Category Archives: Lack of Vision

Hart District Council’s Lack of Vision for the Local Plan in Hart District, Hampshire, England

CCH They Don’t Like It Up Em

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Local political party, Completely Concrete Community Campaign Hart (CCH) have been sent into disarray after our local MP, Ranil Jayawardena took them to task over their lack of a regeneration strategy.

Origins of the CCH They Don’t Like it Up Em Saga

Back in the summer, CCH published a post on their Facebook page saying they had written to our MP to ask about Hart’s housing numbers. They promised to “post any response we receive in due course”.

CCH They Don't Like it Up Em - Post about letter to Ranil

CCH They Don’t Like it Up Em – Post about letter to Ranil

Months passed and CCH went very quiet. A number of people asked politely what had happened to the response. Eventually it came to light that Ranil had answered their letter but CCH was reneging on their promise to publish it. Apparently, Ranil had not answered their question in the way they wanted. Apparently, CCH can renege on promises if things don’t go their way.

Follow Up from Concerned Resident

We understand that a concerned resident contacted Ranil with what they thought were similar questions. Recently the, resident received a reply (shown in full below) that took CCH to task. Ranil felt CCH were “passing the buck” and not getting on with the job they were elected to do.  He also lamented their focus on buying up office buildings outside of the district. He was clearly disappointed that CCH are focused on the ill-fated Shapley Heath green field project to deliver more houses than are actually needed. He pointed out that CCH and the Lib Dems are not showing any leadership around regeneration of our urban centres.

The post related to this response from Ranil can be found here.

Response from CCH – They Don’t Like it Up Em

This has prompted a childish response from CCH, accusing We Heart Hart of being “Facebook collaborators”, whatever that means. We had no involvement in the letter to or response from Ranil.

CCH They Don't Like it Up Em - Accusations of Facebook Collaborator

CCH They Don’t Like it Up Em – Accusations of Facebook Collaborator

They gave a long diatribe about the Brownfield Register, which mostly contains sites that have planning permission, some of which have already been built. Indeed there’s 3,600-3,800 homes identified compared to the meagre 400 we were told were possible in 2015. It is clear the council systematically underestimates the brownfield capacity of the district.

The Civic Quarter is conspicuously missing from the Brownfield register. This site is in public ownership and Hart have been trying to pull together a plan for its regeneration for at least two years. Like with the Shapley Heath project, they have delivered nothing. If the Council can’t even be bothered to put its own land on the brownfield register, what hope is there to persuade developers that they are serious about regeneration?

They also stated that the Hart Shopping Centre was not available for regeneration. This is clearly nonsense. We helped publicise a potential scheme back in 2018. This could have delivered hundreds of new homes and cultural facilities, without a penny of public money. The reason the project has not moved forward is that nobody from Hart Council would meet with representatives of the owners. Again, if the Council won’t take the initiative when an opportunity is presented to them on a plate, then they won’t get anywhere.

It seems CCH want to blame everyone else and not take the initiative to get things done. They are an empty vessel that makes a lot of noise, but lacks any real substance.

CCH They Don’t Like it Up Em – Letter from Ranil

I do not believe that CCH’s ongoing public ‘to and fro’ is in the public interest. Rather, many residents have said that they believe it is an attempt by CCH to ‘pass the buck’ from getting on with the job that they have – for now – been elected to do. The interests of my constituents are not best served through seeking to distort the truth, nor making potentially slanderous comments in public meetings.

My views remain the same. I support my constituents when they tell me that they want to see the development and regeneration of brownfield land first. Planning decisions remain for local councils and it is for Hart District Council (HDC) – which is ruled by CCH and their Lib Dem collaborators – to actually take forward the work needed to assess and procure brownfield land.

CCH have contacted me to ask what brownfield land is available. This is a complete abdication of responsibility. My response to them is very clear – I have my own views, I have delivered regeneration elsewhere; I know that councils have all the powers they need to get on with the job, but this is about leadership. They control the council so, if they are serious about brownfield regeneration, it is important for them to be bold in identifying what brownfield land they would like to acquire for development, whether or not it is on the open market currently. That is why I continue to call for HDC to carry out this work, rather than asking me to do their job for them without the resources of a council behind me.

In seeking to be as helpful as possible, it is not always understood that councils are able to buy land and buildings that are not for sale, through Compulsory Purchase Orders (CPOs). This can and, in my opinion should, be a key part of a robust focus on brownfield regeneration in our area, to improve the look and feel of Fleet’s, Yateley’s and Hook’s retail centres. This way forward relies on the council demonstrating flexibility and ambition – they must be ready to buy today to regenerate tomorrow.

Extraordinarily, whilst local people want the council to invest in our local area – to deliver brownfield regeneration – I am given to understand the CCH/LibDem rulers of HDC are buying buildings in Basingstoke and in the south of Hampshire instead. Why, I do not know, and this is a great shame because this money could have been used locally to begin to turn our retail centres around.

Again, this is about leadership. Only a robust approach will protect the environment surrounding our communities and – whilst it is not for me, nor HM Government, to carry out these studies – many constituents have asked that I continue to urge HDC to do this work and to get them to get on with brownfield regeneration, rather than pursuing their current plans to concrete over a huge number of green fields to build inflated housing numbers.

For the avoidance of doubt, I refer to HDC building an inflated number of houses – despite what I can only conclude is an attempt at political posturing from CCH – because it is they who decided to include 423 new dwellings per year in their local plan. This is far more than was needed, evidence by HM Government’s indicative new homes target for Hart of just 286 per year – 137 new homes a year fewer than those in charge of HDC have decided to build.

I will always champion the best interests of North East Hampshire and I am pleased that the Prime Minister agrees with the approach I have long set out – most recently in in my Constituency Conservation Charter at: ranil.uk/charter – as he recently confirmed that there should not be major developments on green fields. Instead he wants the focus to be on brownfield sites. On 6th October he said:

“You can… see how much room there is to build the homes that young families need in this country… not on green fields, not just jammed in the South East, but beautiful homes on brownfield sites in places where homes make sense.”

I would urge any local resident who has not yet signed my Constituency Conservation Charter to do so urgently, in order that I will have a stronger evidence base to use in making the case for this to HDC.

And that is the truth: whatever I or the Prime Minister think, whatever we would like to see, we create the national policy; we do not decide planning applications nor do we set the Local Plan. The clue is in the name of the latter. Local democracy means that it is for our local council to now get on with it, to provide leadership and to deliver what local people and I are calling for. CCH and the Lib Dems no longer have any excuse.

I hope this provides a helpful update on my position.

Rushmoor leads urban regeneration push

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Rushmoor leads urban regeneration push

Rushmoor leads urban regeneration push

Leader of Rushmoor Council, Dave Clifford has published an article in Get Surrey, setting out how the council is tackling urban regeneration in Aldershot. Full article here.

He acknowledges the challenges facing town centres from increased internet shopping. Their response has been to produce a prospectus for Aldershot town centre. This includes a joined up plan to support redevelopment of areas such as Westgate and the Galleries. But they have also taken a leadership position by acquiring properties on Union Street. This is part of a plan to consolidate ownership, so a redevelopment plan can be put together.

There is much to be done, but it is clear Rushmoor is rising to the challenge.

Well done Rushmoor.

Hart is missing an opportunity

Hart Local Plan to regenerate urban centres

This is in stark contrast to Hart Council. The recent Local Plan consultation acknowledged “The delivery of town centre redevelopment opportunities must be a priority”. However, no significant proposals were put forward to improve the town centres of Fleet, Blackwater, Yateley or Hook. We did put forward some ideas on this in our response to the Local Plan consultation.

It remains to be seen if the new administration has the vision and the political will to tackle these issues.

Fear and Loathing in Hart District

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Fear and Loathing In Hart District

Fear and Loathing In Hart District (with due acknowledgement to Hunter S. Thompson)

Since I set up We Heart Hart, I have travelled quite a lot across the district (fortunately not swigging tequila and popping pills like the author of the book that inspired the title of this post), met with a number of parish councils and of course I have spent, as one of the councillors put it on Thursday, more time in the Hart Council chamber than some of the members.

Over the past few days I have been accused of lying, misleading people and posting inaccurate numbers.  Last night I was harangued at a parish meeting I attended about the leaflet that is dropping through letterboxes now because it didn’t make clear that the author was from Winchfield.  It took a good five minutes before I could get a word in edgeways to explain, that in fact I was from Hartley Wintney, and I didn’t really see my place of residence as being in any way relevant to opposing a new settlement in Hart.

I have been reflecting on these events, and a number of other interactions I have had over the past year and I must admit it has come as a bit of a shock to me to find such a high level of despair, disdain, denial and dysfunction at the heart of the institutions involved in creating our local plan.  I intend no personal criticism of those involved, because I know many are committed people, who are doing their best as a labour of love.  But at the same time, we need to acknowledge there are some serious issues.

Despair from a lady who had spent over 20 years fighting off various development proposals she disagreed with, but clearly without as much success as she would like and despair from residents who feel as though they have no say over deciding the “needs” of our district.

Disdain from senior councillors who give at best perfunctory answers to perfectly reasonable questions. Disdain from council officers who do their best to avoid answering FOI questions and disdain from a number of councillors who according to one senior councillor will not engage in the Local Plan process unless it affects their own ward.

Denial from a council that sought to limit and censor questions that made them uncomfortable and denial from parish councils who either don’t want to engage in neighbourhood planning or from a parish councillor who wished to ignore 1,800 new houses just to the east of his town’s settlement boundary, even though they were in the parish he served.

And dysfunction from a parish council that spent 20 minutes clearly disagreeing about something, with one faction obviously not in agreement with the other, but neither party actually explaining what the point of disagreement was, and certainly no-one proposing a solution.  But the bigger dysfunction, is in parish councils who simply want to pass the development hot potato to another parish and at the district level, it is apparently bad form for a member to ask a question from the floor to hold the executive to account, even when the plan is running two years behind the schedule set out after the last local plan failed at inspection.

I find it astonishing that otherwise sensible and well educated people can behave in this way and despair as to how anyone could think that a good local plan could emerge from such a situation.

I guess I have been lucky, that for most of my adult life, I have had the privilege of joining teams that were already high performing, or played my part in creating and leading high performance teams. I have noticed several key things that mark out good teams from bad ones.  The first is to have a common objective, the second is honesty and respect in communications, third trust in each other and fourth, no matter how bad a situation may be, you need to accept the truth of it for what it is, and then work to fix it, rather than pretend the issue doesn’t exist.  But above all, leadership is required to join it all together and provide some inspiration.

The local Tory party are as split on the Local Plan as the Parliamentary Labour Party, with rural members totally at odds with urban councillors.  The local Lib Dems are split too, with the Lib Dem County Councillor denouncing the idea of a new town, the local candidates for Hartley Wintney ward similarly coming out against a new town, but the sitting members all voting in favour of a new town in Winchfield in November 2014.  The only party with a consistent position, albeit one that I disagree with, is CCH.  There is no common objective for the district, just a set of petty rivalries between parishes.

So, what do we do about this?  Well, there’s a great quote from the book referred to above: “When the going gets weird, the weird turn pro”.  Well the going has certainly got weird, so it’s time for someone to turn pro.

First, I would like to see the council reaching out more to the electorate and asking us what we think are the key issues in the district and asking us whether we feel we “need” another 7,500 houses.  I would also like to see a focus on the regeneration of our town centres in the major settlements, like Fleet, Hook, Blackwater and Yateley.  Many councillors talk a lot about “lack of infrastructure”, but none of them have put forward any ideas on how we improve the infrastructure in the existing settlements.

Second, I would like to see some change in the Local Plan Steering Group Team.  They have all been at it for some time, no doubt many of them were part of the team that put forward the plan that failed in 2013 which has left them with scars.  It is also an all male group, so it would be good to see some of our female councillors appointed to the LPSG to bring a different dynamic to the group.  I really do think some training and group work on conflict resolution and effective conversations will help them and the whole council.

We also need to see some of the councillors lifting themselves up above their own wards and thinking strategically about what is best for the whole district.  Surely it cannot be sensible or sustainable to concrete over green fields, equivalent to 17 football pitches each year to meet our so called housing needs? Many of the councillors complain about poor planning decisions in the district in the past, but are showing precious little sign of learning lessons and changing the process. It is time for some real leadership and some proper vision, and if they don’t have that amongst their number, then they need to bring in some people who do.

We the electorate also need to take some responsibility for the people we elect, and in the medium term, look to elect some new blood to change the perspective and bring new talents.

 

 

 

 

Ranil emphasises the need for infrastructure alongside housing

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Ranil Jayawardena at a brownfield site

Ranil Jayawardena at a brownfield site in Hampshire

Local MP, Ranil Jayawardena has published a new article re-stating his preference for brownfield regeneration and emphasising the need for proper infrastructure to be delivered alongside housing and calling on local councils to take a more active approach.

This is the key passage from his article:

This is an important point. It is clear to me that infrastructure improvements are an absolute necessity for any development – and Government has a role in this part of the equation.

Whether brownfield or greenfield, infrastructure is critical to ensure that these developments not only provides homes for our friends and children, but are taken as opportunities to improve the way of life for existing residents. Whether brownfield or greenfield, development should not come before infrastructure.

I welcome the Hampshire Combined Authority proposal, specifically a ten-year Transport Investment Fund to be used to significantly improve our roads and public transport. This is a good start, but to plan our future, we must consider the past. We should be thinking about the existing infrastructure deficit also and how this can now be mitigated, so that existing residents end up with a better deal.

It is only right that infrastructure is delivered alongside any new development, rather than leaving communities hoping for improvements in the future, when our roads are already jammed and our trains are already crammed.

Ranil also calls on Local Authorities to take a more active role in developing their areas, by actively considering Compulsory Purchase Orders and using development profits to fund additional infrastructure:

There is another way to fund infrastructure, of course. If regeneration is led by local government, through its ownership of the land (whether by private treaty or CPO), the profit that local government makes from the redevelopment can be invested in infrastructure or for the benefit of taxpayers. This is particularly important with brownfield sites, since sites may not be viable – after taking into account a developer’s profit – if they are also required to pay CIL/s106 at the normal level and it would not be good to see large-scale brownfield regeneration without any infrastructure improvements.

Through this vision of active local government, brownfield regeneration genuinely benefits local people, rather than shareholders of a developer, through improved infrastructure and lower Council Tax.

I should probably say that I accept, often, brownfield sites are not in common ownership and, even if they are, the landowner doesn’t wish to develop them. To my mind, however, that is not a reason for brownfield to be put in the ‘too difficult’ pile. Rather, I believe local government has a role to outline how it wishes to comprehensively improve the existing built environment, through purchasing and redeveloping land if not already in its ownership

We wholeheartedly welcome Ranil’s new intervention and we can only hope that Hart District Council are listening. We urge you to sign Ranil’s petition using the button below.

 

Sign Ranil's Petition

 

 

Community Campaign Hart takes aim at the Heart of Hart

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Hart District Council takes aim at the Heart of Hart

Community Campaign Hart takes aim at the Heart of Hart

Community Campaign Hart (CCH) have published a new newsletter on their website that calls for a new settlement to destroy the Heart of Hart in Winchfield.

In their article they make criticism of We Heart Hart and the good residents of Winchfield, and come to the conclusion that the only viable option for delivering the housing we need is a new settlement of 3,000-5,000 houses in Winchfield.  In their article they make a number of assertions that we believe are false, and will now seek to correct them, point by point.  But first, it is important that we start with the areas where we agree with CCH.

Points of Agreement

CCH say:

Until Hart have an LDP which meets the approval of a Government-appointed inspector, developers are in effect able to build on almost any greenfield site they choose

We broadly agree with this, although as in the case of Hop Garden Road in Hook, sometimes common sense can prevail especially now that Hart has more than 5 years of land supply.  However, if CCH are so concerned about the lack of a Local Plan, they should work more closely with We Heart Hart and others to ensure that Hart Council takes proper steps to improve the management of the Local Plan project that has slipped its timescale by two years within two years.  They would do better to use their time at council meetings to ask questions about the local plan rather than seek to stifle difficult questions.

Points of Difference

1. CCH say:

There just isn’t enough brownfield land available to accommodate that number of new homes, unless we are going to build high-rise tenement blocks along the length of Fleet Road.

This is simply not true on a number of levels.  First, the council hasn’t even created a proper register of brownfield sites so it hasn’t properly assessed capacity.  Second, our own work has shown there’s capacity for between 2,438 and 3,688 units, compared to the remaining unsatisfied “need” of 2,900 given at the last cabinet.

Derelict Offices in Fleet, Hampshire

Derelict Offices on Fleet Road in Fleet, Hampshire

Third, parts of Fleet Road are a disgrace to the district and should be redeveloped, not with tenements, but with mid-rise (say 3-4 storey) high quality apartments to help young people get on the housing ladder.  Finally, there is brownfield capacity all over the district including Ancell’s Farm, Bartley Wood, Pyestock, Bramshill and Guillemont Park.  They really should get out more and see all of the vacant offices around the district.

2. CCH say:

With a mainline railway station far closer to it than to any other new development in Fleet; with the option to integrate new roads onto the A30 and through to the M3; together with sufficient scale to fund three new primary schools and a new secondary school, Winchfield strikes many as being the best compromise

This is economic incompetence of the highest order.  The council’s own assessment of infrastructure needs points to costs of over £300m for a new town including the schools, but not including improvements to healthcare.  The ballpark estimate for developer contributions made by a senior Hart Councillor is around £40m.  There’s already a £78m infrastructure funding deficit in the district and £1.9bn across Hampshire.  Not only would a new town at Winchfield destroy green fields, it would destroy ancient hedgerows and put at risk SSSI’s and SINCs, but it would no doubt further increase congestion in Fleet and Church Crookham.

3, CCH say:

Consequently they have resorted to social media and other marketing techniques to promote the ‘wehearthart’ message.

However, their messaging is incomplete. They point to the council wishing to build a new town at Winchfield and seek to demonize anyone who may have reached the conclusion, however reluctantly, that a new town at Winchfield is the least worst solution out of an abhorrent set of options. They do not explain what the alternatives are, as the National Planning Policy Framework (NPPF) mandates that this level of housing must go somewhere within Hart’s borders

We do not see what is wrong with communicating with the public using social media on the serious issue of the Local Plan, particularly when the council gets its own facts wrong.  However, We Heart Hart has explained what the alternatives are at some length, and the CCH Chairman of the council sought to have questions that we raised to indicate a different path censored at council meetings.  The alternatives are:

a) Reduce the alleged housing need by challenging the SHMA, particularly taking into account the latest DCLG population forecasts that indicate a lower population in 2031 than assumed in the SHMA and the reducing ridiculous jobs forecasts.  CCH would do well to engage with this debate instead of seeking to censor it.

b) Explore the options for reducing the assessed housing need by exploring so called “policy on” options to protect the environment and ecology.  Note that Winchfield is beautiful countryside in its own right, but is also within the 5km zone of influence of the Thames Valley Heath SPA.

c) Properly get to grips with brownfield options by establishing a brownfield register, actively encouraging landlords to redevelop their derelict sites and exploring the use of Compulsory Purchase Orders on sites that have sat vacant for years with no apparent signs of progress (e.g. Hartland Park aka Pyestock).

Hartland Park (Pyestock) near Fleet, Hart District, Hampshire, warehouse development not started

Brownfield site: Hartland Park (Pyestock) near Fleet, Hart District, Hampshire, warehouse development not started

CCH need to wake up, smell the coffee, listen to Ranil Jaywardena and use their talents to establish a different vision to protect the countryside they profess to love rather than coming out with incomplete, inaccurate nonsense.  Be careful who you vote for in next year’s local elections.

This story now covered in the local press, see here.

Petition Response: Develop a vision to protect Hart’s rural nature

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Hart in Heart of Hart, Winchfield, Hart District, Hampshire

Hart in the Heart of Hart, Winchfield

As we posted earlier, we have submitted the We ♥ Hart petition with 2,130 responses to Hart District Council and the council have set out the process by which they will consider the petition.

We have drafted some suggestions as to how the council should respond  and sent them to Council leader, Stephen Parker.  We have a chance to put these ideas to Cabinet on 1 October at 7pm.  Please tell us if you are coming along to give us your support and please e-mail your councillors to ask them to support these proposals and incorporate them into the forthcoming consultation about the Local Plan.

The full set of suggestions can be found here.

This suggestion relates to developing a vision to protect Hart’s rural nature.

We ask that that the Council develops a vision and strategy for Hart that retains its role as a rural, green hinterland for NE Hampshire that respects the separate character and identity of Hart’s settlements and landscapes and preserves the green spaces as amenity space for the urban settlements.

You may recognise the words above as taken from the withdrawn 2013 Core Strategy.  This was, and remains a good vision.  We ask that as a minimum, the forthcoming Regulation 18 consultation sets out at least one potential “vision” for the district, and that one of the “vision” options includes words to this effect.

How Hart Council should respond to the We Heart Hart petition

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Vacant brownfield Block at Ancells Farm, Fleet, Hart District, Hampshire

Vacant Office at Ancells Farm, Fleet, Hampshire

As we posted earlier, we have submitted the We ♥ Hart petition to Hart District Council and the council have set out the process by which they will consider the petition.

We have drafted some suggestions as to how the council should respond  and sent them to Council leader, Stephen Parker and they are shown below.  We have a chance to put these ideas to Cabinet on 1 October at 7pm.  Please tell us if you are coming along to give us your support.

Please e-mail your councillors to ask them to support these proposals.

 

Dear Stephen,

Thank you very much for your email.

As you know the petition is from 2,130 signatories, nearly four times the number that responded to Hart Council’s consultation last year and more than ten times the number of people who expressed a first preference for a new town and is therefore a very significant expression of local opinion.

I welcome your approach to treat the petition seriously.  My understanding is that a petition of over 1,000 signatories would trigger an automatic debate at full council.  However, I do believe a debate at Cabinet is more likely to be more productive, so I support the approach you suggest.

As you might expect, I have my own suggestions as to what the appropriate responses to the petition should be and I set them out below for your consideration, interwoven with the petition objectives:

  1. To reduce the overall housing allocation for Hart District

 I think there are two broad approaches to this.  First, challenge the SHMA to reduce the overall housing allocation for the whole HMA.  If this is successful, then it will have a two-fold effect of reducing Hart’s own need and also reducing the risk of overflow from Surrey Heath and Rushmoor.  I believe the key arguments are around inward migration assumptions; average household size and in particular jobs growth assumptions which are at a rate nearly double what was achieved over the economic cycle from 1998-2012 and will result in unprecedented levels of participation in the labour market (rising from around 70% to around 86%) for those of employment age.  I gave more detail on these arguments at both the Hop Garden Road appeal and in my response to the Rushmoor Local Plan.  More detail can be found here. However, I do recognise it is difficult for the council to challenge its own document and I await Rushmoor’s response to my strong challenge, but I do understand that the SHMA may be re-visited and it would be helpful if the council would commit to challenging the assumptions set out above as part of that process.

Second, in conversation with a number of professionals in the planning sector, I have been told a number of times, that it is uncommon for councils to explore fully their “policy on” options with regard to environmental and other constraints.  One of the main attractions of Hart as a district is its rural environment with associated SPA, SSSI’s, SINCs, green space and wildlife.  May I suggest that a proper environmental study is carried out to set out the value of Hart’s environment and ecology to build an argument for not meeting the full requirement of the SHMA?  I know that WAG is working on some proposals in this area with some of the rural parishes and would be keen to discuss the matter with you and offer to share the costs of preparation. 

  1. Demand that the Council develops a vision and strategy for Hart that retains its role as a rural, green hinterland for NE Hampshire that respects the separate character and identity of Hart’s settlements and landscapes and preserves the green spaces as amenity space for the urban settlements.

You may recognise the words above as taken from the withdrawn 2013 Core Strategy.  This was, and remains a good vision.  I would ask that as a minimum, the forthcoming Regulation 18 consultation sets out at least one potential “vision” for the district, and that one of the “vision” options includes words to this effect.

  1. To require that the housing need is met by building on brownfield sites and increasing density in our existing urban areas

Last November, the council’s estimate of brownfield capacity over the entire plan period was around 750 units (taken from parts 1 and 3 of the SHLAA as per the FOI request I made) out of the then remaining 4,000 units to build (or grant permission for) up to 2032.  Since then considerable progress has been made in identifying and in some cases granting permission on additional brownfield sites:

LocationNumber of Dwellings
Guillemont Park Phase 1 (not included as brownfield site in SHLAA) 150
Guillemont Park Phase 2320
Ancells Farm, Fleet370
Bartley Wood, Hook200
Fleet Road, Fleet220
Bramshill House350
Fleet Police Station50
Extra dwellings at Landata House28
Total1,688

All of the dwellings above were not included as brownfield sites in the SHLAA.  Guillemont Park (Sun Park) was in the SHLAA but for a lower number of units, and in Part 2, which was not considered to include brownfield locations.  Since last November revised permission has been granted at Landata House for 28 more dwellings than were included in the 5 year land supply calculation.

If the original 750 units were to be added to the 1,688 units identified above, then that amounts to a total of 2,438 potential units on brownfield.  If it were possible to increase the density (from 30dph to a still reasonable 80dph in urban areas) on the original 750 units, the total identified capacity would rise to some 3,688 units.

The remaining requirement of 4,000 has of course been reduced by the unfortunate decisions to allow development at Watery Lane (300 units) and Hawley Park Farm (126 units) leaving the remaining allocation at 3,574.

It is clear that with some creativity and energy, the gap between the remaining allocation of 3,574 and the currently identified brownfield capacity can be closed by working on a combination of reducing the overall allocation by reducing the SHMA or applying environmental “policy on” considerations, increasing density and finding more brownfield sites.

In the light of this, I welcome the paper that is to be put before Cabinet next week, signalling the more positive approach that the council proposes towards building housing on previously developed land.

I would ask though, that you consider some further steps:

  • Creating a new, formal “reasonable suitable alternative” option of meeting the remaining housing allocation solely through brownfield development.  This option should appear in the consultation paper.
  • Creating a complete database of all of the potential brownfield sites in the district, including those not in the October 2014 SHLAA and those not yet formally promoted to the council, including sites such as Bramshill House, Pyestock (aka Hartland Park), Sun Park, Ancells Farm, Bartley Wood, Fleet High St, Fleet Police Station and all of the run down town centres (e.g. Fleet, Yateley, Blackwater and Hook).
  • Inviting leading architects to compete to produce some visionary outline schemes of what a “brownfield solution” might look like for the district, taking into account changing demographics, changing shopping habits driven by the internet and achievable housing densities.
  • Organising a conference with the architects, land owners, developers and local community representatives with the objective of identifying the art of the possible for brownfield development amongst the competing solutions from the architects.
  • This could be done in conjunction with the neighbouring authorities of Surrey Heath and Rushmoor, particularly given the massive amount of current and forecast vacant employment land and Rushmoor seeking to protect 96 Ha.
  1. To request that future housing stock reflects the needs of the changing demographics of the district.

I set out in a question to council earlier this year that Hart will need to deliver around 2,500 housing units to meet the needs of the ageing population.  I contend that a new town will simply build the wrong type of accommodation in the wrong place to meet those needs.  It would be far better if these were built on brownfield sites in more urban areas, close to amenities such as doctors, post offices, shops and so on.  When the elderly move into these types of development, their well-being improves and of course, they free up conventional housing stock for families.  Could I therefore ask that the forthcoming consultation paper contains specific proposals on how the needs of the ageing population will be met?

  1. To demand the council and government do not plan for any new settlement in Hart that will act as a sink for the unmet housing need in neighbouring areas.

Addressing points 1, 2, 3 & 4 will render a new town unnecessary particularly when you consider the:

I do hope you find these suggestions helpful.  I would be grateful if you could circulate them to planning officers and Cabinet members for their consideration.

We Heart Hart Petition submitted to Hart District Council

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We Heart Hart Campaign Logo

We Heart Hart Campaign Logo

Last Saturday, we submitted the We Heart Hart petition to Hart District Council.  We chose this time so that the petition would be considered before the new proposed restrictions on petitions were able to come into force.  They have now acknowledged receipt of the petition and Council Leader, Stephen Parker will consult we me in due course.

Council rules state that petitions with more than 1,000 signatories will trigger a debate of the full Council.  At the time the petition was submitted there were 2,130 signatories.  This is nearly four times the number of people who responded to Hart’s consultation and more than 10 times the number of people who expressed a preference for a new town.  According to the Council Petition Scheme, the petition may also be debated by Cabinet.

The aims of the petition that all signatories signed up for were:

  • Demand that the Council develops a vision and strategy for Hart that retains its role as a rural, green hinterland for NE Hampshire that respects the separate character and identity of Hart’s settlements and landscapes and preserves the green spaces as amenity space for the urban settlements.

Please comment on this post or on our Facebook page or Twitter feed with your ideas on what we should say at the consultation and for content of the motion to be debated at Council.

Hart District and Rushmoor can meet their housing needs from brownfield sites for 50 years or more

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Hartland Park (Pyestock) near Fleet, Hart District, Hampshire, warehouse development not started

Brownfield site: Hartland Park (Pyestock) near Fleet, Hart District, Hampshire

A new paper by young architecture graduate, Gareth Price shows that Hart District and Rushmoor Borough could build 49,000 homes on brownfield sites by shedding the old models of the past and adopting a more modern approach of building higher density developments in existing urban areas.  This would avoid urban sprawl and protect our green fields to act as amenity space for the enjoyment of all.

Gareth’s document goes through many of the brownfield sites in both Hart and Rushmoor and applies modern techniques to demonstrate how more can be made of existing land to build more affordable homes on brownfield sites in urban areas to meet the needs of younger people who are struggling to get on the housing ladder and the elderly who will more, smaller more manageable homes closer existing amenities and infrastructure.

The paper illustrates also illustrates where these techniques have been applied in London and on the continent to create vibrant, cohesive communities.

This paper is exactly the sort of thing that We Heart Hart had in mind when we put forward our 5-point plan for improving Hart’s approach to the Local Plan where we called for a competition to be held amongst architects to illustrate the art of the possible on our brownfield sites and provide a vision to guide the regeneration of our urban town centres as an alternative to endless urban sprawl across our green fields.

No doubt there will be some who will disagree with the level of development intensity Gareth proposes for some areas in Hart, where he concludes we could build 25,000 homes on them.  However, it is clear that the capacity of the brownfield sites he has studied is very much greater than the 700 dwellings Hart has said we could deliver over the period up to 2032.  Indeed, according to our brownfield monitor the capacity is already up to 2,360 units in just 6 months.  We must challenge Rushmoor to make more of their brownfield sites.

The paper can be downloaded below:

 

A sustainable approach to building on brownfield sites in Hart District and Rushmoor
A sustainable approach to building on brownfield sites in Hart District and Rushmoor
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Link

Hart Council Local Plan behind Schedule

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Hart District Local Plan Project Behind Schedule

Hart District Local Plan Project Behind Schedule

Hart Council is falling behind its own schedule for the delivery of the Local Plan.  This is exposing the district to increasing pressures from developers who have more latitude to push through inappropriate development when there is no Local Plan in place. This does not engender a great deal of confidence that the rest of the project will proceed to schedule.

According to their own schedule they are apparently slipping in these areas:

  • The Employment Land Review is not complete – they have consulted, but not published an updated document.  It is based on the same pie in the sky job forecasts as the SHMA.
  • The Retail and Main Town uses should have been finished in March. There is no document about this subject beyond 2012 on Hart’s website.
  • The landscape capacity assessment should have been completed in April, but again nothing published on their website.
  • Settlement hierarchy paper should have been completed in May.
  • A shortlist of strategic sites for Phase 2 testing should have been complete in April, but it is my understanding that this decision has yet to be taken.
  • The Vision should have been completed in May, again nothing published.

After receiving an unsatisfactory response to a question raised at Hart Council back in April, we raised a Freedom of Information request to receive a copy of the project they are following to deliver the Local Plan. The document we received can be found here. It is clear they are suffering from “unwarranted optimism”.