Hart Council delays the Local Plan again

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This is where the miracle occurs

This is where the miracle occurs

In answer to questions put to Hart District Council at the 31 March meeting, it appears as though the Local Plan timetable has slipped again.

We have reported on earlier slippages that occurred last September here and here. The new timetable was given in the minutes of the council that are published here, in the answer to the supplementary to question 1 in Appendix A. Apparently now the draft Local Plan for submission to the inspector will now be published ‘early next year’.

The revised timetable (with prior timetable and movement in brackets) now looks like this:

Full Draft Local Plan – September 2016 (Summer 2016, a couple of months slippage)

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)

Given the delays in publishing the revised SHMA, the re-run of the recent consultation coupled with the change in management, bringing in East Hampshire to run the project, it was probably inevitable that some slippage was going to occur.  However, we now running a significant risk of the Government stepping in and doing the Local Plan for us.

Hart Council launches important brownfield study

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Derelict Offices in Fleet, Hampshire

We are delighted to announce that Hart Council will today launch a study to give a strategic overview of the brownfield capacity in the District that can be used to meet our housing needs.  We Heart Hart has worked with Daryl Phillips to help set the terms of reference for the study, and the project will draw on some of the work carried out by Stonegate Homes, We Heart Hart and supporters like Gareth Price.

This news comes hot on the heels of yesterday’s announcement that M&G have entered into a joint venture with Berkeley Homes to redevelop Pyestock (aka Hartland Park).  Taken together with this new study, it should mean that we have sufficient capacity to meet our housing needs on brownfield sites alone for decades to come.

The purpose of the work is to ensure that the supply of deliverable brownfield land is boosted significantly by seeking a commercial market view as to what can be realistically expected to be delivered  over the Local Plan period.  This information can be used to demonstrate to the Planning Inspector that the resultant capacity is deliverable.

The work will also look to demonstrate through case study examples that higher density levels of development can be delivered in a pleasing environment compatible with surrounding development.  Hopefully, these concept schemes can be used to assuage the fears of some of the urban councillors about higher density development.

Hart has chosen to work on this project with three partners.  Eastleigh Borough Council’s urban regeneration unit will lead the work, supported by Hollis Hockley and Hurst Warne who will give commercial advice.

We warmly welcome this initiative and will work collaboratively with Hart Council and provide any assistance that we can. It shows that Hart is slowly accepting that there is much more brownfield capacity in the district than they previously thought and this project should help to unlock the barriers to delivery.  This should mean we can meet all of our remaining housing need from brownfield sites alone, so won’t need a new town, nor will we need any urban extensions.  Hopefully, all of the campaign groups across the district can get behind this project.

The detailed terms of reference of the study are:

Objectives

The primary objective is to assess the extent to which Hart is able to meet its growth requirements through the use of Previously Developed Land (PDL).

Understanding the suitability and availability of PDL to accommodate growth will in turn help determine the requirement for the release of green field land. The identification of sites for development must also be founded on a robust and credible assessment of the suitability and availability of land for particular uses or a mix of uses and the probability that it will be developed. As a result of exploring this primary objective, the following objectives will also be addressed:

  • To identify the potential obstacles to delivery of PDL and outline strategies for overcoming these obstacles and levers that planning authorities can pull to encourage sites to come forwards
  • To produce high-level illustrative concept schemes for three of the identified sites covering town centre locations and vacant office blocks to demonstrate as examples that high density developments can be attractive places to live and add to the vitality of the district

Scope

  • Assess locations across the district with particular focus on the urban centres of Fleet, Hook, Yateley and Blackwater and the employment zones including Ancells Farm, Bartley Wood and Waterside.
  • Prepare high-level illustrative concept schemes for three sites including Ancells Farm, Fleet Road (between tackle shop and new McCarthy and Stone development) and the civic area including Flagship House, Admiral House, Hart’s Offices, Victoria Road Car Park and the Harlington Centre and Library. [We understand that since these terms of reference were written, the civic area has been changed to look instead at how Church Road car-park and the surrounding area could be redeveloped into mixed use, including an underground car-park].

 Approach

  • Identify shortlist of partners and select appropriate architect/urban planner partner(s) to work with
  • Share existing material with partner(s), (New sites put forward as part of consultation (such as Gareth Price work), background reports from various sources including Stonegate report, existing SHLAA and sustainability assessments)
  • Desk-based study of broad locations to work up areas and capacities
  • Targeted contact with land-owners and commercial agents to identify obstacles to delivery
  • Create high-level illustrative concept schemes for three locations focusing on how high density development can be delivered in a pleasing environment whilst also meeting functional needs

Deliverables

  • Schedule of sites to include site name, location, size, capacity and type of housing and likely delivery timelines from which total PDL capacity can be derived
  • Three sample high-level schemes
  • Report of obstacles and strategies for overcoming the obstacles

Timeline

  • 8-12 weeks after partner selection

 

Breaking News: Berkeley Homes enters into joint venture agreement to develop Pyestock

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

In a very exciting development, We Heart Hart understands that Hart Council announced tonight that St Edward (part of Berkeley Homes) has signed a joint venture agreement with M&G (part of the Prudential Group) today to redevelop Pyestock (aka Hartland Park) and build around 1,500 new homes on the site.

This is testament to the hard work from Daryl Phillips and the council team in trying to get the land released for housing.

We believe this effectively kills off the flawed plan for a new town at Winchfield and should also mean that we don’t need any urban extensions and can meet our housing needs on brownfield sites alone for decades to come. We now think that the brownfield capacity in the district is around 4,000 homes, well above our residual requirement of around 2,500.

This is exceptionally good news.

More to follow when we hear more…..

[Update 1]

The agreement commits to build subject to planning permission. We understand that contamination is a major concern. For commercial use, the cost of decontaminating the land was expected to be £8m. For residential use the cost is likely to be much more.

There is also a traffic limit imposed through the previous commercial permission which is a source of concern. There are also some worries that Rushmoor will seek to object to the development and some residents may also object because the traffic levels will be perceived to be higher.

However, if everyone works positively, and are realistic about viability, then this project should happen.

[Update 2]

We Heart Hart understands that the new development will require significant SANG, by our calculations around 28-30 Ha.

[Update 3]

Hart Council publishes press release regarding Hartland Park redevelopment.

Hart Council Press Release regarding Hartland Park (Pyestock)
Hart Council Press Release regarding Hartland Park (Pyestock)
Download Now!231 Downloads

[Update 4]

BBC news report here and Eagle Radio report here

New town plan savaged by Winchfield Parish Council

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Winchfield Parish Councillor

Winchfield Parish Council’s (WPC) submission to the Hart Local Plan consultation has been covered in Fleet News and Mail and Get Hampshire.

They cover much of the ground that was covered in our post about WPC’s representations to the consultation, quoting our view that their submission “is an eloquent and devastating attack on the whole idea of a new town”

For more information, see the full submission and covering letter in the downloads below:

 

Cover letter:

Winchfield Parish Council Cover Letter
Winchfield Parish Council Cover Letter
Download Now!298 Downloads

Full response:

Winchfield Parish Council Local Plan Consultation response
Winchfield Parish Council Local Plan Consultation response
Download Now!303 Downloads

#StormKatie floods Winchfield for fourth time in 3 months

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Flood Taplins Farm Lane Winchfield 28 March 2016 #StormKatie Storm Katie.

Flood Taplins Farm Lane Winchfield 28 March 2016

Storm Katie has wreaked havoc across southern England today, and several roads and fields in Winchfield, Hampshire have flooded again, for the fourth time in three months. Floods also occurred on the 4th of January, 7th January and 9th March 2016.

The map of the floods we found is shown below, together with a carousel of images:

Floods in Winchfield and Hook 28 March 2016 #StormKatie

Floods in Winchfield and Hook 28 March 2016 #StormKatie

 

Given this level and frequency of flooding, we really to have to call into question the suitability of Winchfield as a location for a new town in the Local Plan.

Flood Taplins Farm Lane Winchfield 28 March 2016 #StormKatie Storm Katie.

Flood Taplins Farm Lane Winchfield 28 March 2016

Flood Taplins Farm Lane Winchfield 28 March 2016 #StormKatie Storm Katie.

Flood Taplins Farm Lane Winchfield 28 March 2016

Flood Taplins Farm Lane Winchfield 28 March 2016 #StormKatie Storm Katie.

Flood Taplins Farm Lane Winchfield 28 March 2016

Flood Field Station Road Winchfield 28 March 2016 #StormKatie Storm Katie.

Flood Field Station Road Winchfield 28 March 2016

Flood Field near Pale Lane Winchfield 28 March 2016 #StormKatie Storm Katie.

Flood Field near Pale Lane Winchfield 28 March 2016

Flood Field near Pale Lane Winchfield 28 March 2016 #StormKatie Storm Katie

Flood Field near Pale Lane Winchfield 28 March 2016

Flood Field near Pale Lane Winchfield 28 March 2016 #StormKatie Storm Katie.

Flood Field near Pale Lane Winchfield 28 March 2016

Flood Totters Lane Hook 28 March 2016 #StormKatie Storm Katie

Flood Totters Lane Hook 28 March 2016

Flood Totters Lane Hook 28 March 2016 #StormKatie

Flood Totters Lane Hook 28 March 2016

Flood Totters Lane Hook 28 March 2016 #StormKatie

Flood Totters Lane Hook 28 March 2016

CPRE Hampshire says Winchfield is a ‘poor option’ in response to consultation

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CPRE Hampshire Logo

The Campaign for the Protection of Rural England’s (CPRE) Hampshire branch have responded to Hart Council’s Local Plan consultation and condemned the whole idea of a new town at Winchfield. Their full response can be found here.

In it, they say that they do not accept that a new town is a valid approach and describe it as a ‘poor option’. They also challenge the housing need figures, pointing out that the (allegedly) Objectively Assessed Housing Need is 58.6% above the latest Government household projections.

This response, coupled with Winchfield Parish Council’s very strong response, really does call into question the whole idea of a new town in Winchfield.

 

 

 

Winchfield Parish Council demolishes the new town idea in their response to the Local Plan Consultation

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

Winchfield Parish Council (WPC) have submitted their response and covering letter (see downloads below) to Hart Council’s Local Plan consultation and effectively demolished all of the arguments supporting Hart’s new town idea.  The response was pulled together with the help of professional planners at John Boyd Planning Associates.

There are four main planks to WPC’s argument:

  1. Lack of evidence to justify the need for a new settlement
  2. Winchfield is not a suitable location for a new settlement
  3. A new settlement is not a viable approach
  4. There should be more of a focus on alternatives such as brownfield development and dispersal

The lack of evidence is demonstrated by the fact that Hart has not yet consulted upon the issues recommended by Peter Village QC namely, employment, retail, transport, and infrastructure. Moreover, it is premature and illogical to be conducting the consultation now when the Strategic Housing Market Assessment (SHMA) is being revised and we don’t know what the Objectively Assessed Need is going to be. They also note the work done by Alan Wenban-Smith that seriously challenged the numbers in the existing SHMA.

The challenge to the suitability of Winchfield as a location is demonstrated by the significant barriers to delivery outlined by Hart themselves such as education, transport and foul water drainage. They also point out that the main argument used in favour of a settlement at Winchfield, the presence of a railway station, is undermined by the suggestion that the station would have to be relocated to support the new town. There are also significant doubts about the capacity of the available sites to accommodate a new settlement of sufficient size to be viable, especially when one considers the environmental constraints such as SSSIs and SINCs as well as the space that will have to be found for SANGs, shops, car-parks, schools and recreational facilities. Not only that, but the disparate nature of the sites will make it very difficult to plan a coherent and compact nuclear settlement.

WPC also challenge the viability of a new settlement by pointing out the massive costs of infrastructure with no evidence being presented to indicate how these costs would be met.  The NPPF (para 47 & 173) calls for housing and infrastructure to be planned together, so if it cannot be demonstrated that the right infrastructure can be funded and built, then the whole new town idea could be rejected by an inspector and the Local Plan found unsound.

WPC’s submission welcomes Hart’s belated focus on brownfield development, but criticises them for ignoring an important study by Stonegate Homes, the further opportunities presented by the changes to permitted development rights and the results of Hart’s own findings of new “Zones of Brownfield Opportunity”.  They also point out that Hart’s ‘Economic Development Strategy’ (2015) identifies that the District Council must direct its resources to urban regeneration, and that focusing growth in and adjacent to Hart’s main settlements would
boost investment in infrastructure and regeneration in the locations where it is needed most and help close the £78m funding gap.

Finally, they say that it would be inappropriate to try and meet the housing needs of our ageing population through a new town option.

All in all, this is an eloquent and devastating attack on the whole idea of a new town and is very much in-line with what We Heart Hart has been saying for months.  We can only hope that the councillors will take heed of such an important report from professional planning consultants and get the Local Plan back on track to being found sound at inspection.

 

Cover letter:

Winchfield Parish Council Cover Letter
Winchfield Parish Council Cover Letter
Download Now!298 Downloads

Full response:

Winchfield Parish Council Local Plan Consultation response
Winchfield Parish Council Local Plan Consultation response
Download Now!303 Downloads

response  covering letter

CPRE shows that brownfield sites deliver faster than green field sites

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CPRE study shows brownfield sites complete faster than green field sites

New research from the Campaign to Protect Rural England (CPRE) has shown that brownfield sites are delivered around 6 months faster than green field sites.

The new detailed research report, carried out by construction consultants, Glenigan, covered 15 local authorities across England between March 2012 and December 2015. The data reveals that the time between planning permission being granted and construction work starting is generally the same for brownfield and greenfield sites, but that work on brownfield sites is completed more than six months quicker.

This new research illustrates that prioritising investment in brownfield sites is a highly effective way of building the homes we need. The research undermines claims that brownfield is either too slow or inconvenient to develop in comparison to greenfield.

In Hart’s case, it is also clear that brownfield sites have a much better chance of meeting the actual housing needs of the people of Hart, as it is much more likely that they will deliver the ~3,800 much needed, smaller 1 and 2-bed properties for the young as well as specialist units for the elderly that make up around one third of our housing need.

The case for a brownfield solution to our housing need gets stronger by the day.

As a result of this research, CPRE calls for changes to Government policy:

  • Amend the National Planning Policy Framework (NPPF) to make the intentions of Ministers clear and prioritise the use of suitable brownfield sites in urban areas over greenfield – including empowering councils not to allocate greenfield sites in local plans and to refuse planning permission on greenfield sites where these would compete with suitable brownfield sites
  • Commit to seeing development started on 90% of suitable brownfield sites by 2020, rather than just aiming for planning permission on 90% of suitable sites by 2020
  • Make suitable brownfield sites the first priority for any public funding, and prevent public funding for greenfield sites where these would make competing demands
  • The Government should reform the New Homes Bonus to invest billions in regenerating brownfield sites
  • Make clear that planning and fiscal policies promoting brownfield development are focused on existing towns and cities, and damage to brownfield of high environmental or heritage value should be avoided

 

Winchfield Floods again

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We have been sent a short movie showing flooding again on Station Road between Bagwell Lane and the Hurst on 9 March 2016.  This is in addition to the floods we documented on 4 Jan and 7 January 2016.

Surely, it cannot be sensible to plan for a new town in a place that has flooded three times in less than three months.

Please respond to the Hart Local Plan consultation by 18 March 2016

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Hurry up, time is running out to respond to the Hart Council consultation about the Local Plan.

The consultation has now closed

The deadline for submissions to Hart Council’s Local Plan consultation is tomorrow, Friday 18th March.  So, please do respond.

Here is a quick reminder of the key arguments to help you make up your mind on how to respond:

First, there is a brownfield solution to meet our remaining housing needs that will not require either a new town or new urban extensions. The proposed densities in the brownfield option are not at all demanding, with an average density on the SHLAA sites of around 25 dwellings per hectare.  The proposed densities on the vacant office blocks are no different to some developments that Hart has already permitted on Fleet Road, such as the new McCarthy and Stone development.  Our proposals do not include Pyestock (aka Hartland Park), which could deliver even more houses on brownfield sites into the future if Hart Council is successful in reallocating that site for housing.

Remember that Hart Council themselves said back in September that brownfield capacity was 1,800 units and now they have miraculously lost 75% of them.  Since then, more sites have been identified and Hart has started to work with Government to build a brownfield register.

Second, we need to take a strategic view of the future and recognise that continuing to concrete over green fields equivalent to 25 football pitches each year is not at all sustainable and our children and grandchildren would not thank us for doing that.

The advantages of a brownfield solution are:

  • It preserves the very countryside that makes Hart such a great place to live,
  • Produces a greener solution, making better use of existing infrastructure and more efficient housing,
  • Delivers more of the smaller, more affordable housing of the types that we need to meet the needs of our young people aspiring to gain a foothold on the housing ladder,
  • Delivers more specialist accommodation for the elderly in the right places for them as well as freeing up larger properties for growing families,
  • Delivers infrastructure funding to existing communities where there is currently a £78m funding deficit
  • Lower risk of delivery because it is spread across a large number of sites with multiple developers

Of course, the new town proposal that is in the consultation has been undergoing testing for over a year now, and has identified a number of significant barriers including education, transport and foul water drainage.  The evidence to date shows the new town is simply not viable because the costs of the infrastructure required for a new town are astronomical and would never be met by developer contributions. One of the main arguments used in favour of a settlement at Winchfield, the presence of a railway station, is undermined by the suggestion that the station would have to be relocated to support the new town. If Hart were to choose the new town option, it runs the risk of not passing inspection because infrastructure delivery could not be guaranteed.

Finally, whilst we hope that the new Strategic Housing Market Assessment, (SHMA) when it is eventually delivered in June will result in a lower housing target for Hart, Rushmoor and Surrey Heath. But until then, the threat of Hart having to build 3,000 for those districts is very real.  Support for a new town will create capacity to build these extra houses which will mean we will end up with the worst of all worlds, a new town, urban extensions and dispersal across the district.

So, we urge all residents of Hart to reject a new town, reject urban extensions and get behind a brownfield solution and give Hart Council further encouragement to step up their efforts in this regard by responding to the consultation and putting support for a brownfield solution in the comments.

If you responded to the previous consultation and gave your email address, you should have been contacted by the council asking you whether you want to re-submit your response to the new consultation.  If you have received that e-mail, we recommend you re-submit your prior submission.  This can be done here.

If either you did not respond to the last consultation, want to modify your submission or you did not give your email address before, then you will need to submit a brand new response here. Please make sure all of your friends and family respond too.

We have created a dedicated consultation page and updated our two guides to responding to the consultation that are available on the downloads below. The comments are designed to be cut and pasted into the boxes provided. It will be very powerful if you could edit the comments into your own words. Please do find time to respond to the consultation and play your part in saving our countryside.

Full version:

Responses to Local Plan Consultation
Responses to Local Plan Consultation
Download Now!428 Downloads

2 Minute version:

Respond to Local Plan Consultation in 2 minutes
Respond to Local Plan Consultation in 2 minutes
Download Now!414 Downloads