Support for urban development bigger than for a new town at Winchfield

Posted on August 15, 2015August 20, 2015

Cows in Winchfield, Hart District, Hampshire

Do we want to lose our cows in Winchfield to concrete?

Hart Council is still saying that “many” people support a new town at Winchfield, but the evidence for this is paper thin. However, many more people have supported our petition, calling for a brownfield strategy and even Hart’s own consultation showing many others support some form of urban development.

At Hart Council meeting in July it was stated by the council leader that:

“For many people in Hart the Winchfield new settlement option is far preferable to continual growth of existing settlements”

Their evidence for this is the outcome of the consultation that took place between August and October 2014. The outcome emphasised by the council is Table 1 which shows that by ranking first preferences only, Option 4 (Focused Growth – New Settlement) was the preferred option by only 202 people. However, the obvious point is far more people voted for a solution other than a new town.

Hart Council Local Plan Consultation Ranking of Responses Table 1

However, Hart Council also published a second table produced by giving a score to each rank ,with 1st rank choices getting 5 points, down to fifth rank choices getting 1 point.

Hart Council Local Plan Consultation Ranking with scoring system Table 2

As can be seen, this gives the top score to Option 1 (Settlement Focus), second place to Option 4 and a strong showing for Option 3 (Focussed Growth – Strategic Urban Extension).

Since then, of course, the We Heart Hart petition has generated over 2,100 signatures and calls for the vast bulk of our housing requirement to be built on brownfield sites. However, it is worthwhile considering what Options 1-3 actually meant:

Option 1 was described as concentrating new housing development within the existing boundaries of the main settlements and larger villages within Hart. Opportunities would be sought for planned regeneration and change within the settlements, including the potential re-allocation of some employment and other land for residential redevelopment, where the land was no longer required or appropriate for the original purpose.

Option 2 would involve allocating new housing development adjacent to each settlement within tiers 1-4 of Hart’s settlement hierarchy. A starting point could be to try and enable growth in proportion to each settlement’s overall size, and could take into account factors such as the existing dwelling stock within those communities, their level of infrastructure capacity and their accessibility by different modes of transport.

Option 3 would involve a small number (perhaps one to four) locations being targeted for concentrated growth and development in the form of a major expansion of one or more existing settlements within Hart.

Careful analysis of these options shows that that what they really mean is development within existing urban areas or very close to them. Taking the raw first preference choices would show that 295 people out of the 550 valid responses, a clear majority, would prefer development within urban areas or close to existing settlements and not a new settlement.

Yet, despite their own evidence from Table 2, the evidence from the We Heart Hart petition and the revised analysis of Table 1, Hart Council has set its course towards a new settlement at Winchfield, despite massive infrastructure issues and big environmental issues associated with the Thames Valley Heath Special Protection Area, several SSSI’s and SINCs. Moreover, a new town leaves Hart open to becoming a sink for 3,100 houses from Surrey Heath and Rushmoor.

This seems to us to be the flimsiest of evidence on which to build a housing strategy and runs the risk of falling apart under inspection.

New houses near Winchfield station will increase congestion

Posted on August 14, 2015August 14, 2015

New houses lead to traffic congestion in Hart District

Example of traffic congestion that could happen in Winchfield

A new study by the Royal Town Planning Institute (RTPI), has shown that adding houses near railway stations in country areas could see a massive increase in car journeys each week to create additional congestion and delays on roads that are already overloaded. Of course there is a direct read across from the RTPI analysis to Hart Council’s proposals for a new town at Winchfield, that would inevitably impact Hartley Wintney, Hook, Odiham, Dogmersfield, Crookham Village, Church Crookham and Fleet.

We can estimate how many extra traffic movements there might be from a 5,000 house new town at Winchfield by looking at the Hampshire County Council transport contributions policy. They estimate 7 trips per average dwelling per day, which would lead to an extra 7 x 5,000 = 35,000 trips per day or 12.8m extra trips per annum on both minor country roads and our already congested wider road network.

Janet Askew, President of the Royal Town Planning Institute (RTPI), said:

“Quite apart from other good reasons why building in the green belt on such a scale might be opposed, these figures demonstrate a fundamental flaw in the reasoning that there is a quick fix and a sustainable solution to the housing crisis by putting large numbers of new homes close to railway stations.”

The RTPI press release went on to say:

“The view of the RTPI is that brownfield sites should be looked at as a priority for housing but not all brownfield sites will be suitable. The housing crisis is complex and will require a number of different policy solutions, such as increasing access to mortgage finance, improving transport and infrastructure, encouraging the house builders to build more homes, and a strong, delivery focussed planning system. Major proposals for new homes, whether they are in the green belt or on brownfield sites, must be preceded by adequate investment in schools, health, transport and other infrastructure, and planned in a strategic and holistic way, with up to date local plans being critical.”

Of course this is consistent with what We Heart Hart has been saying for many months, but Hart Council will not consider adding a brownfield development option into the Local Plan process; won’t look at our alternative 5-point plan and won’t even establish a register of brownfield sites.

The full text of the RTPI press release is shown below:

Using commuting data from the 2011 Census the Royal Town Planning Institute (RTPI), has today published analysis which finds that adding 1 million homes near railway stations in the Metropolitan London green belt area could see 3.9-7.5 million car journeys each week added to roads which are already struggling with congestion and delays. These findings – Building in the green belt? A report into commuting in the Metropolitan green belt challenge the assumption that building in the green belt around railway stations would see the majority of new residents using the train to get to jobs in London and could therefore be easily accommodated.

Over the past year various think tanks, academics and policy commentators have considered whether green belt boundaries around London should be relaxed in order to ease the housing crisis. These proposals often suggest the release of green belt land within easy walking or cycling distance of key railway stations, land which could provide space for figures upwards of 1 million homes. The assumption behind these proposals is that the majority of new residents will commute by rail to jobs in central London, enabling sustainable housing growth in the wider Metropolitan region without placing excessive strain on existing roads. However the implications of growth on commuting patterns is difficult to predict without looking at those already living in the green belt. Where are these residents travelling for work, and what methods of transport are they using to get there?

The RTPI examined commuting data for five medium-sized towns within the existing Metropolitan green belt, towns which are centred around railway stations and have direct connections to central London. We found that in these five towns, only 7.4% of commuters actually travel to inner London by train on a regular basis, despite living within easy walking or cycling distance of a station. The majority of commuters (72%) instead travel by private vehicle, mostly driving to jobs within their hometown and to other places not in London.

Janet Askew, President of the Royal Town Planning Institute (RTPI), said:
“If 1 million new homes were built in the green belt in this way, this is likely to result in a huge increase in the number of car journeys being made across the green belt to work, and between schools health facilities and stations”.
“Quite apart from other good reasons why building in the green belt on such a scale might be opposed, these figures demonstrate a fundamental flaw in the reasoning that there is a quick fix and a sustainable solution to the housing crisis by putting large numbers of new homes close to railway stations. While it is difficult to predict exactly future commuting patterns, the overwhelming evidence is that people will use their cars and this will result in vastly increased numbers of car journeys in and through the green belt.”

Trudi Elliott, Chief executive of the Royal Town Planning Institute (RTPI), said:
“The outcome of the analysis was surprising given the range of voices calling for housing around railway stations in the green belt. Our data shows, using one region of the green belt, just how complex the issue of commuting patterns is and how unpredictable they are likely to be in the future. The green belt is an important planning tool. Our findings demonstrate that it is vital to have an evidence base before you make major policy.”

The view of the RTPI is that brownfield sites should be looked at as a priority for housing but not all brownfield sites will be suitable. The housing crisis is complex and will require a number of different policy solutions, such as increasing access to mortgage finance, improving transport and infrastructure, encouraging the house builders to build more homes, and a strong, delivery focussed planning system. Major proposals for new homes, whether they are in the green belt or on brownfield sites, must be preceded by adequate investment in schools, health, transport and other infrastructure, and planned in a strategic and holistic way, with up to date local plans being critical. Any development in the green belt continues to need rigorous justification under the planning system and there are many checks and balances in place.

The five towns in the RTPI analysis were: Hemel Hempstead, High Wycombe, Watford, Maidenhead and Bracknell.

The RTPI is also publishing today a short YouTube film and a new public information note explaining the history, background and purpose of the green belt. A recent Ipsos Mori poll found 71% of all age groups knew just a little/ heard of but know nothing/never heard of green belt land. Among the under 34s this was 85% and among the under 24s the figure was 92%.

London promises to meet its housing needs, reducing pressure on Hart District

Posted on August 13, 2015August 20, 2015

Construction Workers

At the July Hart Council meeting, it was announced that the council leader had met with a number of other council leaders from the South East and Sir Edward Lister, the Deputy Mayor for Planning in London. Interestingly, Sir Edward “took pains to assure us that London intends to meet its own objectively assessed housing needs within its own geography”. If this promise were kept, this would reduce housing pressure on Hart District.

This is a very interesting development, because it calls into question some of the assumptions in the Strategic Housing Market Assessment (SHMA) about inward migration. The SHMA says:

“The authorities are also affected by their proximity to London with in-migration from the capital and commuting to London for work. This relationship is reflected in the population and economic projections for the area.”

The SHMA also says:

“Hart and Surrey Heath may attract in-migrant families from quite a wide area (London, the Greater South East, and job-related in migration from other regions)”

The SHMA makes an upward adjustment of 1,210 houses across Hart, Rushmoor and Surrey Heath based on some spurious assumptions about inward migration. However, if London were to make good its promise of meeting its needs within its own boundaries, then surely this increase in housing requirement would reduce.

Brownfield Capacity increases in Hook and Fleet update

Posted on August 9, 2015August 20, 2015

Vacant, derelict brownfield site in Hook, Hampshire

Landata House in Hook, Hampshire

There have been some recent developments that have increased the brownfield capacity to 2,438 units. This includes 1,688 units on sites identified since last November, plus the original 750 dwellings identified by Hart Council that they said was the capacity over the entire 20 year plan period.

The additions since last time are Fleet Police station, due to be vacated by the end of the year which could deliver around 50 apartments and Landata House, Hook where a new planning application has been made to increase the capacity of the site from 50 to 78 units, adding a net 28 units. This brings the total of units identified since November 2014 to 1,688.

These sites are over and above the original 750 dwellings identified by Hart Council in their SHLAA.

Location	Number of Dwellings
Guillemont Park Phase 1 (not included as brownfield site in SHLAA)	150
Guillemont Park Phase 2	320
Ancells Farm, Fleet	370
Bartley Wood, Hook	200
Fleet Road, Fleet	220
Bramshill House	350
Fleet Police Station	50
Extra dwellings at Landata House	28
Total	1,688

With greater political will and some creativity, the overall target must now be within spitting distance, especially if higher densities are used on the sites originally identified by Hart Council.

Will the Government have to write the Hart Local Plan?

Posted on August 8, 2015August 20, 2015

Hart District Local Plan Project Behind Schedule

Government minister Brandon Lewis has said that Local Authorities may have their Local Plans written for them if they are not in place by early 2017.

This must be a concern for Hart Councillors because at questions last week, the Council could only give a vague indication of when the draft of the Local Plan would be published, but also acknowledged that the project plan to create the Local Plan was a “work in progress” and could not give a date by when the project plan would be completed. It is clear we don’t even have a plan for creating the Local Plan, despite Hart Council insisting the project was “on track”.

However, Brandon Lewis has also gone on record calling for councils to build on brownfield land first to protect the countryside and more recent guidance suggesting councils should plan to build higher density housing around commuter hubs. If the Government were to take over the process then they may well force Hart to drop the ridiculous plan for a new town in Winchfield which has a massive infrastructure requirement for which there appears to be no funding, as well as concreting over hundreds of acres of green fields.

New Brownfield Site comes available – Fleet Police Station

Posted on August 7, 2015August 9, 2015

Fleet Police Station, Fleet, Hart District, Hampshire

New Brownfield Site – Fleet Police Station

Fleet Police station looks like it is going to be an additional brownfield site available for development. At the Hart Council meeting last week it was announced that:

“The plan is to close a lot of Police Stations, including Fleet but not yet Yateley, but to locate a small team in Council offices. There have been delays in implementing this but there should be a team in our offices by the year end.”

This is a welcome development because it appears as though this site did not appear in Hart’s land database that they used to assess that there is capacity for only 750 dwellings on brownfield sites in Hart District up to 2032. A quick assessment of the site on Google maps shows it is about 0.3 Ha, big enough for perhaps 50 apartments, giving affordable homes for young people in Fleet.

This updates our brownfield monitor to 2,438 units out of the 4,000 to find identified since last November.

Hart Council censors questions about the Local Plan

Posted on August 6, 2015August 15, 2023

In an astonishing move reminiscent of North Korea or Stalinist Russia, Hart Council have decided to censor questions saying they “do not publish speculative views from the public” and that they will “prepare and publish guidelines on the format of questions that will be accepted”.

This arose because we asked three questions about school places, brownfield sites and whether Hart would consider an alternative approach to delivering the Local Plan. Each question had a preamble to set the context before the short question was asked. Hart have decided to censor the preamble part of each question so that members of the public can’t see them, although they did say they circulated the full text to councillors.

There is a saying that the flak gets heaviest when you are over the target, so I guess this means that the council are finding the questions we are asking uncomfortable. But we are astonished by their attempt to stifle democracy and how they seek to infantilise the debate about the best approach to the Local Plan.

We think the Planning Inspector will take a dim view of this approach as NPPF Para 155 says:

“Early and meaningful engagement and collaboration with neighbourhoods, local organisations and businesses is essential. A wide section of the community should be pro-actively engaged, so that Local Plans, as far as possible, reflect a collective vision and a set of agreed priorities for the sustainable development of the area, including those contained in any neighbourhood plans that have been made.”

This clearly places an obligation on Hart Council to consult widely and they seem to be afraid to engage, even though they asked us to make a submission to the Hop Garden Road (Owens Farm) appeal and were pleased to receive our criticism of the Rushmoor Local Plan.

Hart Council in denial about the Local Plan

Posted on August 1, 2015August 20, 2015

Hart Council refuse to acknowledge failings in the Local Plan

Hart Council’s answers to questions put at the council meeting on 30 July reveal a staggering level denial about the status of the Local Plan. We put some questions to council, but many more questions were put by Winchfield Action Group members. A lot can be learned from the answers, and in some cases non-answers to the questions put. The detailed answers can be found here and here, and are summarised below:

Hart Council have ruled out again the creation of a register of brownfield sites and have refused to establish a formal “brownfield” option for consideration as part of the Local Plan process. Hart also refused to consider our proposals for an alternative approach to the Local Plan.

They are still working on the project plan for the Local Plan project, and can’t say when the project plan will be available for public scrutiny. Despite not having a project plan, they are hoping the new draft Local Plan will be available by the end of the year. It is clear that the plan is in some disarray, despite the council insisting as recently as the April meeting that the project was on track.

The council is continuing to insist that “many” people in Hart support the new town plan, despite only around 200 people supporting that as their first preference in Hart’s consultation, and over 2,000 people signing the We Heart Hart petition opposing the new town idea.

Hart really have no idea how much the infrastructure for the Local Plan will cost nor where they will secure funding and have not disputed our estimate of over £300m.

Both Hart and Hampshire Councils have not done any planning for the supply and demand for school places beyond 2018.

Hart Council don’t think they need to respond to the legal opinion from Peter Village QC that described their position as “hopeless”.

Hart has no “Plan B” if the new town proposal doesn’t pass testing.

The council may allow a further round of consultation on the new draft Local Plan, but have not yet taken a decision on that.

Taken together this is a staggering number of failings and they appear to have no plan to bring the project back on track, even though they still insist that it is imperative the Local Plan is produced quickly.

Fleet News and Mail covers infrastructure costs story

Posted on July 31, 2015August 19, 2015

Fleet News and Mail – £300m cost risk to 5000 houses July 16 2015

We are delighted that Fleet News and Mail has latched on to our story about the massive infrastructure costs of the Local Plan and in particular of a new town in Winchfield. It is interesting that Hart District Council declined to comment on the story, which appears to mean they don’t dispute any of the figures we put forward, so they must acknowledge that the Local Plan project is in a bit of a hole.

The story was covered in the July 16 issue of Fleet N&M, and an image of the full story can be found here (caution large file). Hopefully the story will be placed online soon.

Hart Council Responds to Rushmoor’s Local Plan

Posted on July 21, 2015August 20, 2015

Empty Offices at Farnborough, Rushmoor Borough, Hampshire.

Hart Council has responded to Rushmoor’s Draft Local Plan. In summary their points are:

Rushmoor should look again at the SHLAA to seek out new sites and increase densities
Rushmoor should reconsider the scope for using surplus employment sites for housing and also releasing some surplus retail space.
Rushmoor should alter its housing target to better reflect its delivery trajectory so that it clarifies that the alleged unmet need comes after 2024, and then commit to a review of the plan to investigate the potential housing shortfall nearer the time.

Hart also suggests that much more dialogue is required between the councils and with the service providers to resolve infrastructure issues.

We Heart Hart broadly welcomes this feedback from Hart Council but believes they could have gone further by asking that the densities on Wellesley be reviewed and even more of the protected 96 Ha of employment land could be released for housing. Even so, if Rushmoor takes on board Hart’s observations, then Rushmoor will not need to ask Hart to build 1,600 houses for them. This would probably mean a new town at Winchfield is not required.