should look to avoid delivering urban extension and Option 3d would in itself be an alternative way of delivering the strategic aims agreed by the Council in October 2016.

At the moment we are reflecting upon this. We are reviewing the two options and we will consult shortly on one of them. At the time of consultation we will offer a briefing to all Parish and Town Councils. We are also testing the need for any affordable housing uplift [This is the rumoured 2,155 extra houses to meet an alleged need for 800+ extra affordable homes] which is also an new approach that is being recommended to us by the Policy Planners. It does have an implication for how many new homes that we should built but it does reflect issues that have been raised by Inspectors at recent Local Plan examinations. We need to consider it further and a policy decision made by the Council about whether it agrees to follow it. This testing may require a little additional work and re-evaluation of delivery timescales and trajectories. More information is being submitted to help us with the evaluation.

In the meantime Officers are keen not to undermine the democratic processes by engaging in a public debate [!!!!!] in advance of the District Councillors themselves having formed a view about how they wish to see the way forward [Perish the thought that councillors be involved in a debate with the public] . There is absolutely no benefit in seeking to rehearse decisions that have not yet been made and I’m sure that everyone would agree that it would not be right for Officers to engage in what is in effect political speculation.

We understand form elsewhere the delay to the Local Plan will be 4-6 weeks, or longer. Given that five of the six weeks have already all but gone by since the LPSG meeting on 13 December, we shall not be holding our breath.

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.

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.

 

Fleet News demands action on Local Plan as Hart comes under siege

Fleet News Hart must get a Local Plan in place now

Today’s Fleet News has run an important series of stories on the sorry state of the Local Plan in Hart District. Most importantly, they have run a comment piece demanding that Hart get the Local Plan in place now to protect us from the voracious developers who are putting Hart under siege by developing proposals for big green field developments we don’t need at places like Winchfield, Murrell Green, Pale Lane (Elvetham Chase), Grove Farm (Nether House Copse) and now the Rye Common new village proposal.

If one or more of these green field developments goes ahead before an application is made to redevelop the Pyestock (Hartland Village) site we may well end up with our green fields been ripped up whilst the derelict brownfield site is left undeveloped.

But without a new Local Plan and without up to date policies, Hart is essentially defenceless against the proposals. Moreover, the further delay to the Local Plan means that there is a real risk the Government will step in to do the Local Plan for us if the plan is not in place by early 2017.

The articles from Fleet News can be found on the links below:

Hart under siege from developers’ plans to build over Hart

Hart must get a Local Plan in place now

Hart District Council slashes number of new homes

 

Breaking News: Hart needs to build 1,500 fewer houses as timeline slips again

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

Hart Council has published a press release that suggests Hart will have to build 1,500 fewer houses than was previously thought. This should bring the overall requirement that was stated in the last SHMA down from 7,534 to 6,034. If this is confirmed it is brilliant news and vindicates the independent expert findings and what the We Heart Hart campaign has been saying for months – indeed our target was around 6,100 dwellings.

[Update: The Hart press release may not be all that it appears to be]

However, in other news, the council has also stated that the draft Local Plan will not now be ready for consultation until the New Year. Until today, it was expected that the draft plan would be approved by a special Cabinet on 19 October and endorsed by a special meeting of the Council the following day. This latest delay is just the latest slippage in a long list of missed deadlines. However, the delay in the publication of the draft Local Plan puts the Council at odds with the Government who have threatened to step in and produce Local Plans for Councils who do not have them in place by ‘early 2017’.

Andrew Renshaw, chairman of Winchfield Parish Council, and Hart Councillor for Hartley Wintney ward is delighted at the reduction in overall housing requirement. But he is angry that the draft Local Plan and associated papers have not been made available as promised today. He has been led to believe that the plans for a new town at Winchfield have failed testing, largely due to the significant risk of groundwater flooding amongst other issues. He believes the dark cloud of planning blight that has been hanging over Winchfield residents for over two years should now be lifted by Hart Council without delay.

The consequences of the reduction in housing need are many, including:

  1. We can now build our remaining housing need (less than 1,000 up to 2032) on brownfield sites – all that is required is for a planning application to be made and granted for at least 1,500 dwellings at Hartland Village (Pyestock), which will more than cover our remaining requirement.
  2. Further efforts should be made to identify further brownfield sites in the brownfield register to build up a backlog of unbuilt sites ready for future decades.
  3. The Council should make clear that it will turn down the existing and forthcoming planning permissions at Netherhouse (Nether House) Copse (Grove Farm), Pale Lane (Elvetham Chase), Rye Common and Murrell Green on the grounds that they are not required to meet our housing need.
  4. The 5-year land supply calculation should be revised without delay, because the reduction in overall housing requirement means we have over-built for the past few years and need to build fewer houses into the future, so the number of years of land supply will increase dramatically.

The full press release can be downloaded below:

Hart needs to build 1,500 fewer houses

Wates Developments seeks Environmental Assessment of Pale Lane site

SHL 52 SHLAA Site - Pale Lane, near Elvetham Heath and Hartley Wintney, Hart District Hampshire

Wates Developments has submitted an application for an Environmental Impact Assessment Scoping Report on the Pale Lane site (known as SHLAA site SHL 52 and strategic site STR009) that straddles Elvetham Heath and Hartley Wintney parishes.

Wates have made a presentation to Elvetham Heath Parish Council, and plan to make further presentations to interested groups.  A copy of the slides used can be found on the download below.

The site lies to the west of the existing Elvetham Heath development, and is bounded to the north by the M3 motorway and to the south by the main railway line to London.

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

As part of their submission, Wates have given an indicative layout of the final scheme (reproduced above), that will, if eventually approved, contain around 700 new houses, a local community centre, a new primary school and be called Elvetham Chase.

We don’t oppose an Environmental Assessment being carried out, but we would be very disappointed if this development went ahead because:

  1. Hart currently has a 6.7 year land supply, based on the existing inflated Strategic Housing Market Assessment
  2. The Housing Market Assessment is currently being reviewed, and the expectations are our housing allocation will be reduced
  3. Hart District Council is participating in a Government pilot scheme to create a register of brownfield sites,
  4. Hart has initiated a study to identify the brownfield capacity of the district and
  5. Our figures suggest there is capacity for around 4,000 homes on brownfield sites (including Pyestock aka Hartland Park) compared to only 2,500 further houses need to be permitted to meet our current housing target up to 2032.

So, we see no need to concrete over any more of our greenfields for decades to come.

We also note that Adams Hendry’s assessment determined that there were significant transport issues with the site and suggested that Pale Lane might have to be closed to vehicular traffic saying:

Primary vehicular site access would almost certainly be provided onto the A323, with a potential secondary access to the south on Pale Lane. However, the Pale Lane access is severely constrained by being a single track lane with a narrow single-track tunnel under the railway and single track bridge over the River Hart. If it were to provide an effective access point for development at the site, all of this infrastructure would need to be upgraded, not least to ensure effective and safe pedestrian and cycle access between the site and the Hitches Lane Country Park to the south of the railway. However widening the tunnel under the railway and the bridge over the river are likely to be very costly. Therefore, it would be sensible to test closing Pale Lane to all vehicular traffic as an alternative that would ensure safe pedestrian and cycle access could be achieved.

 

Wates presentation to Elvetham Heath PC about Pale Lane

link