Tag: MPC: Local and National Planning Policies

Material Planning Considerations:

Compliance with local development plans, national planning policies, and any relevant guidelines.

Objection to Planning Application 27000-005 — 20240621 – 01.pdf

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Summary

Environmental and Ecological Impact: This section discusses the impact on existing trees and biodiversity. It highlights concerns about protecting trees, which are crucial for climate change mitigation and maintaining visual amenity. Failure to protect these trees could lead to a deteriorating landscape and loss of biodiversity.

Archaeological Significance: This section addresses the potential for encountering Neolithic remains and recommends archaeological evaluations to protect any undiscovered assets. Preserving archaeological heritage is essential for maintaining the historical integrity of the area.

Flood Risk and Drainage: This section emphasises the need for robust drainage systems to manage increased runoff and prevent flood risk. It highlights the importance of designing drainage systems to handle extreme weather events and comply with climate change resilience standards.

Community and Social Impact: This section critiques the affordable housing provision, noting it falls short of local policy requirements. It also discusses the significant population increase from 2011 to 2024 and the lack of a comprehensive Environmental Impact Assessment (EIA) to capture the cumulative effects on local infrastructure and services.

Public Services and Infrastructure: This section discusses the impact on local public footpaths, emphasising the need for contributions to improve their surface and maintenance to accommodate increased foot traffic from new residents.

Health and Safety: This section highlights fire safety concerns, emphasising the need for adequate access for firefighting appliances and sufficient water supplies. It also addresses the necessity of radon protection and conditions for land contamination management to ensure safety.

Healthcare Infrastructure: This section includes comments from the NHS about local GP surgeries’ capacity to absorb the population increase. It stresses the need to ensure that healthcare services remain adequate to support the growing population.

Disclaimer

HOUSING_LAND_SUPPLY_ASSESSMENT-1335961.pdf

Bargate Homes – Housing Land Supply Assessment

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    HOUSING_LAND_SUPPLY_ASSESSMENT-1335961

    Our Analysis of the Housing Land Supply Assessment Document – Key Points

    1. Date of Document
    • The document was prepared on May 1, 2024.
    2. Purpose
    • 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.

    3. Context
    • The review follows the publication of the revised National Planning Policy Framework (NPPF) in December 2023.
    • It references a recent appeal decision for land at Mount Royal, 46 Lymington Bottom, Four Marks, Alton (Appeal Ref: APP/M1710/W/23/3329928).

    4. Current Five-Year Housing Land Supply
    • According to the Council’s statement in October 2023, there is a supply of 2,198 homes, equating to a 4.74-year supply.
    • The appellant (developer) and the Inspector found the supply to be only 3.59 years based on their assessment, with 1,664 homes deemed deliverable.
    • Pegasus Group suggests a further reduced supply of 3.47 years.

    5. Key Adjustments and Errors
    • 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.

    6. Housing Need and Requirements
    • 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).

    7. Buffer Application
    • East Hampshire does not need to apply a 20% buffer as the latest Housing Delivery Test result was 112%, indicating no significant under-delivery.

    8. Conclusions
    • 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

    1. Local and National Planning Policies
    • 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.

    2. Land Use
    • 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.

    3. Economic Benefits
    • 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.

    4. Infrastructure and Services
    • 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.

    5. Sustainability
    • 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.

    6. Residential Amenity
    • 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.

    7. Local Government and Planning Authority Responsibilities
    • 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.

    Disclaimer

    Material Planning Considerations: Local and National Planning Policies

    Local and National Planning Policies are critical frameworks that guide the development and use of land in a manner that promotes sustainable growth, protects the environment, and meets the needs of communities. These policies are established at different levels of government and provide specific guidelines and regulations that must be adhered to when considering planning applications.

      Local Planning Policies

      Local Planning Policies are developed by local planning authorities, such as district councils or unitary authorities. These policies are tailored to address the specific needs, priorities, and characteristics of the local area. They are typically found in documents such as the Local Plan, which sets out a long-term vision and framework for future development in the area.

      Key Components:

      1. Local Plan:

      • A comprehensive document that outlines the vision, objectives, and policies for land use and development in the local area over a specified period (usually 15-20 years).
      • It includes allocations for housing, commercial development, infrastructure, green spaces, and other land uses.

      2, Supplementary Planning Documents (SPDs):

      • Provide additional guidance on specific issues or sites covered by the Local Plan, such as design standards, conservation areas, or affordable housing.

      3. Neighbourhood Plans:

      • Created by local communities, these plans allow residents to influence development in their area, complementing the Local Plan.

      4. Core Strategy:

      • Part of the Local Plan, the Core Strategy sets out the key policies for delivering sustainable development in the local area.

      5. Area Action Plans:

      • Detailed plans focusing on areas undergoing significant change or development, such as town centres or regeneration areas.

      National Planning Policies

      National Planning Policies are established by the central government and apply across the entire country. These policies provide a consistent framework for planning authorities to follow, ensuring that local planning decisions contribute to national goals for sustainable development, economic growth, and environmental protection.

      Key Components:

      1. National Planning Policy Framework (NPPF):

      • A key document that sets out the government’s planning policies for England and how these should be applied.
      • It provides a framework within which local plans are produced and includes policies on issues such as housing, economic development, transport, and environmental protection.

      2. Planning Practice Guidance (PPG):

      • A web-based resource that provides additional detailed guidance on various aspects of planning policy, including how to apply the NPPF.

      3. National Policy Statements (NPS):

      • Documents that provide policies for nationally significant infrastructure projects, such as energy, transport, and water resources.

      How They Influence Planning Decisions

      When a planning application is submitted, the local planning authority must consider how the proposal aligns with both local and national planning policies. This involves:

      1. Compliance Check:

      • Assessing whether the proposed development complies with the policies and objectives set out in the Local Plan and any relevant SPDs or Neighbourhood Plans.
      • Ensuring that the proposal aligns with the principles and requirements of the NPPF and PPG.


      2. Policy Weighting:

      • Balancing different policy considerations, especially if there are conflicts between local and national policies or among different local policies.


      3. Material Considerations:

      • Taking into account all relevant policies as part of the broader assessment of material planning considerations, which also include site-specific factors, public opinion, and the impact on the local community and environment.

      Importance in Planning Applications

      1. Sustainable Development:

      Ensures that new developments contribute positively to the sustainability of communities, balancing social, economic, and environmental objectives.


      2. Consistency and Predictability:

      Provides a clear framework for developers and the public, helping to create predictable and consistent decision-making processes.


      3. Local and National Interests:

      Balances the specific needs and characteristics of local areas with broader national priorities and objectives.


      4. Legal Requirement:

      Compliance with these policies is a legal requirement, and failure to adhere can result in planning applications being refused or challenged.

      By understanding and adhering to both local and national planning policies, planning authorities can make informed decisions that promote sustainable development and meet the needs of their communities.

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