Category: Magazine

“Speculative Developments” cannot be used as a basis for objection, but this does not imply that developers are allowed to withhold information about their plans

“Speculative Developments” in the context of non-material planning considerations generally means that concerns or objections about potential future developments that are not part of the current planning application are not taken into account.

This does not imply that developers are allowed to withhold information about their plans. Instead, it means that each planning application is considered on its own merits, based on the details provided for that specific proposal.

However, planning regulations often require developers to provide comprehensive information about the phases of a large development project if it is intended to be built in stages. For phased developments, developers typically need to submit a master plan outlining the entire project, even if detailed applications for later phases will be submitted separately.

Here are a few key points regarding phased or large-scale developments:

  1. Master Plans: For large, phased developments, a master plan might be required, outlining the overall vision and structure of the entire project, even if only one phase is being submitted for approval at a time.
  2. Transparency and Disclosure: Developers are generally required to disclose enough information about their proposals to allow a proper assessment. This includes the broader context if the application is part of a larger scheme.
  3. Conditions and Phasing Plans: Planning permissions can include conditions requiring developers to submit detailed phasing plans or additional details about future phases before they can proceed with those phases.
  4. Public Consultation: Large-scale or phased developments often undergo extensive public consultation processes, during which developers are expected to disclose their overall plans to the community.

While concerns about speculative future developments that are not part of the current application cannot be considered, this does not absolve developers from the requirement to provide clear and comprehensive information about the specific proposal under consideration.

Planning authorities focus on the details of the submitted application, ensuring that each phase or part of the development is evaluated based on current, concrete plans rather than speculative future intentions.

Speculative developments are generally not considered when assessing risk for a screening Environmental Impact Assessment (EIA). The screening process for an EIA focuses on the specific details of the proposed development as submitted in the application. Here’s an overview of how this works:

  1. Specific Project Focus: The screening EIA assesses the environmental impacts based on the details provided in the current planning application. It does not consider potential future developments that have not been formally proposed or detailed in the application.
  2. Material Considerations: The EIA process considers material factors such as the size and nature of the development, its potential environmental impacts (e.g., on air and water quality, biodiversity, noise levels), and compliance with relevant environmental regulations and guidelines.
  3. Cumulative Effects: While speculative developments themselves are not considered, the EIA process may take into account the cumulative effects of the proposed development in conjunction with existing developments and any planned projects that have been formally proposed and are under consideration. This helps assess the overall impact on the environment more comprehensively.
  4. Transparency and Disclosure: Developers are required to provide sufficient information about their proposed project to allow a thorough assessment of environmental risks. This includes disclosing all relevant aspects of the current project phase but does not necessitate disclosure of future phases unless they are part of the current application.

In summary, while speculative future developments are not included in the EIA screening process, the cumulative effects of known and planned projects may be considered to ensure a comprehensive environmental assessment.

The planning and EIA processes include several mechanisms to prevent piecemeal developments and avoid the avoidance of a full Environmental Impact Assessment (EIA):

  1. Cumulative Impact Assessment: Planning authorities often require developers to assess the cumulative impact of their projects. This means evaluating not only the specific development being proposed but also its combined impact with other existing or reasonably foreseeable developments. This helps prevent the fragmentation of large projects into smaller ones to avoid a full EIA.
  2. Screening and Scoping Procedures: During the EIA screening process, planning authorities assess whether a full EIA is needed based on the potential environmental impact of the project. If there are concerns that a project is being segmented to evade comprehensive review, the authority can consider the broader context and potential cumulative impacts.
  3. Master Plans and Phasing Plans: For large or phased developments, developers are often required to submit a master plan or phasing plan. This outlines the overall vision and structure of the entire project, even if only part of it is being applied for initially. This ensures transparency and helps the planning authority assess the full impact of the development over time.
  4. Planning Conditions: Planning authorities can impose conditions on approvals that require developers to provide additional information or conduct further environmental assessments as future phases of the project are proposed. This ensures ongoing scrutiny of the development’s impact.
  5. Public Consultation and Transparency: Public consultation processes allow community members and stakeholders to raise concerns about potential piecemeal developments. Transparent disclosure of development plans ensures that any attempt to segment a project is visible and can be challenged.
  6. Regulatory Oversight: Planning authorities and environmental regulators have the authority to enforce EIA regulations and can require a full EIA if there is evidence that a developer is attempting to circumvent the process through piecemeal applications.

By implementing these mechanisms, planning authorities work to ensure that the environmental impact of a development is fully assessed, preventing developers from avoiding comprehensive scrutiny through segmentation of their projects.

The continuous expansion of the village raises significant safety concerns due to the lack of proper pedestrian infrastructure

The continuous expansion of the village raises significant safety concerns due to the lack of proper pedestrian infrastructure. The existing roads are not equipped to handle increased traffic while ensuring the safety of pedestrians, particularly older people and children. This issue is critical as it directly affects the daily lives and safety of the community.

Previous developments that rely on Beechlands Road have highlighted its limitations, which were well known to the developer. Due to insufficient supervision, the alleged compensation for the strain on this part of the infrastructure has not been adequately addressed. The developers were supposed to repair Beechlands Road to fix post-construction issues and ensure it remained functional for the increased traffic. Yet, the junction with Red Hill and Five Ash Road is regularly flooded, rendering it impassable for pedestrians.

The Beechlands Road sidewalk is comparable to those found in some impoverished areas of Romania. It is a patchwork due to the addition and maintenance of various utility networks, making it unsafe for people with impaired vision. Additionally, it is a form of visual pollution.

Proposed Development Impact: Noise Pollution

The proposal for a new development on a rural cul-de-sac road raises significant concerns regarding noise pollution during both the construction and operational phases. Rural areas typically enjoy lower ambient noise levels, contributing to a peaceful living environment. Introducing a new development threatens to disrupt this tranquillity, leading to adverse effects on the local community’s quality of life.

High Noise Levels: Construction activities, including the operation of heavy machinery, drilling, and hammering, produce high noise levels. These noises can exceed safe levels, causing disturbance and potential health risks to nearby residents.

Duration of Construction: Construction projects often extend over long periods, subjecting residents to prolonged exposure to noise pollution. This constant noise can lead to increased stress, sleep disturbances, and a decline in overall well-being.

Impact on Wildlife: Rural areas often serve as habitats for various wildlife species. Construction noise can disrupt these habitats, causing animals to flee and potentially leading to a decline in local biodiversity.

Increased Traffic: A new development will lead to increased traffic on the rural cul-de-sac road. This increase in vehicle noise can significantly alter the acoustic environment, disturbing residents who are accustomed to a quieter setting.

Community Noise: The daily activities associated with a new residential estate, such as the operation of heating and cooling systems, waste collection, and general residential noise, can contribute to a higher noise level, impacting the local community’s quality of life.

Health and Quality of Life Impacts

Mental Health: Noise pollution can contribute to anxiety, depression, and other mental health issues.

Sleep Disturbance: Noise pollution is a well-known cause of sleep disturbances, leading to fatigue, impaired cognitive function, and reduced overall quality of life.


Social Disruption: Increased noise can disrupt social interactions and outdoor activities, diminishing the sense of community and personal enjoyment of one’s property.

Rural areas are valued for their tranquillity and natural beauty. Introducing noise pollution from a new development undermines these characteristics, reducing the area’s appeal and potentially lowering property values.

Residents of rural areas often choose these locations for their quiet, serene environment. The introduction of a noisy development goes against the community’s expectations and desires, leading to potential opposition and discontent among local residents.

References

Proposed Development Impact: Environmental Degradation Concerns – Conversion of Natural Land to Residential Use

The continuous development in the village has raised significant concerns about the inadequate control over biodiversity. Despite numerous developments, the cumulative significance of these projects has not triggered a single full Environmental Impact Assessment (EIA). This absence of comprehensive evaluation undermines the efforts to protect and enhance local biodiversity.

Biodiversity assessments provided by companies hired by the applicants are prone to bias. There is a conflict of interest, as these companies might downplay negative impacts to favour the development.

Independent experts, without any financial ties to the applicants, should conduct biodiversity assessments to ensure impartiality and reliability of the findings.

The residents disagree with the effectiveness of the alleged 10% net gain in biodiversity EHDC process. There is insufficient evidence to demonstrate that the proposed measures will result in a genuine net gain.

There is a lack of robust monitoring and accountability mechanisms to ensure that the biodiversity net gain is achieved and maintained over time.

The cumulative impact of multiple developments on local biodiversity has not been adequately assessed. Each individual project might not meet the threshold for a full EIA, but their combined effects could be significant. According to the Town and Country Planning (Environmental Impact Assessment) Regulations 2017, projects that are likely to have significant effects on the environment by virtue of their nature, size, or location should undergo an EIA. The failure to conduct a comprehensive EIA for the cumulative impact of all developments is a regulatory oversight.

References

Proposed Development Impact: Traffic Infrastructure Concerns

In 2014, Hampshire County Council (HCC) Highways indicated that due to the number of SHLAA sites and the combined effects these developments might have on the A31 and the junctions of Boyneswood Road and Lymington Bottom Road, an EIA should be requested. Despite this recommendation, no EIA has been conducted in the village to date.

Bottle Neck Roads


Railway Crossings: The primary access routes from Medstead to the A31 include two bottleneck roads, one under and one over the railway track. These bottlenecks only allow one direction of traffic at a time, significantly restricting traffic flow and creating congestion.

Traffic Flow: The restricted traffic flow at these bottlenecks will be exacerbated by additional development, leading to increased delays and potential safety hazards.

A31 Traffic Volume

Busy Road: The A31 is already a very busy road, handling substantial traffic volumes daily. Adding more vehicles from new developments without proper infrastructure improvements will worsen traffic conditions.

Safety Concerns: Increased traffic congestion can lead to higher risks of accidents, posing a danger to both local residents and commuters.

Infrastructure Modernisation

Cost Inefficiency: Modernising the bottleneck junctions to support further development would not be cost-effective. The financial burden of such extensive upgrades would likely outweigh the benefits, considering the scale and impact required.

Village Impact: The execution of modernisation efforts would significantly disrupt the village. Construction activities would lead to increased noise, dust, and temporary road closures, negatively affecting the quality of life for residents.

In conclusion, I strongly urge the planning authorities to reject the current application. The significant unresolved traffic issues and the lack of a comprehensive EIA highlight the unfeasibility of further development in Medstead at this time. Ensuring that the infrastructure can support additional traffic without compromising safety and quality of life for residents is paramount. The historical context provided by HCC Highways’ 2014 indication underscores the necessity of this assessment.

Permitting this development without addressing these critical issues would not only be imprudent but also potentially harmful to the community. Therefore, I request that this planning application be denied until a thorough and comprehensive EIA is conducted and adequate infrastructure improvements are planned and implemented.

References

The term “zone of influence of all development proposals” refers to the geographical area that is affected by a proposed development

This zone encompasses not only the immediate vicinity of the development site but also the surrounding areas that may experience direct or indirect impacts due to the development. These impacts can include environmental, social, economic, and infrastructural changes.

Key Components of the Zone of Influence

1. Environmental Impact:

  • Air Quality: Areas affected by changes in air quality due to increased traffic or industrial activity.
  • Water Resources: Regions impacted by changes in water usage, potential pollution, or alterations in drainage patterns.
  • Wildlife and Habitats: Zones where local flora and fauna might be affected by habitat loss, fragmentation, or changes in the ecosystem.

2. Social and Economic Impact:

  • Population Density: Areas that might see changes in population density due to new housing developments.
  • Local Economy: Regions that could experience economic growth or decline depending on the nature of the development (e.g., new businesses, employment opportunities).
  • Community Services: Impact on local services such as schools, healthcare, and recreational facilities.

3. Infrastructural Impact:

  • Transportation Networks: Zones where traffic patterns, road usage, and public transportation might be affected.
  • Utilities: Areas influenced by changes in the demand for utilities like electricity, water, and sewage.

4. Aesthetic and Cultural Impact:

  • Visual Impact: Changes in the landscape or skyline that affect the visual aesthetics of the area.
  • Cultural Heritage: Regions where historical or cultural sites might be impacted by the development.

Importance in Planning

Understanding the zone of influence is crucial in the planning and assessment process for several reasons:

1. Comprehensive Impact Assessment: It ensures that all potential impacts of the development are identified and assessed, not just those within the immediate vicinity of the site.


2. Stakeholder Engagement: It helps identify all stakeholders who might be affected by the development, ensuring that their concerns are considered.


3. Mitigation Measures: It allows for the development of effective mitigation strategies to address any negative impacts within the entire zone of influence.


4. Sustainable Development: It supports the principles of sustainable development by ensuring that environmental, social, and economic factors are balanced and managed.

Conclusion

The “zone of influence of all development proposals” is a comprehensive concept that encompasses all areas affected by a proposed development.

Properly identifying and assessing this zone is critical to ensuring that the development is sustainable, that all potential impacts are managed, and that the needs and concerns of all affected stakeholders are addressed.

In 2024, Sweden introduced further measures to enforce the use of plain language across all public administration

Sweden has a history of encouraging plain language use in government. As early as 1986, the Law of Administration (1986:223, article 7) required government authorities to express themselves in a comprehensible manner. Additionally, the Government Authorities and Agencies Ordinance (1995:1322, article 7) stipulated that director-generals ensure plain Swedish is used in official documents.

In 2024, Sweden introduced further measures to enforce the use of plain language across all public administration. This new law is part of ongoing efforts by the Plain Swedish Group, which has been active in promoting clear communication since its establishment by the government in 1993. The group provides guidelines, organizes conferences, and evaluates the comprehensibility of government texts to ensure they are user-friendly.

The main goal of this law is to enhance transparency and accessibility in government communications, making it easier for citizens to understand and engage with administrative processes. This is seen as a crucial step in ensuring democratic access and efficiency in public administration.

By ensuring clear communication, Sweden aims to eliminate barriers that complex administrative language can create, thereby promoting greater public participation and trust in government processes.

For more detailed information, you can refer to resources from the Plain Language website and related publications on the topic.

Settlement formats such as villages in South East England hold significant heritage value

Settlement formats such as villages in South East England hold significant heritage value, especially in the context of increasing pressure for urbanisation. These villages often have deep historical roots, with their layout, architecture, and cultural practices reflecting centuries of tradition and community development.


As urbanisation pressures intensify, preserving these village settlements becomes crucial for maintaining the region’s cultural identity and heritage. They serve as tangible links to the past, showcasing the evolution of society, economy, and architecture over time.


Furthermore, villages often offer a more sustainable and harmonious way of living, with close-knit communities, green spaces, and a slower pace of life. As urban areas expand, preserving these village settlements becomes not only a matter of heritage conservation but also a means of promoting alternative and more balanced forms of development.


Therefore, recognising village settlements as heritage in the face of urbanization pressures is essential for safeguarding their unique character, fostering community cohesion, and promoting sustainable development practices.

References

Prioritising new settlements and town extensions over significant extensions to villages promotes long-term sustainability by planning for future growth in a strategic and proactive manner

Rural villages in Southeast England represent an important aspect of the region’s cultural heritage, embodying a rich tapestry of history, architecture, traditions, and natural beauty. Protecting and preserving these villages is essential for safeguarding their cultural significance and ensuring that future generations can continue to appreciate and enjoy their unique charm and character.

Urbanising villages without adequately addressing infrastructure needs can exacerbate existing strains on legacy infrastructure and does not represent effective or sustainable approach to addressing housing shortages. Legacy infrastructure in rural areas is not designed to accommodate the increased population density. Upgrading or expanding infrastructure to meet the needs of a larger population can be costly and time-consuming.

Therefore, prioritising new settlements and town extensions over significant extensions to villages is a key strategy for achieving sustainable development. By concentrating development in designated areas, we can promote efficient land use, protect the environment, enhance quality of life, and create thriving, resilient communities for the future. It is because:

New settlements and town extensions allow for more efficient land use by consolidating development in designated areas. This helps to minimise urban sprawl and preserve valuable agricultural land, natural habitats, and green spaces surrounding existing communities.

Developing new settlements and town extensions provides an opportunity to plan and design infrastructure in a coordinated and sustainable manner. This includes transportation networks, utilities, schools, healthcare facilities, and community amenities, ensuring that they are strategically located and efficiently serve residents’ needs.

Concentrating development in new settlements and town extensions helps to protect and conserve environmentally sensitive areas, such as wildlife habitats, water resources, and natural landscapes. By avoiding significant extensions to villages, we can mitigate habitat fragmentation, reduce pollution, and safeguard biodiversity.

Well-designed new settlements and town extensions can promote sustainable lifestyles by incorporating features such as pedestrian-friendly streets, cycling paths, public transit systems, and access to amenities within walking distance. This encourages active transportation, reduces reliance on cars, and promotes healthier, more sustainable communities.

Developing new settlements and town extensions provides an opportunity to foster social cohesion and community integration. By planning for diverse housing options, mixed-income neighbourhoods, and inclusive public spaces, we can create vibrant, inclusive communities where residents feel connected and supported.

New settlements and town extensions can stimulate economic growth and create opportunities for employment, entrepreneurship, and investment. By attracting businesses, industries, and services to designated growth areas, we can create sustainable economic hubs that support local prosperity and resilience.

Prioritising new settlements and town extensions over significant extensions to villages promotes long-term sustainability by planning for future growth in a strategic and proactive manner. By considering the environmental, social, and economic implications of development decisions, we can create resilient, adaptable communities that thrive for generations to come.

In the context of housing land supply, local authorities should prioritise the allocation of land that optimally supports sustainable development principles. Sacrificing the character and well-being of villages to meet EHDC targets in ways that result in unjustifiable waste is unacceptable.

References

Overuse of the Tilted Balance Mechanism

The tilted balance mechanism is designed to address situations where local planning policies are out-of-date or where there is an insufficient supply of deliverable housing sites. While this mechanism can be effective in promoting sustainable development, its overuse can indicate deeper systemic issues:

Organizational Continuity vs. Systemic Failures:

The tilted balance is meant to ensure organisational continuity by allowing necessary development to proceed despite outdated policies. However, continuous reliance on this mechanism suggests a failure in the planning system, either due to local authorities’ incapability or unrealistic housing targets set without considering local circumstances.

Impact of Incompetent Local Authorities:

If local authorities are consistently failing to deliver within their targets, it may reflect a lack of capacity, resources, or competence in managing and planning development. This could lead to reactive rather than proactive planning, undermining the principles of sustainable development.

Unrealistic Housing Targets:

Housing targets set without a realistic understanding of local conditions, infrastructure capacities, and community needs can lead to impractical planning goals. These targets may not take into account the distribution of housing needs across the nation, leading to localized pressures and unsustainable development practices.

Alternative Approaches

To address these issues, several alternative approaches should be considered:

1. National Housing Development Distribution:

A more balanced and equitable distribution of housing development across the country can alleviate pressures on specific areas. This approach ensures that housing needs are met without overburdening particular regions, promoting regional development and reducing urban sprawl.

2. Capacity Building for Local Authorities:

Investing in the capacity and resources of local planning authorities can improve their ability to manage and plan development effectively. This includes training, increased funding, and access to planning expertise.

3. Realistic and Flexible Housing Targets:

Setting realistic and flexible housing targets that reflect local conditions and capacities is crucial. This includes considering factors such as infrastructure, environmental constraints, and community needs.

4. Comprehensive Review of Planning Policies:

Regular reviews and updates of local planning policies ensure they remain relevant and effective in guiding sustainable development. This proactive approach can reduce the reliance on the tilted balance mechanism.

Conclusion

Overreliance on the tilted balance mechanism to grant planning permissions highlights systemic issues in local planning processes and housing target setting. Continuous failure to meet housing targets in a controlled manner may stem from incapable local authorities or unrealistic targets. Addressing these issues requires a multifaceted approach, including better distribution of housing development, capacity building for local authorities, realistic target setting, and comprehensive policy reviews. Ensuring sustainable development should remain the primary goal, balancing economic, social, and environmental considerations to foster resilient and thriving communities.