Delineates the boundaries of the development site.
Existing Vegetation:
Shows existing trees and hedgerows that will be enhanced as part of the development.
Proposed Plantings:
Native Hedgerows: New hedgerows using native species.
Native Hedgerow Trees: Planting of trees within the hedgerows.
Native Shrubs: Planting of various native shrubs.
Street Trees: Trees planted along the streets within the development.
Ornamental Shrub Planting: Decorative shrubs planted throughout the development.
Grassland Areas:
Amenity Grassland: Grassy areas for general use and recreation.
Species Rich Grassland: Grassland areas with a variety of plant species to enhance biodiversity.
Amenities and Pathways:
Benches: Placement of benches throughout the development for seating.
Play Area: Designated areas for children’s play.
Hoggin Path: Paths made from a compacted mixture of gravel, sand, and clay.
Weak Points:
Ratio of Natural to Developed Land:
The ratio of natural to developed land may not be sufficient to achieve the intended mitigation measures. The proposed landscape features may not adequately compensate for the loss of natural land, leading to a net negative impact on local biodiversity and ecosystem services.
Effectiveness of Mitigation Measures:
The proposed mitigation measures, such as planting native species and creating grasslands, might not be sufficient to offset the environmental impact of the development. Detailed impact assessments and more robust mitigation strategies may be required to truly compensate for the loss of natural habitats.
Impact on Local Hydrology:
The introduction of new planting areas and changes in land use could alter local hydrology. The plan does not detail how these changes might affect water runoff, drainage, or local water bodies.
Boundaries: The red outline indicates the site boundary.
Parcels: Different areas within the site boundary, indicating various uses.
Infrastructure: Roads, paths, and other infrastructure elements within the development area.
What aspects should be evaluated in relation to this document?
Environmental Impact
Green Space Preservation:
Evaluate how the development plans to preserve existing green spaces and natural habitats within the site boundary. Consider the impact on local biodiversity and ecosystem services.
Flood Risk Management:
Assess the strategies for managing flood risks, including the implementation of sustainable drainage systems (SuDS). Ensure that these strategies are adequate to handle stormwater and prevent flooding.
Residential Amenity
Quality of Life for Residents:
Review how the design and layout of the housing parcels affect the quality of life for residents. Consider factors such as noise levels, privacy, access to sunlight, and proximity to amenities and green spaces
Public Amenities and Recreational Areas:
Evaluate the provision of public amenities, such as parks, playgrounds, and community centres. Ensure that there is sufficient space for recreational activities and community interaction.
Community Involvement:
Review the extent of community involvement in the planning process. Ensure that community feedback has been considered and incorporated into the development plans.
Impact on Local Community:
Assess the impact of the development on the existing local community. Consider factors such as changes in population density, demand for local services, and social cohesion.
Land Use
Land Use Distribution:
Evaluate the distribution of land uses within the development site. Ensure that there is a balanced allocation of space for residential, commercial, public, and green areas.
Sustainability of Land Use:
Assess the sustainability of the proposed land uses. Consider the long-term viability of the development in terms of environmental, social, and economic factors.
Defines the boundary of the application site, indicating the land area to be developed. Essential for assessing land use and ensuring compliance with zoning and planning regulations.
Shows the geographical context and location of the proposed development, indicating how it fits within the broader land use and infrastructure network.
The assessment was conducted by Pegasus Group on behalf of Bargate Homes to review the current five-year housing land supply (5YHLS) position in East Hampshire.
The Council’s initial figure of 2,198 homes was corrected to 1,994 homes.
The Inspector agreed with the appellant’s assessment, discounting homes due to various issues like undetermined planning permissions and overestimated delivery rates.
Pegasus Group concurred with the Inspector’s assessment but made further adjustments, including correcting the supply arising from C2 uses and questioning the assumed lapse rate for small sites.
The housing land supply should be assessed against the minimum local housing need of 464 homes per annum (hpa), as calculated using the Standard Method.
The current five-year requirement is 2,320 dwellings (464 hpa x 5).
The Council is unable to demonstrate a four-year housing supply, falling short at only 3.59 years. Pegasus Group further adjusts this figure to 3.47 years.
As a result, the most important policies for determining residential planning applications are out-of-date.
Planning permission should be granted unless adverse impacts significantly and demonstrably outweigh the benefits.
There is an increased need for additional housing to restore a four-year housing land supply.
The analysis of the Housing Land Supply Assessment Document primarily relates to the following Material Planning Consideration categories
Revised NPPF (National Planning Policy Framework): The assessment follows the publication of the revised NPPF, highlighting how national planning policies impact local decisions.
The document references the revised NPPF published in December 2023, indicating the national policy context in which local planning decisions are made. This framework sets out the government’s planning policies for England and how these should be applied, emphasising sustainable development.
Paragraph 11 of the NPPF: Paragraph 11 sets out the presumption in favour of sustainable development. This is a key consideration in planning decisions, particularly when local plans are outdated or when housing supply targets are not met. The document uses Paragraph 11 to argue for the approval of new housing developments unless adverse impacts significantly outweigh the benefits.
Housing Land Supply Requirement: The document’s focus on the five-year housing land supply (5YHLS) directly relates to local planning policies and their compliance with national standards.
The requirement to maintain a five-year housing land supply is a fundamental aspect of local planning policies. The document’s analysis highlights the current shortfall in East Hampshire, showing the council’s difficulty in meeting this national policy requirement.
Accuracy of Housing Supply Figures: Ensures that the planning authority bases its decisions on reliable and accurate data.
The appeal decision and Pegasus Group’s assessment highlight discrepancies in the council’s housing supply calculations. Ensuring accurate and reliable data is crucial for transparent and accountable planning decisions. The document calls for thorough verification of housing supply figures, reflecting the planning authority’s responsibility to base decisions on robust evidence.
Current Five-Year Housing Land Supply: The figures on the availability and deliverability of housing land supply pertain to land use considerations within the planning area.
The assessment’s findings regarding the supply of deliverable homes directly impact land use planning. The need to allocate sufficient land for housing development is essential to address housing shortages and manage land resources effectively.
Housing Need and Requirements: The assessment of housing needs against local housing requirements reflects land use planning strategies.
The calculated need for 464 homes per annum, based on the Standard Method, informs local land use decisions. Meeting these needs requires identifying suitable land for development, balancing this with other land use priorities, and ensuring appropriate infrastructure.
Need for Additional Housing: Emphasising the need for additional housing to restore the four-year housing land supply aligns with economic benefits by addressing housing shortages and supporting local economic growth.
Addressing the housing supply shortfall has significant economic benefits. Increasing the housing stock can stimulate local economies by attracting new residents, supporting construction jobs, and enhancing local services and amenities. The document underscores the economic necessity of approving additional housing developments to meet demand.
Impact on Local Infrastructure: Although not explicitly detailed in the summary, the broader implications of housing development on local infrastructure and services are a material consideration. Increased housing supply requires supporting infrastructure, which is implicitly linked to this assessment.
Although the document primarily focuses on housing supply, the implications for local infrastructure and services are implicit. Increased housing will necessitate investments in roads, schools, healthcare, and utilities to support the growing population. This consideration is crucial for sustainable development and ensuring that infrastructure keeps pace with housing growth.
Sustainable Development: The principle of sustainable development is central to the NPPF and the discussion of planning permissions under Paragraph 11, which emphasises sustainable growth.
The NPPF’s emphasis on sustainable development is central to the assessment. Paragraph 11 of the NPPF, which sets the presumption in favour of sustainable development, is particularly relevant. Ensuring that new housing developments are sustainable in terms of environmental impact, resource use, and community integration is a key planning consideration.
Impact on Local Community: Indirectly, the document touches on residential amenity by considering the cumulative effects of housing developments on the local community.
The cumulative impact of housing developments on the local community is an important aspect of residential amenity. The document suggests that piecemeal development can lead to significant adverse impacts if not properly managed and assessed collectively. Ensuring that new developments enhance rather than detract from the quality of life for existing and future residents is a critical consideration.
Accuracy of Housing Supply Figures: The accuracy and reliability of the Council’s housing supply figures, as challenged by the appeal decision and Pegasus Group’s assessment, reflect the local planning authority’s responsibilities and accountability in planning matters.
The appeal decision and Pegasus Group’s assessment highlight discrepancies in the council’s housing supply calculations. Ensuring accurate and reliable data is crucial for transparent and accountable planning decisions. The document calls for thorough verification of housing supply figures, reflecting the planning authority’s responsibility to base decisions on robust evidence.
Material Consideration
Local and National Planning Policies: The assessment influences compliance with planning policies and frameworks at both local and national levels.
Infrastructure and Services: Evaluates the availability and capacity of infrastructure and services to support new housing developments.
Residential Amenity: Considers the impact of housing supply on the living conditions and quality of life for existing and future residents.
Sustainability: Addresses the long-term sustainability of housing developments in relation to environmental, economic, and social factors.
Land Use: Directly affects decisions on the allocation and use of land for housing developments.
Conclusion
The primary categories are Local and National Planning Policies, Land Use, and Economic Benefits, as these directly relate to the planning framework, housing needs, and implications of the housing land supply assessment.
Infrastructure and Services, Sustainability, and Residential Amenity are also relevant as they reflect the broader impacts and considerations of the proposed housing developments.
Land Use refers to the management and modification of natural environments or wilderness into built environments such as settlements and semi-natural habitats. In the context of material planning considerations, land use focuses on the suitability and appropriateness of a particular piece of land for the proposed development, considering existing zoning laws, local plans, and the broader impacts on the community and environment.
Zoning: Refers to the categorization of land by local authorities for specific types of use, such as residential, commercial, industrial, agricultural, or recreational. Zoning laws dictate what types of buildings and activities are permitted on a piece of land.
Local Plans: These are documents created by local planning authorities outlining the vision, policies, and proposals for land use in the area. They include detailed maps and policies that guide future development and land use.
Green Belts: Areas of open land around cities where development is restricted to preserve the natural environment and prevent urban sprawl.
Assessment of the existing use of the land, whether it’s residential, commercial, agricultural, industrial, or undeveloped.
Understanding how the current land use interacts with the proposed development is crucial. For example, converting agricultural land to residential use may have different implications than redeveloping an industrial site.
Physical Characteristics: Includes topography, soil quality, drainage, flood risk, and stability. These physical characteristics determine whether the land can support the proposed development.
Environmental Constraints: Presence of protected habitats, species, or other environmental designations that may limit development.
Compatibility: How well the proposed development fits with surrounding land uses. For instance, a high-density residential development may not be suitable next to low-density housing or industrial areas.
Infrastructure: Availability and capacity of existing infrastructure such as roads, public transport, water supply, and sewage systems to support the new development.
Services and Amenities: Proximity to essential services like schools, healthcare, shops, and recreational facilities.
Regional and National Policies: Consideration of how the proposed land use aligns with broader regional and national planning policies and strategies, such as housing targets, economic growth, and environmental protection.
Economic Impact: Potential for job creation, investment, and economic growth versus potential loss of agricultural land, open space, or natural habitats.
Social Impact: Contribution to housing needs, community facilities, and social infrastructure versus potential impacts on existing communities, such as increased traffic or changes in neighbourhood character.
How Land Use Considerations Influence Planning Decisions
1. Compliance with Zoning and Local Plans:
Planning authorities assess whether the proposed development complies with the zoning regulations and policies outlined in the local plan. Applications that do not comply may be refused unless they offer substantial benefits or meet an unmet need.
2. Assessment of Land Suitability:
Detailed assessment of the physical and environmental characteristics of the land to ensure it is suitable for the proposed development. This includes considering flood risk, soil quality, and environmental constraints.
3. Impact Analysis:
Evaluating the potential impacts of the proposed development on the surrounding area, including compatibility with neighbouring uses, strain on infrastructure and services, and environmental impacts.
4. Balancing Benefits and Detriments:
Weighing the potential economic and social benefits of the development against any negative impacts on the environment, existing land uses, and local communities.
5. Strategic Alignment:
Ensuring that the proposed land use aligns with broader strategic goals and policies at the regional and national levels.
Importance in Planning Applications
1. Sustainable Development:
Ensures that land is used efficiently and sustainably, balancing the needs for development with the protection of natural and built environments.
2. Community Impact:
Helps to safeguard the quality of life for existing and future residents by ensuring that new developments are appropriate for their location and well-integrated with existing communities.
3. Legal and Policy Compliance:
Adherence to zoning laws and planning policies is a legal requirement, and non-compliance can lead to applications being refused or legal challenges.
4. Resource Management:
Effective land use planning helps to manage resources, such as agricultural land, green spaces, and urban areas, ensuring they are used in ways that provide the greatest benefit to society.
By thoroughly considering land use in planning applications, planning authorities can make informed decisions that promote sustainable development, protect the environment, and enhance the quality of life for communities.
