🧱 How Weak Local Affordable Housing Policy Drives Up Housing Targets

Affordable housing policy is supposed to improve access to homes for those who can’t afford market prices. But when local delivery is weak — or policy loopholes are left unguarded — it doesn’t just fail to help. It actively pushes housing targets higher, puts pressure on land, and gives developers even more freedom to speculate, negotiate down obligations, and extract profits.

📉 1. Poor Delivery Keeps Affordability Ratios High — Triggering Target Penalties


Under the government’s standard method for calculating housing need, local authorities are “penalised” when housing affordability is poor. For every full point above the affordability ratio benchmark of 4.0, a 25% uplift is applied to the district’s housing target.

In East Hampshire, the ratio is currently 13.0 — triggering an uplift of over 225%.

But here’s the catch: if affordable housing isn’t genuinely delivered — either because policies are too soft or developer strategies are allowed to succeed — the ratio doesn’t improve. It gets worse.

And worse affordability = more houses required. Permanently.

🧱 2. Weak SPDs Let Developers Off the Hook


The local Supplementary Planning Document (SPD) is meant to guide how affordable housing is delivered. But if it allows:

  • Commuted sums instead of on-site delivery
  • Loopholes for “salami slicing” of sites
  • Delayed tenure decisions or flexible interpretation
  • Light-touch viability testing without transparency

…then developers can tick the policy box while delivering little that meets actual local need.

🔁 3. Under-Delivery Leads to Higher Targets — Not Better Homes


Here’s where the system turns in on itself:

  • Affordable housing is underdelivered
  • Affordability remains poor
  • Standard method sees this and pushes up housing targets
  • Council must allocate more land to meet five-year housing supply
  • Speculative sites gain advantage

The failure to deliver affordable homes doesn’t trigger reform — it triggers more approvals, and often more unsuitable development.

💰 4. Developers Profit from the Penalty System


This cycle works in their favour:

  • They underdeliver affordable housing
  • Affordability ratios stay high
  • Housing targets increase
  • Councils fall behind
  • “Tilted balance” (presumption in favour of development) kicks in
  • Developers gain leverage to override policies, access unallocated land, and weaken conditions

It becomes a speculative environment where “everything goes” — because the system penalises councils, not developers, for affordability failure.

And it doesn’t stop. The worse the delivery, the more land must be released, and the less control councils retain over the shape of future development.

🔧 What Needs to Change


To break this feedback loop, local authorities must:

  • Enforce firm on-site delivery requirements
  • Prevent site fragmentation through phasing rules
  • Demand full viability transparency
  • Track affordable delivery rates — not just planning approvals
  • Push for national reform to tie housing targets to housing outcomes, not just numbers

Because without intervention, failure becomes justification for more failure — and communities pay the price.

Regulation 6(1) of the 2017 EIA Regulations:

“A person who proposes to carry out development may request the relevant planning authority to state in writing their opinion as to whether the development is EIA development (a ‘screening opinion’).”

⚖️ Case law support:


🧾 R (on the application of Wingfield) v Canterbury City Council [2019] EWHC 1975 (Admin)

  • Confirmed that an EIA screening must apply to the actual development proposed by the applicant.
  • Cannot rely on a screening opinion for a different proposal — even on the same site.

🧾 R (Burridge) v Breckland DC [2013] – also confirms project-specific EIA obligations, especially when components are linked.

🧷 Simple conclusion you can rely on:


You cannot transfer or reuse a screening opinion from one developer to another, or from one application to another, even on the same land.

If EHDC allowed this — it’s a breach of the EIA Regulations 2017.

Regulation 9(2) of the EIA Regulations 2017

🧾 Regulation Reference:


Regulation 9(2), EIA Regulations 2017:

“A screening opinion… shall be treated as no longer effective if a subsequent application for planning permission is not made within a period of 3 years…”

So even if the 2014 screening covered the land — that determination cannot be relied upon now for planning or legal purposes.

⏳ There is an expiration on EIA screening opinions


An EIA screening opinion expires after 3 years from the date it was issued, unless:

  • A planning application has been submitted, and
  • Substantive work has started on the development.

Environmental Assessment: The Curious Case of the Recycled Screening Opinion

“Once more, Nick’s creative modus operandi was brought upon us, and yea, the balance was tilted. Creativity is a fine mindset — essential even — if you’re a fashion designer. But if it’s your foundation in accountancy, you’d be done for it. Apply with caution — if you’re a public servant!”

🧭 What’s Going On?


Let’s rewind to the end of 2013. Something very deliberate began to take shape in Medstead — and a decade later, it’s still playing out.

decade later, it’s still playing out.

📆 TIMELINE: EHDC’s EIA Slipstream Strategy


📍 November 2013


Bargate Homes, in a joint venture with VIVID, submitted an EIA screening opinion request for a 60-dwelling development at Boyneswood Lane, Medstead — now known as the Ashwood estate, an upward extension of Beechlands Road.

  • The site triggered mandatory EIA screening under the 2011 Regulations due to its size.
  • EHDC issued a “No EIA Required” opinion in November 2013.

📍 12 days later


Foreman Homes – another developer – submitted a separate EIA screening opinion request for a different plot to the side of the same village edge — referred to by EHDC as Land East of Cawk House, Stoney Lane, later known as Land West of Beechlands Road.

This was not adjacent in a technical sense, but it proposed a sideways expansion of the same rural boundary — turning Beechlands into a development spine.

📍 37 days after that


EHDC case officer Nick Upton issued another “No EIA Required” opinion — this time for 144 dwellings, nearly 2.5x larger than the Bargate site.

Despite this size, proposed density closer to urban infill levels, and proximity to another major proposal, EHDC did not consider cumulative impact.

📍 15 days later


Bargate/VIVID submitted their full planning application for 60 dwellings at Boyneswood Lane (now Ashwood).

📍 5 months later – June 2014


The application was refused by EHDC, but subsequently allowed on appeal, meaning the development proceeded not through local political support — but through planning inspectorate approval.

⚠️ But Something Else Was Happening Behind the Scenes


  • In early 2018, Bargate secured an option to purchase the neighbouring land (the one Foreman had screened years earlier).
  • At the time, Ashwood (Plot 1) was only partly complete. Yet the next move was already in play.
  • In 2019, Bargate published a developer-facing document framing Medstead’s South-East quadrant as a target for coordinated expansion.

🧠 These actions show this wasn’t spontaneous. It was phased, coordinated, and pre-planned.

📍 May 2024


Bargate/VIVID applied to build 62 new homes on the very site that Foreman Homes screened a decade earlier.

  • But this time, EHDC did not issue a new EIA screening opinion.
  • Instead, they said: “The site has already been screened in 2014 — and this application is for fewer dwellings.”

📍 20 March 2025 – Planning Committee Report


Nick Upton justifies the lack of screening:

“The Local Planning Authority received a request for an EIA Screening Opinion for a scheme of up to 144 dwellings in 2014… This application represents a reduction…”

What he didn’t say:

  • The 2014 screening was for Foreman Homes, not Bargate/VIVID
  • It had expired in 2017 under Regulation 9(2) of the 2017 EIA Regs
  • A new screening was legally required

🧾 Legal Reality — Not Optional


🔹 EIA Regulations 2017, Regulation 6(1):


Only “a person who proposes to carry out development” may request a screening opinion.

✅ So: screening opinions are not transferable.
❌ You can’t use another company’s 10-year-old opinion to justify skipping screening today.

🔹 Regulation 9(2):


Screening opinions expire after 3 years, unless followed by a planning application.

❌ So: A 2014 opinion used in 2024 is legally void.

🔹 Schedule 3:


The LPA must consider:

  • The characteristics of the site
  • Its location
  • Cumulative impacts

📌 Medstead had already absorbed 8.36% of EHDC’s housing between 2011–2021, despite being only 1.76% of the population. That’s 475% more than proportional share — clearly significant.

🔹 Case Law:


R (Burridge) v Breckland DC [2013]

You cannot split up related developments to avoid EIA (“salami slicing”).

R (Mageean) v Sec of State [2010]

Screening opinions are not portable. New developer = new screening.

Delena Wells (C-201/02, ECJ)

You can’t avoid EIA through procedural gymnastics. The test is real-world environmental impact.

🎯 EHDC’s Misrepresentations


Nick Upton told the Planning Committee:

“EIA regulations have been tightened to reduce burdens on businesses…”

This is false.

The 2017 update actually:

  • ✅ Made Schedule 3 assessment mandatory
  • ✅ Introduced screening expiry
  • ✅ Expanded the scope of environmental review
  • ✅ Increased transparency and accountability

So no, Nick — the rules weren’t watered down. They were strengthened.

🧱 What EHDC Did Wrong


ErrorWhy It Matters
Reused expired 2014 screening❌ Unlawful under Reg. 9(2)
Used screening issued to Foreman Homes❌ Not valid under Reg. 6(1)
Ignored land control and phasing from 2018 onward❌ Violates Schedule 3 and Burridge
Claimed 62 homes ≠ significant impact❌ Scale is not the only test — cumulative burden and rural setting are key
Officer under scrutiny handled the complaint❌ Procedural unfairness

🧨 This Is Not a Technical Error


It’s not about red tape. It’s about democracy, legal compliance, and environmental protection.

Would you accept a developer building 62 houses next to your home using a decade-old environmental exemption granted to a completely different company, in completely different planning law, for a larger, unrelated scheme?

Then why should Medstead?

🔚 Final Word


EHDC’s decision:

  • Breaches legal duties under the EIA Regulations
  • Fails to treat a multi-phase expansion as a single cumulative project
  • Bypasses environmental safeguards through procedural repurposing
  • Undermines trust in planning as a fair, transparent system

If this stands, it sends a message:

“You can avoid environmental scrutiny by changing developers, waiting a decade, and claiming you’re just doing a bit less than someone else once proposed.”

That’s not lawful. That’s not planning. That’s strategy — at public expense.

The Town and Country Planning (Development Management Procedure) (England) Order 2015

This is a statutory instrument (SI 2015/595) that sets out how planning applications must be processed in England. It includes rules about validation, publicity, consultation, and decision-making.

🔸 Relevant points about publicising an application:


Under Article 15 of this Order, local planning authorities (LPAs) — like your council — must publicise planning applications in one or more of the following ways depending on the type of development:

a) For most applications (e.g., minor/household):

  • Site notice displayed for at least 21 days, or
  • Neighbour notification letter to adjoining owners/occupiers.

b) For major developments or those affecting listed buildings or conservation areas:

  • Newspaper advertisement in a local paper and
  • Site notice.

The goal is to give the public the opportunity to view, comment on, or object to the application within a statutory 21-day period.

🔸 Council’s Broader Responsibilities Regarding Public Consultation


While the 2015 Order sets the minimum legal baseline, councils can go beyond that in their Statement of Community Involvement (SCI). This is a document every LPA must produce under the Planning and Compulsory Purchase Act 2004.

✳ The council’s responsibilities include:


  • Notifying affected residents in a clear and timely manner.
  • Making application documents easily accessible online and in physical offices (if applicable).
  • Ensuring consultations are inclusive, especially for developments likely to cause significant local impact.
  • Providing transparent records of consultation outcomes and how they influenced decisions.

🔸 Examples of Failures (that can be challenged):


  • Failure to post a site notice or notify nearby residents.
  • Inadequate or missing newspaper adverts (where required).
  • Not waiting the full 21-day period before deciding.
  • Refusing to accept late comments even when no decision has been made yet.
  • Making application documents difficult to access.
  • Ignoring material objections without addressing them.

🔹 Important Extras:


  • Developers themselves may carry out informal consultation before submitting an application — but this is separate from the council’s duties.
  • The Localism Act 2011 encourages early engagement with communities, but it’s not legally binding unless incorporated into policy.

✅ Summary:

  • Councils must follow Article 15 of the 2015 Order: publish notices/site notices/neighbour letters depending on the case.
  • The public must get 21 days to comment.
  • Councils have a broader duty to ensure meaningful consultation — especially for major or controversial applications — and this should be detailed in their Statement of Community Involvement.
  • Inadequate consultation or failure to follow publicity rules can be a ground for Judicial Review.

1405—————Post-Fact Planning and the Gospel According to Nick. So if Nick Upton says “Neither do I accept that” the earth is not flat… it must be the truth, I suppose?

According to EHDC’s response to public concerns over the Beechlands Road development, Nick Upton, Head of Planning, assures us that everything was perfectly above board. How do we know? Because he “doesn’t accept” otherwise.

Yes, in a now-immortal line, Mr Upton claims:

“Neither do I accept that members of the public weren’t adequately informed of the policy context.”
And to back this up, he notes that he personally witnessed councillors discussing the matter.

You read that right: councillors, not the public.
Apparently, public understanding is now determined by what councillors say to each other during a committee meeting, after the consultation period has ended.

Let’s unpack that, for those of us still tethered to reason:

  • Members of the public are not members of the planning committee.
  • A discussion during a decision meeting is not public engagement.
  • And no amount of internal conversation can retroactively inform people who were left in the dark at the time they were invited to respond.

Claiming that this discussion proves the public was informed is like saying you hosted a public lecture because you explained the slides to your cat—after the lecture was cancelled.

Even more absurd is the idea that Mr Upton’s own observation of this discussion counts as valid evidence of public understanding. That’s not just circular—that’s delusional.

Public consultation is about timely, accessible information, made available before decisions are shaped—not what one officer saw in a room weeks or months later.

And rejecting a claim doesn’t prove it wrong. If we adopted that standard of truth, the scientific method would collapse.

“I don’t accept that gravity exists.”
“I don’t accept that climate change is real.”
“I don’t accept that EHDC could ever do anything less than perfectly.”

That’s not evidence. That’s wishful thinking dressed in a necktie.

The actual concern raised—linked clearly in my call for reflection: Lack of Clear Planning Guidance on EHDC Portal—was about the lack of publicly accessible, plain-English explanation of the “tilted balance” and its profound implications for planning decisions. Not whether it was buried somewhere in a lengthy officer report, and certainly not whether councillors mentioned it to one another at the last minute.

In short, saying “I saw councillors talk about it, so the public was informed” is like saying “I watched Bake Off, so I’m a qualified pastry chef.”

And if Mr Upton’s logic holds, we might as well start rewriting the history books based on his personal disbeliefs:

“Neither do I accept that Napoleon lost at Waterloo.”
Well then. Case closed.

The purpose of public consultation in planning is not merely to notify, but to equip the public with the information needed to form and express meaningful views. The Courts have made clear — particularly in R (Moseley) v Haringey LBC [2014] UKSC 56 — that consultation must not mislead, and that consultees must be informed of the true nature, consequences, and alternatives to the proposal.

Where a development is located outside the settlement boundary and relies on Paragraph 11(d) of the NPPF (‘tilted balance’), the threshold for transparency is significantly higher, due to the exceptional nature of the policy justification. In such cases, consultation should clearly explain:

  • That the site is not allocated in the Local Plan;
  • That the presumption against development is being reversed;
  • What counts as a material consideration;
  • And how the balancing test under the NPPF actually operates.

This information must not be buried in technical appendices or hidden among dozens of consultant reports. It must be made accessible, visible, and written in plain language that an ordinary resident can understand. Without this, the public cannot meaningfully participate — and consultation becomes performative rather than participatory.

In this case, neither the developer’s consultation nor the Council’s public portal provided this information in an accessible or prominent way. As a result, residents were unable to properly understand or assess the planning context, and some may have been deterred from submitting formal objections through official channels. This constitutes a failure of fairness and transparency and undermines the purpose of public engagement in the planning process.

🧠 Why Fallacious Thinking Schemata Undermine Organisational Process Integrity – And Why They Signal Defect Clusters


Fallacies are not simply poor arguments—they are indicators of flawed reasoning structures. When such flaws appear in the statements of individuals who influence planning processes, it is not enough to correct the statement. The process itself becomes suspect.

Public decision-making systems—like all human-designed systems—are prone to defect clustering.
This means that when one type of error appears, it is often not isolated. The same flawed logic or bias that created one problem is likely to have influenced multiple outputs across the same system.

⚠️ Fallacy as a Marker of Cluster Risk


If a decision-maker exhibits a fallacious thinking schema—such as:

  • Substituting personal observation for public communication
  • Relying on personal disbelief instead of evidence-based rebuttal
  • Dismissing community experience as invalid or irrelevant
  • Assuming their own oversight is equivalent to independent review

Then the planning outputs they shape or supervise—officer reports, policy applications, consultation design, harm assessments—are likely to reflect the same structural bias or error.

This is not theoretical. It follows directly from how human reasoning shapes institutional process:

A planning report is not an independent object. It is a product of reasoning. If that reasoning is faulty, the product may be too.

🧍‍♂️ The Specific Fallacy: Mistaking Personal Oversight for Objectivity


Nick Upton, in asserting that he “witnessed members discuss the policy context,” and therefore that the public was adequately informed, fails to recognise a fundamental principle of review:

The author or overseer of a process cannot be its neutral evaluator.

In this case, Mr Upton is not an external observer—he is the senior officer responsible for proposing the approval of the application and the supervisor of the planning process itself. His personal assurance that “sufficient understanding” occurred is therefore not independent—it is a self-validating claim made from within the system under scrutiny.

By positioning himself as both a participant in and defender of the process, he introduces a conflict of position—a fallacy of self-verification that invalidates the weight of his reasoning.

This kind of reasoning failure is especially serious when the individual:

  • Wields structural influence over how decisions are formed
  • Shapes procedural frameworks that define public access and input
  • Guides how planning policy is interpreted and operationalised for committees and the public

When such an individual uses fallacious reasoning to defend the sufficiency of a process they themselves designed or controlled, it is procedurally circular and structurally unsound.

🧮 Why Reasoning Fallacies Spread Like Calculation Errors


Imagine someone insists that 2 × 3 = 5 and 4 × 5 = 9—but they’re also the person designing your budgeting system. You wouldn’t trust a single spreadsheet they’ve ever produced.
The problem isn’t just one wrong answer—it’s that the wrong method was used to generate every result.

It’s the same with public planning.
If fallacious reasoning is embedded in the thinking of those who shape officer reports, structure consultations, and recommend approvals, then the entire chain of decision-making is built on compromised logic.

A process led by flawed reasoning doesn’t just produce flawed conclusions—it normalises them, reinforces them, and spreads them across every decision influenced by that schema.

The Council has operated under the tilted balance repeatedly due to its chronic failure to demonstrate a 5-year housing land supply

EHDC – 2022 Statement (as of 1 April 2022):


“The Council is unable to demonstrate a five-year housing land supply… This results in the application of paragraph 11(d) of the NPPF – the tilted balance.”

📎 Source (EHDC):

https://cdn.easthants.gov.uk/public/documents/Five%20year%20housing%20land%20supply%202022.pdf

https://www.easthants.gov.uk/media/8717/download?inline

EHDC – 2023 Statement (as of 1 April 2023):


“The Council can demonstrate a 4.5-year supply… therefore the tilted balance in paragraph 11(d) of the NPPF applies.”

📎 Source (EHDC):
https://www.easthants.gov.uk/media/6679/download?inline
(Five Year Housing Land Supply 2023–2028, published Jan 2023)

EHDC – 2024 Position Statement (as of 1 April 2024):


“The Council is unable to demonstrate a 5-year supply of deliverable housing sites. This equates to a 2.7-year supply.”

“As such, the ‘tilted balance’ set out in paragraph 11(d) of the NPPF is engaged.”

📎 Source (EHDC):
https://www.easthants.gov.uk/media/8717/download?inline
(Five Year Housing Land Supply 2024–2029, published Jan 2024)

Strategic Growth, Systemic Silence – Stacking the Scales: How South Medstead’s Planning Was Tilted Before the Balance Was Even Applied

🧾 The context:



From 2011 to 2023, Medstead alone saw a net gain of 410 dwellings — based on data released by East Hampshire District Council (EHDC) in response to a Freedom of Information (FOI) request. Notably, in the year 2018–2019, 133 dwellings were reported as completed in Medstead alone.

Despite making up only 1.76% of the district’s population, Medstead absorbed 8.36% of all new housing in the 2011–2021 period.

Evidence — including a 2019 development pack by P V Projects Ltd — confirms that this growth was not incidental but part of a strategic expansion plan for South Medstead, known to both EHDC and Bargate Homes as early as 2018. This was when Bargate signed an option agreement on the Beechlands Road site (Land Registry Title No. SH12998).



Despite this cumulative expansion and a 38% population increase in the ward (from 6,019 in 2011 to 8,300 in 2021), no Environmental Impact Assessment (EIA) was triggered, and no public consultation was held on the broader plan.

📌 EHDC approved these developments incrementally, treating each application as isolated. This avoided the environmental scrutiny that would have been triggered if the full scale had been disclosed and treated as a strategic expansion.



Medstead Civil Parish delivered a net gain of 956 dwellings over 12 years, with 1,013 total completions. During the 2011–2021 Census period alone, 1,002 homes were built.

This represents a substantial and disproportionate burden for a small rural parish with a population of only 2,036 (2011 Census). Between 2011 and 2021, the population increased by approximately 48%.

According to the Joint Core Strategy (JCS), East Hampshire’s housing target was:

  • 492 dwellings/year
  • Over 12 years (2011–2023): 5,904 dwellings total
  • In the 2011–2021 decade alone: 4,920 dwellings required

Medstead delivered approximately 20% of this total, despite representing only ~1.76% of EHDC’s population as of 2011. This highlights a pattern of unfair and imbalanced growth across the district, where one small parish has disproportionately absorbed the pressure of housing targets.

#Unfair #Imbalanced

🧩 Why this is a potential ground for Judicial Review:


⚖️ 1. Illegality – Failure to Apply EIA Law to Cumulative Development

The Town and Country Planning (Environmental Impact Assessment) Regulations 2017 require an EIA for any development:

  • Exceeding 150 dwellings or 5 hectares (Schedule 2, 10(b)); or
  • Where the development “is likely to have significant effects on the environment by virtue of factors such as its nature, size or location” (Reg. 5(1)); and
  • “Where a relevant planning authority is aware that a particular development is likely to have significant effects in combination with other existing or approved development, it must take account of those cumulative effects” (Reg. 5(4)).

📌 EHDC failed to do this. Developments in Medstead were segmented into smaller applications approved over time. No cumulative assessment was carried out — despite housing numbers and growth clearly exceeding the thresholds.

⚖️ 2. Procedural Impropriety – Failure to Disclose Strategic Intent and Monitor Impact

EHDC was aware of the strategic and coordinated nature of the expansion (e.g. via the PV Projects EHDC had access to strategic planning documents (e.g., the 2019 P V Projects pack) identifying South Medstead as a future expansion zone for up to 650 homes — but:

  • Never disclosed this broader vision to the public,
  • Never consulted residents on the cumulative impact, and
  • Never monitored or reported on baseline harms across drainage, roads, biodiversity, or public services.

📌 This constitutes a breach of NPPF Paragraph 132, which requires early, transparent, and effective engagement on developments that affect the wider community.

⚖️ 3. Procedural Impropriety – Fragmentation of Impact Assessment

While each planning application was technically distinct, evidence shows the developments were pre-linked in strategy and intent:

  • Bargate’s 2018 land option confirms foreknowledge,
  • The 2019 PV Projects masterplanning pack confirms intent to deliver up to 650 homes,
  • Yet none of this was shared or acknowledged during planning consultations.

As a result:

  • Residents were kept unaware of the scale of intended growth,
  • Applications avoided baseline impact studies that would trigger EIA, and
  • Local feedback was limited to immediate or cosmetic concerns, rather than strategic objections.

📌 This enabled EHDC to avoid triggering EIA requirements and failed to provide residents with a meaningful opportunity to assess or challenge cumulative adverse impacts (on drainage, safety, biodiversity, or community infrastructure).

⚖️ 4. Illegality and Irrationality – Tilted Balance Applied Without Baseline Evidence

Under NPPF Paragraph 11(d), permission can be granted when policies are out of date — but only if:

“any adverse impacts of doing so would significantly and demonstrably outweigh the benefits.”

In this case:

  • No EIA was triggered despite cumulative triggers being met,
  • No numerical/actual data was presented to councillors or the public regarding infrastructure strain, environmental degradation, or service shortfalls,
  • And yet, the committee granted permission under the tilted balance — without quantifying or substantiating those adverse impacts.

📌 This is a misapplication of national policy and may render the decision irrational and unlawful.

⚖️ 5. Failure to Give Lawful and Adequate Reasons

Under common law principles and the statutory duty of transparency, planning authorities must provide clear and lawful reasons for granting permission — especially when departing from the Local Plan or relying on the tilted balance.

In this case:

  • The committee’s rationale for approval appears to have relied on:
    • The existence of past approvals (e.g. a 2016 scheme nearby), and
    • The outcome of recent appeals in Four Marks (in 2024 and 2025).
  • Councillors openly expressed doubts about sustainability, but were reassured by the planning officer that “similar developments have been approved on appeal.”

📌 What’s missing:

  • No formal reasons were recorded explaining why the harms — such as infrastructure strain, road safety risks, or ecological pressure — were not significant.
  • No quantified or evidence-based analysis of adverse impacts was provided to justify the tilted balance conclusion.
  • No reasoned explanation of how the benefits were assessed — especially in relation to the actual shortfall in land supply or housing need.

🔍 Summary of Legal Concerns:


This isn’t just a technical omission — it’s a systemic failure of lawful planning:

  • Strategic segmentation of planning applications to evade environmental oversight
  • Developer-led narrative engineering via brochures and pre-app letters
  • A council that, knowingly or not, enabled the strategy without proper public scrutiny

All of this:

  • Prevented a lawful application of the tilted balance,
  • Denied residents a fair and informed consultation, and
  • May render the Beechlands Road approval unlawful under Judicial Review.

Supporting Law and Policy:


Town and Country Planning (EIA) Regulations 2017

  • Schedule 2, 10(b): EIA required for urban development >150 dwellings or 5 hectares.
  • Regulation 5(1) and 5(4): Requires screening where cumulative effects with other developments are likely.

NPPF Paragraph 132:

“Applications that can demonstrate early, proactive and effective engagement with the community should be looked on more favourably.”

NPPF Paragraph 11(d):

Grants permission unless “any adverse impacts of doing so would significantly and demonstrably outweigh the benefits”.

Case Law:

  • R (Burridge) v Breckland DC [2013] EWCA Civ 228:
    Failure to consider cumulative impacts invalidates planning approval.
  • R (Loader) v Rother DC [2016] EWHC 1876 (Admin):
    Unlawful to segment projects to avoid EIA.
  • R (Morge) v Hampshire CC [2011] UKSC 2:
    Emphasises councillors’ responsibility to assess environmental effects fully and transparently.

Supporting Evidence:


  • Land Registry Entry (Title SH12998) confirms that Bargate Homes secured an option agreement on the Beechlands Road site in April 2018, indicating strategic acquisition well before public applications were submitted.
  • P V Projects Ltd Masterplanning Pack (2019) shows that over 650 dwellings were envisioned as part of a long-term development of South Medstead — including Beechlands Road — despite this not being disclosed or consulted upon in official planning documentation.

  • Bargate Homes Sales Brochure (2018): Describes a “walkable countryside lifestyle” while omitting that the village was targeted for significant expansion — and that the promoted amenities required roadside walking without pavements, increasingly hazardous due to the growth being engineered. Many of the “walkable” amenities mentioned require walking along unpaved, increasingly hazardous roads, which are becoming more dangerous due to traffic associated with the very expansion Bargate was planning. The brochure’s omission of this reality highlights the contradiction between marketing and planning intentions and adds weight to claims of misrepresentation and lack of transparency.
  • ONS Population Data via FOI (EHDC, 2024) confirms a 38% population increase in the Four Marks & Medstead ward between 2011 (6,019) and 2021 (8,300) — yet no EIA screening was triggered across this cumulative growth period.
  • FOI – REF-191888-D3L9 – EHDC spreadsheet titled “Dwellings Completions in Four Marks and Medstead between 2011 and 2023 (Apr–Mar) by Parish” confirms over 500 net new dwellings completed during this period — with Medstead alone accounting for 438. No baseline environmental, drainage, or infrastructure assessments were published across the multiple applications contributing to this total.

EHDC Five-Year Housing Land Supply Targets 2024-2029: (828 homes/year × 5 years) + 2,036 backlog

Annual Housing Requirement:


  • In December 2024, the Government set a mandatory housing target for EHDC at 1,142 homes per year.
  • However, legal advice suggested that, considering East Hampshire’s unique circumstances (e.g., a significant portion of the district lies within the South Downs National Park), a more appropriate figure might be 828 homes per year.​

The proposed adjusted figure represents a 27.5% reduction from the Government’s standard housing target

Five-Year Housing Land Supply (2024-2029):


  • Shortfall: As of April 1, 2024, EHDC reported a shortfall of 2,036 dwellings in its five-year housing land supply, equating to a supply of only 2.7 years instead of the required five years.
  • Delivery Period: This shortfall pertains to the five-year period from April 1, 2024, to March 31, 2029.​

📅 Over 5 years, you’d calculate total required supply like this:

(828 homes/year × 5 years) + 2,036 backlog
= 4,140 + 2,036
= 6,176 homes needed from 2024 to 2029

So the total five-year requirement = ~6,176 dwellings

And if EHDC only has land supply for ~2.7 years of that total, the tilted balance is triggered.

Long-Term Housing Target (up to 2040):


  • The Government’s standard methodology calculated that EHDC needs to plan for nearly 11,000 new homes by 2040.