Hart Local Plan: Green fields or fictitious jobs?

 

Should Hart concrete over its green fields for the sake of uncertain jobs forecasts

It is now becoming clear that the forthcoming Hart Local Plan will present us with a choice of concreting our green fields versus building houses for people who live elsewhere and many of them will work outside the district.

We have now had the opportunity to read the new Strategic Housing Market Assessment (SHMA) in more detail, and in particular the detail of the main driver of the housing target uplift: the jobs forecast. We have found:

  1.  The jobs forecasts uplift SHMA calculations increase the overall housing requirement for the Housing Market Area (HMA) that includes Hart, Rushmoor and Surrey Heath by 22% over and above those required by demographics and making allowance for market signals
  2. The National Planning Policy Guidance (NPPG) does not require Hart Local Plan to accommodate extra housing if jobs forecasts are in excess of forecast workforce changes in the area.
  3. The SHMA calls the jobs forecasts ‘uncertain’ and ‘divergent’
  4. If we follow the SHMA, the Hart Local Plan will plan for jobs levels closer to the the extreme high end of the jobs forecasts
  5. That all of the alleged extra jobs will have to be filled by people coming from outside the district, and many of them will work outside the district. This will have a big impact on local infrastructure, particularly roads, rail, schools and healthcare facilities.
  6. Planning for around 900 extra jobs per annum would mean we could meet our remaining housing needs from only brownfield sites
  7. The SHMA says that it would be a more sustainable policy position to plan for increased economic growth to come from productivity improvements, rather than adding lots of lower skilled jobs

This is clearly a ridiculous position, and Hart District Council should follow the advice of Peter Village QC, and consult on the level of employment we wish the Hart Local Plan to accommodate and offer us the choice of planning 900 extra jobs per annum to protect our green fields.

[update]

We would suggest the following approach to the consultation:

Option A, plan for 900 jobs per annum, and around 6,500-7,000 houses, which can be achieved on brownfield (Hartland Village, Bramshill and Sun Park) or

Option B, plan for 1,200 jobs per annum and >8,000 houses for which you will have to give up Grove Farm, and some other area like Murrell Green and/or Pale Lane or West of Hook

We think there would be overwhelming support for Option A, and we would still be planning for 250 extra jobs per annum than the demographics would suggest, so meeting the requirement for positive development.

[/update]

We set out our analysis below.

What does the NPPG say we must do?

As can be seen below, the NPPG simply asks that plan makers ‘consider’ what they should do if the jobs forecasts are in excess of the forecasts for working age population. In particular, it asks for both housing and infrastructure to be considered.

How should employment trends be taken into account NPPG Para 018 Ref 2a-018-20140306

How should employment trends be taken into account NPPG Para 018 Ref 2a-018-20140306

Indeed the SHMA itself says that the NPPG does not require plan makers to make any uplift in housing numbers at all.

Hart Surrey Heath and Rushmoor (HRSH) Strategic Housing Market Assessment. SHMA 11.50 NPPG does not require housing uplift

SHMA 11.50 NPPG does not require housing uplift

So, whilst the impact on housing and infrastructure should be considered there is no requirement to to actually increase the housing numbers.

What do the jobs forecasts say?

There is a wide range of jobs forecasts ranging from 910 pa (Experian), through 950 pa (Cambridge Econometrics) to the extreme forecast of Oxford Economics at 1,480 per annum.

Hart Surrey Heath and Rushmoor (HRSH) Strategic Housing Market Assessment. SHMA Section 5 summary range of forecasts

SHMA Section 5 summary range of forecasts

The SHMA acknowledges that the housing numbers required are extremely sensitive to the jobs growth assumptions made

SHMA 11.1 wide spectrum of forecasts

SHMA 11.1 wide spectrum of forecasts

The SHMA calls for us to plan for 1,200 extra jobs per annum which is closer to the extreme high end of the Oxford economics forecast.

What does the SHMA say about the Employment Forecasts?

Hart Surrey Heath and Rushmoor (HRSH) Strategic Housing Market Assessment. SHMA 11.74 and 11.75 Genuine uncertainty no need to plan for extremes

SHMA 11.74 and 11.75 Genuine uncertainty no need to plan for extremes

The SHMA says that there is genuine uncertainty about the scale of jobs growth that might be expected and the forecasts are widely spread and divergent.

Where would the people come from and where would they work?

We are told that the extra people to fill these jobs would come from other areas:

Hart Surrey Heath and Rushmoor (HRSH) Strategic Housing Market Assessment SHMA 11.56 Population growth from inward migration from other areas

SHMA 11.56 Population growth from inward migration from other areas

If other local authorities are following NPPG, they should already be planning housing for these people. Indeed we have found that many planning authorities are planning for an average of 42% more housing than demographic trends would suggest they need.

But it gets worse, in that the SHMA would lead to many of these inward migrants working outside the district, putting unsustainable strains on the transport network. We already know the rail network is forecast to be running well over planned capacity with no real plan to fix it.

Hart Surrey Heath and Rushmoor (HRSH) Strategic Housing Market Assessment. SHMA 11.51 Excess housing supply could lead to extra out commuting

SHMA 11.51 Excess housing supply could lead to extra out commuting

Currently, more than half of Hart’s working population work outside the district and 40% of the HMA’s working population work outside the HMA.

Hart Surrey Heath and Rushmoor (HRSH) Strategic Housing Market Assessment. SHMA Figure 11.1 and S11.15 out commuting calculation errors

SHMA Figure 11.1 and S11.15 out commuting calculation errors

What would the Hart Local plan be if we planned for fewer jobs

If we planned for closer to 900 extra jobs per annum, we would need 950 houses per annum in the HMA. Hart would need 305 per annum, leading to an overall housing requirement of 6,405 which would mean we wouldn’t need any more green field sites.

Hart Surrey Heath and Rushmoor (HRSH) Strategic Housing Market Assessment. SHMA Figures 11.13 and 11.14 housing projections for range of job growth

SHMA Figures 11.13 and 11.14 housing projections for range of job growth

Taking account of market signals, the housing requirement for the HMA would be around 1,050 per annum. This would lead to Hart’s overall need being around 7,000. Again, we wouldn’t need any more green field sites to meet this requirement.

Hart Surrey Heath and Rushmoor (HRSH) Strategic Housing Market Assessment. SHMA Figure 11.17 Housing projections taking into account market signals and jobs forecasts

SHMA Figure 11.17 Housing projections taking into account market signals and jobs forecasts

What does the SHMA say about economic growth?

The SHMA says it would be more desirable to achieve economic growth through productivity enhancements and it would be a more sustainable solution.

Hart Surrey Heath and Rushmoor (HRSH) Strategic Housing Market Assessment. SHMA 11.55 Better to achieve economic growth through productivity improvement

SHMA 11.55 Better to achieve economic growth through productivity improvement

So, why don’t we go for a more sustainable solution and plan for 900 extra jobs per annum?

New Hart SHMA published: housing target rises despite falling population projections

The Scream - 2016 New Hart SHMA also covering Rushmoor and Surrey Heath

The 2016 new Hart SHMA also covering Rushmoor and Surrey Heath has been published and Hart’s housing target has been increased from 7,534 to 8,022. This increase comes despite the forecast population for 2032 being lower than assumed in the 2014 SHMA.

For those uninitiated in the terminology of the Local Plan, the SHMA is the Strategic Housing Market Assessment. This is the totally objective document that is entirely above any criticism because it is produced by consulting only those who have a vested interest in building more houses.

Just like the last SHMA, a number of spurious assumptions and arbitrary uplifts have been applied to artificially increase the housing target to 53% above what we would need if we stuck to the demographic projections.

Essentially, we are being asked to concrete over our green fields to build houses for people who need to move into Hart to fill fictitious jobs that someone thinks might be possible to create in Hart. Other districts should already be planning to house those people.

Here is the summary of how they did it, followed by our critique of the methodology and results:

2016 new Hart SHMA Figure 12.2 Stages of Objectively Assessed Need Hart Rushmoor and Surrey Heath SHMA

2016 New Hart SHMA Figure 12.2 Stages of Objectively Assessed Need Hart Rushmoor and Surrey Heath SHMA

Demographic Startpoint

They have used the 2012-based population projections to arrive at the 785 dwellings per annum for the whole housing market area (HMA), consisting of Hart, Surrey Heath and Rushmoor. This results in a housing need of 254 dwellings per annum or 5,334 for the whole planning period up to 2032. Already most of this target has been built or permitted in Hart. If we stuck to this, we would not need to grant permission on any of the sensitive green field sites like Grove Farm (Netherhouse Copse), Elvetham Chase (Pale Lane), Owens Farm (West of Hook), Murrell Green or Winchfield.

However, even this starting point is inflated. The new SHMA states that if they used the 2014-based population projections instead, then the starting point would fall by 94 dwellings per annum for the HMA as a whole. The target would fall by 41 dpa for Hart, or a total of 861 dwellings.

2016 New Hart SHMA Figure 6 Appendix H impact of 2014-based SNPP Hart Rushmoor and Surrey Heath SHMA

2016 New Hart SHMA Figure 6 – Appendix H: Impact of 2014-based SNPP projections

Market Signals Uplift

This starting point is then inflated for ‘market signals’ and affordable housing requirements. We agree that there is evidence that younger people cannot get on the housing ladder, or in some cases cannot even rent properties in the area because property prices are too high. The uplifts they recommend increase the target by ~15%, resulting in 903 dpa for the HMA and 292 dpa or a total of 6,132 for Hart. Again, the remaining target for Hart could easily be met from brownfield development at Pyestock (Hartland Village) and Sun Park.

2016 New Hart SHMA Figure 9.22 adjustments to demographic starting point

2016 New Hart SHMA Figure 9.22 adjustments to demographic starting point

However, we do challenge the methodology they have applied in this case. They run two scenarios to estimate the extra houses required to meet the needs of people who are apparently not forming households at the expected rate. These would result in a 7-14% increase in the number of houses.

However, they arbitrarily choose a 15% uplift, which is larger than either of their modelled scenarios.

Even the SHMA itself calls into question whether this uplift will actually achieve anything:

9.72…Of course, there is no way of knowing in advance exactly how improvements in housing affordability would increase household formation rates (if at all)

Moreover, there is no evidence at all that simply allocating more land for development will either increase the number of houses being built or reduce the price of housing. The same section shows that development land in Hart, with planning permission costs £4.1m per hectare (section 9.12). At Hart’s preferred housing density of 30 dph, this equates to the land cost alone of a new home being around £133,000.  Build costs, S106 contributions and a profit for the developer could easily see the sale price of new homes being around £400,000. If housebuilders cannot achieve this level of pricing, then they simply won’t build the houses.

Affordable Housing Uplift

Some further adjustments are then made to lift the housing target 985 dpa for the HMA, or a further 24 dpa (504 in total) for Hart resulting in a total of 6,636 over the whole planning period. Even if this adjustment were accepted, this would still be easily accommodated on brownfield land in Hart.

2016 New Hart SHMA Figure 10.11 estimate of additional households in need

2016 New Hart SHMA Figure 10.11 estimate of additional households in need

There are two issues with this approach. First, column G shows there is a net negative need across the HMA, but Rushmoor needs to find 84 dpa. These are arbitrarily shared amongst all three districts, even though there is no net need across the three districts as a whole. Second, the whole analysis appears to double count the housing uplift for market signals above in that the ‘concealed families’ are already accounted for in the market signals analysis.

Accordingly, we believe this adjustment should be removed from the calculation.

Jobs Growth Adjustment

The most egregious adjustments come from the jobs growth adjustments. The total housing requirement is increased to 1,200 dpa for the HMA. This results in 382 dpa for Hart or a total of 8,022 new houses over the planning period. This increase means it is likely we will have to allocate green field land for development.

We have a number of issues with this adjustment.

First, the jobs forecasts made by outside bodies are simply taken as read with no analysis or critique. We know they are wrong simply by looking at the forecasts in Appendix D. These show the number of jobs in 2015 to be in the range 158-174K depending upon which forecasting house is used. However, the latest BRES data for 2015 shows the total number of jobs to be 143K for the Housing market area.

Second, the projection of 1,200 jobs per annum is far in excess of the 1998-2015 average of 1,029, and the report itself states that it is unrealistic to expect recent jobs growth to continue at the same rate.

Third, they use a very circular argument to account for the number of jobs. The argument is basically, the forecasts say you should have 1,200 extra jobs per annum in the HMA. They then acknowledge the forecasts are unachievable because there won’t be enough people of working age to fill those jobs. So, they then decide we will need to import some extra people and those people will need houses. Clearly, this is not an expression of the ‘need’ for the district.

However, the population projections already assume inward migration from other areas and international migration from abroad. Note that since the Brexit vote, migration from the EU is likely to fall, so these projections may well overstate the level of international migration.

These additional people must be coming from other areas. However, we know from analysis of other authorities that they are also increasing their housing targets by around 42% above the demographic projections. So, the question remains, where will the people come from to live in the extra houses? All local authorities need to meet their own local needs, so if all local authorities plan for far more than they need, we will have too many houses, but we will have concreted over our countryside.

Essentially, we are being asked to concrete over our green fields to build houses for people who might move into Hart to fill fictitious jobs that someone thinks might be possible to create in Hart. And other districts should already be planning to house those people.

It is a farce. This adjustment to the housing targets should be removed.

2016 New Hart SHMA Conclusions

We believe a realistic housing target for Hart is around 6,000. This would meet the needs identified from the most up to date population projections and give a sensible allowance for additional houses to cater for ‘concealed households’ and the younger people who want to get on the housing ladder. Affordability will come from building more smaller properties and taking advantage of the Government Starter Homes Scheme.

This housing target will mean we can build all of our remaining requirement on brownfield sites and still have many brownfield sites available for future generations.

However, given the perilous state of the Local Plan, we can’t simply ask for this to be redone. We must argue in the consultation about the new Local Plan that the housing target in the SHMA is too high, and therefore the plan does not need to allocate as much green field land for development. We have no doubt that there will be a number of developers arguing for an even higher target.

The new Hart SHMA and appendices are available for download below:

Hart Rushmoor & Surrey Heath 2016 SHMA
Hart Rushmoor & Surrey Heath 2016 SHMA Appendices

 

 

 

 

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.

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.

 

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

Rushmoor says it won’t ask Hart to build extra houses

Time to celebrate we don't need so many houses

Time to celebrate we don’t need so many houses

We Heart Hart asked a number of questions at Hart Council’s 29 September meeting. We will come to those in a moment, but the most significant news came from the Leader’s announcement that he had received a letter from Rushmoor Borough Council stating that they would no longer be asking Hart to build extra houses for them.

This is good news in that it either shows that the overall housing numbers for the combined area has been reduced or Rushmoor have found extra capacity, or a combination of the two.

The significance for Hart is that there was a threat that Rushmoor may ask us to build an extra 1,800 houses, on top of our already large allocation of 7,534 houses.  We now know that our remaining requirement will not exceed the current number of around 2,350, and this number may in fact go down if the overall housing target in the new Strategic Housing Market Assessment (SHMA) reduces as we believe it should.

The other significant news from the meeting was that the council believes it will have a SANG capacity of 1,500 homes, over and above the SANG required to deliver Hartland Village (Pyestock). This means that there is now sufficient SANG capacity to bring forward more brownfield sites (of which there are plenty), so we shouldn’t need to grant permission to build on any more of our green fields before 2032 at least.

We also learned that Hart Council has no plans to introduce policy measures to restrict the redevelopment of brownfield sites in the district.

However, we share the council’s concern that if the brownfield sites are delivered as office conversions (as opposed to redevelopments), then there may be a shortage of infrastructure funding.

We await the publication of the revised SHMA, the new policies and the draft Local Plan with interest.

Hart outlines new timetable for the Local Plan

Hart District Local Plan delayed again

Hart Council has outlined a new timetable for delivery of the Local Plan after the most recent delays. The new timetable looks quite ambitious:

27 September2016 – There is to be a workshop to go through the draft overarching policies, but not the spatial distribution strategy itself.  The papers for the workshop are due to be published shortly.

17 October 2016 there will be a special meeting of the Local Plan Steering Group,  open to all councillors, to discuss the Spatial Distribution strategy and the final version of the draft Local Plan. It is not yet clear when the documents related to this meeting will be published. [Update: We now expect the spatial strategy to be released on 11 October].

19 October 2016 – Special Cabinet to decide to go to consultation on the draft Local Plan.

20 October 2016 – Special Council to endorse Cabinet decision to go to consultation.

The dates for the Special Cabinet and Council meetings have been added to the official meeting schedule on Hart’s website.

It is not yet clear when the new Strategic Housing Market Assessment will be published, nor is it clear what the process will be if there are disagreements about the draft plan at the LPSG on 17 October.

Frustration at Local Plan delay

frustration-at-local-plan-delay-fleet-nm-7-sept-2016

Fleet News and Mail have covered our story about the further delays in the Hart Local Plan. The full article can be found here.

It is good to see the leader of the council committing to producing a robust plan based on robust evidence.  We look forward to seeing the new Strategic Housing Market Assessment (SHMA) when it is produced.

Hart Local Plan delayed again

Hart District Local Plan delayed again

Hart’s Local Plan has been delayed again. Councillors who were due to go to a Local Plan Steering Group meeting on 30 August have been told that the meeting has been deferred. The reason given is that they cannot decide the ‘spatial strategy’ until the new Strategic Housing Market Assessment (SHMA) has been agreed.

Apparently, Rushmoor are still holding out for Hart to build 1,600 Rushmoor’s allocation. This could be changed by the new SHMA, but the SHMA remains incomplete because they are changing the methodology is being changed and a new piece of work has been commissioned from the consultants, Wessex Economics. Readers may remember we were first promised the new SHMA in February, then May, and subsequently, Rushmoor have indicated the SHMA would be ready in July 2016. But now we don’t have a date for completion.

This is the latest in a long line of delays:

In October, 2013, when the earlier version of the plan was rejected by the planning inspector, the council said:

“Cllr Parker said that while the council operates under the interim strategy, it is working on an updated Local Plan.

“We expect to put this out for consultation early next year, and would look to submit it to an inspector next autumn[2014],” he added.”

In April 2014, the plan was to have a resubmission plan ready for consultation in October 2015.

In February 2015, the plan was to have a resubmission plan ready for Autumn 2015.

In April 2016, the plan was delayed yet again, with the timetable clearly stating that a draft version of the Local Plan would be published in September 2016. No revised date has yet been given for the draft to be published. The timetable they were working to was:

Full Draft Local Plan – September 2016 (Summer 2016, a couple of months slippage) [now slipped again]

Submission Plan – March 2017 (Autumn 2016, at least 3 months slippage)

Submit to Secretary of State – TBA (Winter 2016, unknown slippage)

Examination – TBA (Spring 2017, unknown slippage)

Adoption – TBA (Summer 2017, unknown slippage)

Of course, there is now a significant risk of the Government stepping in and doing the Local Plan for us.

In the light of the loss of the Moulsham Lane appeal, Hart are working hard on a revised set of policies. These will be discussed by councillors at a special meeting on 27 September, but in the meantime, developers will have a field day. because without a Local Plan and without up to date policies, Hart Council is essentially defenceless.

Don’t hold your breath.

 

Bramshill House proposal will build too many larger properties

Former police college, Bramshill House in Bramshill Parish Hart District Hampshire 16/00720/FUL

Former police college, Bramshill House in Bramshill Parish Hart District Hampshire 16/00720/FUL

We wrote earlier about the new proposed redevelopment of the brownfield former Police College at Bramshill House. We have now gone through the proposals in more detail and found that the developers are intending to build fewer smaller properties and more larger properties than would be suggested by Hart’s housing need. Moreover, CIty and Country’s document does not mention affordable housing at any point in its document.

To recap, Figure 9.8 of the SHMA sets out the estimated housing need by size of dwelling.  Applying these figures to the proposed 283 units and comparing them to the plans set out by the developers shows the following results:

Bramshill redevelopment proposal compared to housing need. Bramshill Parish Hart District Hampshire. Fielden and Mawson Planning application 16/00720/FUL

This shows that they propose to build 9 fewer 1-bed properties than needed, 20 more 2-bed properties, 61 fewer 3-bed properties and 50 more 4+bed properties than indicated by the Housing Needs Assessment.

We think that Hart District Council should take this into account in their evaluation of the proposal and also ensure that suitable affordable housing is built on this site or elsewhere as part of the overall proposal.