Tag Archives: Ranil Jayawardena

Ranil Jayawardena, MP for Hampshire North East

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 in bitter clash with We Heart Hart

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Community Groups in bitter clash over homes Fleet News and Mail 20151028

Community Groups in bitter clash over homes in Hart District, Hampshire

Fleet News and Mail has covered our story where we challenged Community Campaign Hart’s (CCH) plan to decimate the heart of Hart.

Hart District Council takes aim at the Heart of Hart

Community Campaign takes aim at the Heart of Hart

To remind readers, we took CCH to task over their assertions that there was no sustainable alternative to building a new town at Winchfield and their claims about infrastructure and traffic.  In particular, we dispute CCH’s claim that there isn’t enough brownfield capacity, an area where we are backed up by the views of our Local MP, Ranil Jayawardena.

We are delighted that Fleet News and Mail has brought these arguments to a wider audience.  Let’s see how the general public react to the forthcoming Housing Options paper.

A large image of the Fleet News and Mail article can be found here.

This story was also covered in Get Hampshire on November 3 2015: Community Groups in bitter clash over Winchfield homes plan

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.

Questions for Hart Council meeting on 29 October 2015

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Hart District Council Offices

Hart District Council Offices in Fleet, Hampshire

Hart District Council meets again on 29 October at 7pm.  We have been busy preparing some questions for them on brownfield capacity; the impact of the new Government announcements about brownfield sites; Ranil’s statement about protecting our green fields; when they might use Compulsory Purchase Orders to acquire vacant sites; the inaccurate assumptions in the SHMA and the slippage in the timetable for the Hart Local Plan.

The questions can be downloaded from the button, and are re-produced below:

Questions to Hart Council on 29 October 2015
Questions to Hart Council on 29 October 2015
Download Now!230 Downloads

To Daryl Phillips

  1. Please provide an analysis, including SHLAA ref, site name and description, site area in hectares, and expected yield, of the sites that have been used to build up the estimate provided at cabinet on 1 October 2015, when you asserted that the ‘guesstimated’ capacity for brownfield development in the district up to 2031 was now 1,800 dwellings (up from the 750 dwelling estimate of a year ago and compared to the 2,438 units estimated by WeHeartHart).
  1. How will the recent Government announcement extending permitted development rights indefinitely and allowing automatic planning permission in principle on brownfield sites impact your assessment of brownfield capacity?

To Stephen Parker

  1. Do you agree with our local MP who says: “I believe unused and redundant commercial buildings should be brought forward for regeneration before any more greenfield sites are allocated anywhere in NE Hampshire. That includes Grove Farm, Hop Garden, Winchfield, the Urnfield…I’m against these developments – indeed, this sort of large-scale top-down volume-led development generally – as I do not believe they are necessary to deliver the housing we need in our area. Looking at Hart District specifically for a moment, as the largest part of the constituency, I believe that the local housing demand can be met on brownfield sites”?
  1. What criteria would you use and how long would a brownfield site need to be vacant, with no sign of redevelopment before the council would consider using Compulsory Purchase Orders (CPOs) to ensure that we can build modern apartments for young professionals who can’t otherwise buy a home in our area?
  1. How many sites would meet those criteria and how many dwellings might they yield?
  1. Given that the baseline estimate of the number of households in Hart in 2011 and 2031 used in the SHMA was 35,760 and 42,220 respectively, but the new DCLG 2012-based household projections (Table 406) for 2031 show that Hart will have only 40,618 households, a reduction of 1,602, can you confirm that these revised figures will lead to a corresponding reduction in Hart’s assessed housing need?
  1. When will the 6,560 excess housing requirement for the whole HMA be removed from the assessed need in the SHMA given that the new DCLG 2012-based population projections (Table 426) show a population projection of only 289K for the HMA for 2031, compared to the SHMA (Appendix F, Figure 2)
Hart Rushmoor and Surrey Heath SHMA Appendix F Figure 2

Hart Rushmoor and Surrey Heath SHMA Appendix F Figure 2

starting assumption of 307K and the final population estimate of 322K used to determine housing need?

  1. What justification is there for assuming the significant social changes implied in the SHMA given that the SHMA increases the number of houses that need to be built based in part on very ambitious jobs forecasts which when combined with the population projections in the SHMA results in a massive increase in the proportion of people of working age who will be in employment (see table below)?

 

Data Point2011 (Census)2011 (BRES)2031 (PROJ 2)2031 (PROJ 5)
SHMA Population (a) 272,394 272,394 307,578 322,278
People in employment (b) 122,300 125,000 162,233 170,223
Overall % in employment (b/a)44.9%45.9%52.7%52.8%
People over 70 (c) 28,559 28,559 51,164 51,164
People 5-19 (d) 67,375 67,375 73,206 73,206
People of working age (a-c-d)=e 176,460 176,460 183,208 197,908
% working age in employment (b/e)69.3%70.8%88.6%86.0%

 

  1. What steps will be taken to adjust the jobs forecasts in the SHMA given that, a) the revised BRES job numbers for 2013 show that the compound annual growth rate in jobs we have achieved since the recession ended in 2009 is ~0.5% which is much lower than the ~0.8% growth rate assumed in the SHMA for the period 2011-2031, b) this comes at a time when the UK is creating more jobs than the rest of the EU put together and c) it is inevitable we will experience at least one more recession during the plan period?
Hart Surrey Heath and Rushmoor Jobs Growth rates 1998 to 2013 compared to SHMA

Hart, Surrey Heath and Rushmoor Jobs Growth rates 1998 to 2013 compared to SHMA

  1. What steps are being taken to accelerate the delivery of the Local Plan given that the recent Government announcement indicated that Local Plans need to be brought into force by 2017 and the current LDS shows the Local Plan being adopted in Summer 2017 and other DPD’s in Autumn 2018 and the track record of past slippage?

Ranil says no to Winchfield new town and yes to brownfield

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Ranil says no to Winchfield new town and yes to brownfield development

Ranil Jayawardena says no to Winchfield new town and yes to brownfield development

In a very welcome move, local MP for Hampshire North East, Ranil Jayawardena has come down strongly against proposed large scale green field developments such as Winchfield New Town, and asked Hart Council to produce a register of brownfield sites and be more active in using Compulsory Purchase Orders (CPOs) on brownfield sites that are suitable for housing.

In a week where Conservative MP’s have been spat at on the streets of Manchester, I think the only risk to Ranil after publishing his article is that he will be showered with kisses from his local constituents.

In response to questions from his constituents, Ranil has set out his views on planning and development.  Ranil has also set up a petition  saying brownfield development must be more strongly prioritised by Local Planning Authorities and Neighbourhood Plans must continue to be respected, both in the absence of Local Plans and by Local Planning Authorities when devising Local Plans.

Sign Ranil's Petition

The key passage from Ranil’s article is re-produced below:

I believe unused and redundant commercial buildings should be brought forward for regeneration before any more greenfield sites are allocated anywhere in North East Hampshire. That includes Grove Farm, Hop Garden, Winchfield, the Urnfield – and any other greenfield site for that matter – unless a locally-led Neighbourhood Plan wants to build homes to meet local needs.

I’ll go further. I’m against these developments – indeed, this sort of large-scale top-down volume-led development generally – as I do not believe they are necessary to deliver the housing we need in our area. Looking at Hart District specifically for a moment, as the largest part of the constituency, I believe that the local housing demand can be met on brownfield sites. This has the massive advantage of, often, improving an area; instead of vacant office buildings on Fleet Road, for instance, why not have modern apartments for young professionals who can’t otherwise buy a home in our area?

In July 2015, the Chancellor set out in the budget that, to reinforce our commitment to making best use of brownfield land, legislation will grant permission in principle for housing on suitable sites identified in the new statutory brownfield register. (Interested folk might recall that Hart District Council was previously asked to create a register, but chose not to. There will now be one.) Brownfield redevelopment will also be supported by strengthened advice for authorities on the release of land earmarked for employment purposes where it is no longer needed. Whatever your politics, I hope you’d agree that the Government – while still protecting the rights of local Councils to determine the future of their own area – is being clearer than ever that brownfield land must be prioritised.

I’d even suggest, perhaps unusually for a Conservative, that Councils should be more active in their use of Compulsory Purchase Orders (CPOs) where brownfield sites exist and it is clear that it would be a good site for housing, but the landowner is standing in the way of development, or the site as a whole is currently in multiple ownership. Not only would this deliver properly thought through regeneration, maximising the potential of brownfield land but, done right, it would also be good for local taxpayers, as the receipts from such a scheme on the eventual sale or rental of properties would help to keep Council Tax low in future…

Of course, the National Planning Policy Framework has always made clear that “planning policies and decisions should encourage the effective use of land by re-using land that has been previously developed (brownfield land)” and that local Councils “may continue to consider the case for setting a locally appropriate target for the use of brownfield land”. I’ve spoken with Government Ministers and others about this policy, which applies across the country. I was pleased that the Prime Minister included a £1billion ‘brownfield regeneration fund’ in the Conservative Party manifesto, which will help make more brownfield regeneration happen, while now requiring Councils to bring forward 90% of suitable brownfield sites for housing by 2020, both of which will help protect our countryside.

Needless to say, We Heart Hart is delighted by Ranil’s article as it reiterates many of the points we have been making for some time about brownfield capacity and the need to establish a proper database of brownfield sites as part of a different approach to the local plan.

It remains to be seen whether Hart District Council’s Conservative administration will heed the advice of its local Conservative MP and the express wishes of the Conservative Government when preparing the forthcoming coming consultation paper on housing options for the Local Plan.

Of course, Ranil’s intervention also increases the pressure on Rushmoor Borough Council who are needlessly protecting 96 hectares of brownfield land when there is a massive surplus of employment land whilst at the same time asking Hart to build 1,600 houses for them.

 

North East Hampshire Candidates declare their positions on Winchfield New Town

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The issue of a new town in Winchfield is a local issue and will not be decided by MP’s in Parliament.  However, many people want to know where their local parliamentary candidates for NE Hampshire stand on the issue.  MP’s do have the ability to influence Government policy on the National Planning Policy Framework, and on the incentives given to develop brownfield land.  Winchfield Action Group have posted on Facebook their report of the recent hustings in Odiham.  This has given an interesting view of all of the candidates standing for election in the North East Hampshire constituency at the 2015 General Election #GE2015:

Conservatives (Ranil Jayawardena): Against. Brownfield development is the way forward.

Monster Raving Loony Party (Mad Max Bobetsky): Totally against building in Winchfield. It’s beautiful.

Labour (Amran Hussain): Support locally led development. Majority are against the new town in Winchfield.  Endorses our suggested new approach to the Local Plan.

Greens (Andrew Johnston): Against a new town. Brownfield redevelopment should be a priority.

Libdems (Graham Cockarill): There are not enough brownfield sites in Hook and Winchfield. A new town is long term the way to go, although not necessarily in Winchfield.  Note that as a councillor, Mr. Cockarill was head of planning at the time of the vote for the new town on November 27 2014 and voted in favour of it.

If you would like to know more about each candidate’s position, their contact details can be found on our contacts page.

Our understanding of the positions of the district council candidates can be found here.

As I understand it, all of the major parties have recently expressed strong support for brownfield development; but that does not necessarily translate into local policy that is adopted by local councillors.

Hart District Council and Government Inspector ride roughshod over local democracy

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We Love Hart Campaign Logo

We Love Hart Campaign Logo

Recent meetings between Hart District Council and Keith Holland, the Planning Inspector, demonstrate the council and Government are trying to ride roughshod over local democracy and the environment.  It should be noted that our petition asking the council to change course has reached more than 1,300 signatories, more than 6 times the number of people who expressed a preference for a new town in Hart’s consultation.

Nevertheless, from the papers of the meetings in October 2014 and March 2015 between the council and the government inspector, it is clear that between them, they are seeking ways to bypass local democracy. Downloads of the working papers for the meetings can be found at the bottom of this post.

First, it is clear that Hart Council is seeking to make a new settlement a “political preference” and then load the assessment of options so that those options that didn’t include a new settlement would perform less well than options that did.  Given that many councillors have stated that they are only reluctantly going along with the idea of a new town as the “least worst option”, it is quite staggering that the council should seek to proceed in such a biased manner.

New settlement as political preference

New settlement as political preference

Sadly, it appears as though the inspector agrees with Hart’s approach, however he did indicate that the council should first establish all of the needs of the district in terms of housing and social and economic development.  Hart does not appear to have done any work at all on establishing the infrastructure needs of the district.

Vision should include more than housing

Vision should include more than housing

 

Second, it is clear that both the council and the inspector want to ride roughshod over local democracy by making the Local Plan override any Neighbourhood Plans prepared in advance of it. This again bypasses the democratic process in each parish and flies in the face of the Government’s supposed “localism” policy where David Cameron said in 2012:

“Our reforms will make it easier for communities to say ‘we are not going to have [a] big plonking housing estate landing next to the village, but we would like 10, 20, 30 extra houses and we would like them built in this way, to be built for local people’.”

Local Plan supersedes Neighbourhood plans

Local Plan supersedes Neighbourhood plans

 

Third, the risk of having to take 3,100 extra houses from Surrey Heath and Rushmoor, leaving Hart having to take on by far the largest number of houses across all three districts has been confirmed.  The Planning Inspector said that Hart “must test an option whereby it takes all of the estimated shortfall in Rushmoor and Surrey Heath”.

HartSurrey HeathRushmoor
Original Assessed Need7,5349,8227,057
Shortfall from SH and Rn/a1,7001,400
New Need10,6348,1225,657

 

Fourth, both Hart District Council and the planning inspector are trying to sneak through the Local Plan with minimal consultation.  At the first meeting the planning inspector advised that consultation should be kept to a minimum and since then the council has quietly dropped the Regulation 18 consultation it said it would carry out in March 2015.  This clearly shows that both the Local Council and the Inspector want to rush through the Local Plan without properly consulting with the people.  It is worth noting that the size of the 3,100 dwelling unmet need from Surrey Heath and Rushmoor was not known at the time of the first consultation. This pushed up Hart’s requirement from 7,534 to 10,634.  This surely represents a major change that on its own would justify a further consultation.

Keep consultation to a minimum

Keep consultation to a minimum

Surely it would be better for Hart to knock out Option 4 – new settlement now on the grounds of environmental damage to avoid the need to take on the additional requirement from Surrey Heath and Rushmoor?

Finally, Hart has to demonstrate where it is going to put all of the houses, but doesn’t have to show it will protect our environment by providing suitable green spaces.

Attitude to SANG capacity

Finding SANG capacity not as important as finding sites for houses

This is surely a ridiculous position to take and puts our environment at unnecessary risk, where they adopt a new settlement in the Local Plan but don’t have to show exactly how they will mitigate the environmental impact.

Downloads of the papers referred to in this post can be found below.

Note of Hart DC meeting with PINS 30 Mar 2015
Note of Hart DC meeting with PINS 30 Mar 2015
Download Now!226 Downloads
Briefing note for Hart DC meeting with PINS 30 Mar 2015
Briefing note for Hart DC meeting with PINS 30 Mar 2015
Download Now!235 Downloads
Note of Hart DC and PINS Meeting 20 Oct 14
Note of Hart DC and PINS Meeting 20 Oct 14
Download Now!224 Downloads

Meeting 30/3/15 Briefing note for 30/3/15 meeting Minutes from 20/10/14

Hampshire residents say protecting our towns and villages is a key election issue

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Election demands from Hampshire residents

Election demands from Hampshire residents according to Get Hampshire

A survey of Hampshire residents by Get Hampshire has shown the protection of our green and pleasant land and historic towns and villages is a key election issue.  This issue ranked third behind controlling immigration and  helping our small businesses.

Looking at the questions and answers in more detail, a staggering 77.7% of people thought either that our green and pleasant land was of paramount importance or there were other legitimate sites available for development that councils should look at rather than using green space.

Get Hampshire Housing Crisis Questions and Answers

Get Hampshire Housing Crisis Questions and Answers

This shows an overwhelming majority in favour of protecting our historic towns and villages and protecting our green fields from over-development.

How to tackle the housing crisis from Get Hampshire

How to tackle the housing crisis from Get Hampshire

Only 12.3% of people wanted us to build thousands of houses in new towns and garden cities, whilst 36.4% of people wanted tax breaks to encourage building on brownfield sites.

Surely it is time for Hart District Council to think again about a new town at Winchfield, reject Option 4 and focus instead on creative use of the many brownfield sites in the district.  Time also for Ranil Jayawardena and Gerald Howarth to take a message back to Conservative Central Office (and Parliament if they are elected) about changing the National Planning Policy Framework to reduce the pressure on local councils.

Focusing on brownfield and regeneration of our town centres will make better use of that land and build more critical mass to support the local retailers so would help with meeting two of the top 3 election issues.

If you would like to join our campaign to ask Hart Council to think again, please sign and share our petition:

 

Go to Petition

As an addendum, protection of greenbelt by building on brownfield sites is a key issue for Surrey residents too.

Surrey Election Demands from Get Surrey

Surrey Election Demands from Get Surrey