The Constraints and Opportunities Plan visually represents various key features and considerations for the proposed development site. This plan is essential for understanding the limitations and potential enhancements for the project. Key elements marked on the map include:
Site Boundary: The outer limits of the development area are clearly defined.
Site Access: Points of entry and exit to the site are indicated, ensuring accessibility.
Public Rights of Way (Bridleway): Existing public paths available for use, particularly for horse riding, are highlighted.
Proposed 2m Footpath: New pedestrian pathways are planned to improve accessibility within the site.
Existing Vehicular Route: Current roads and pathways used by vehicles within the site are marked.
Existing Trees:
Category A and B: High and moderate-quality trees that are significant for retention are shown.
Category C: Low-quality trees or those with limited life expectancy are also identified.
Root Protection Area for Category A and B Trees: Zones designated to protect the roots of important trees during construction.
Potential Green Arrival Space: Proposed areas for green, welcoming spaces at entry points to enhance the aesthetic and ecological value.
Opportunity for Single Storey Development: Identified areas suitable for the development of single-story buildings, ensuring that the scale of development is appropriate for the context.
Indicative Contours: Topographical information showing the landscape’s elevation changes, helping to understand the site’s natural form.
Views:
Views Out to Open Countryside: Areas with scenic views of the surrounding countryside.
Partial Public Views into the Site: Locations where the public can partially see into the site.
Open Public Views into the Site: Spots offering full views into the site for the public.
Local Green Space: Stoney Lane Strip: A designated local green area within or adjacent to the development site.
Low Surface Water Flood Risk Zone: Areas identified as having minimal risk of flooding from surface water.
Existing Public Foul Sewer: Locations of current sewage infrastructure, important for planning utility connections.
Existing Trees and Hedgerows to be Safeguarded and Strengthened: Areas where existing vegetation is to be preserved and enhanced.
Potential Ecological Buffer of Minimum 2m: Suggested buffer zones to protect ecological features, ensuring a minimum distance to mitigate environmental impact.
Proposed Landscape Buffers:
To Local Green Space/Cawk House and Retained/Enhanced Vegetation: Buffers to integrate the development with the surrounding natural areas.
To Bridleway and Retained/Enhanced Vegetation: Buffers along the bridleway to protect and enhance the existing vegetation.
Key Features and Notations on the Map:
The map includes notations and symbols for various features, providing a clear visual guide to the development constraints and opportunities.
Areas with different colours and patterns indicate specific zones and features, such as green spaces, footpaths, and vehicular routes.
The plan incorporates existing natural features like trees and hedgerows, ensuring their protection and integration into the development.
This plan serves as a comprehensive guide for planners, developers, and stakeholders, ensuring that the development respects existing natural features and infrastructure while capitalising on opportunities to enhance the site’s environmental and social value.
Weak Points:
Potential Overlook of Smaller Ecological Features:
The focus may primarily be on major ecological features (e.g., Category A and B trees), potentially overlooking smaller but still significant ecological components.
2. Risk of Inadequate Buffer Zones:
The suggested buffer zones might not be sufficient in all areas to protect sensitive ecological zones from construction impact.
3. Limited Detail on Soil and Water Management:
The plan might lack comprehensive details on managing soil erosion and water runoff, especially in areas marked as low surface water flood risk zones.
4. Potential Public Access Challenges:
While public rights of way and footpaths are indicated, there may be challenges in ensuring these are adequately accessible during all phases of development.
5. Integration of Proposed and Existing Infrastructure:
The plan may not fully address how new infrastructure will integrate with existing systems, particularly concerning utilities and roadways.
What aspects should be evaluated in relation to this document?
ENVIRONMENTAL IMPACT
Assess Protection Measures for Ecological Features:
Ensure that the protection measures for Category A and B trees, as well as other significant vegetation, are robust and comprehensive. Verify that the Root Protection Areas (RPAs) are adequate and effectively managed.
Evaluate Buffer Zone Adequacy:
Review the proposed ecological buffer zones to determine if they provide sufficient protection for sensitive habitats and ecological corridors. Consider increasing the buffer zones if necessary to ensure environmental protection.
Review Soil and Water Management Plans:
Ensure the plan includes detailed strategies for managing soil erosion and water runoff, particularly in areas identified as low surface water flood risk zones. These measures are crucial to prevent environmental degradation during and after construction.
DESIGN AND APPEARANCE
Evaluate Integration of Green Spaces:
Assess how well the proposed green arrival spaces and landscape buffers integrate with the overall design of the development. These elements should enhance the visual appeal and provide functional green areas for residents and wildlife.
Check Compatibility of Single-Storey Development Opportunities:
Ensure that the areas identified for single-storey development fit within the context of the surrounding environment and community. The design should complement the existing landscape and built environment.
Consider Views and Sightlines:
Evaluate the impact of the development on key views, including views out to the countryside and public views into the site. The development should enhance rather than obstruct these views, maintaining a visual connection with the natural surroundings.
RESIDENTIAL AMENITY
Review Accessibility and Connectivity:
Assess the accessibility of the proposed footpaths, bridleways, and vehicular routes. Ensure that these routes are well-integrated into the existing infrastructure and provide safe, convenient access for all residents.
Evaluate Impact on Local Green Space Usage:
Consider how the development will impact the usage of local green spaces, such as the Stoney Lane Strip. Ensure that these areas remain accessible and enjoyable for the community.
Consider Impact on Resident Experience:
Evaluate how the proposed development will affect the overall living experience of residents, including aspects like noise, privacy, and access to nature. The development should enhance residential amenity by providing well-designed, accessible, and attractive green spaces.
Community Engagement:
Review Community Involvement: Consider how the community has been involved in the planning process. Ensure that there has been adequate consultation and that community feedback has been incorporated into the plan.
Health and Wellbeing:
Assess Impact on Public Health: Evaluate how the development will impact public health, including access to green spaces, recreational areas, and clean air. Ensure that the design promotes healthy living environments.
Assess how the proposed vehicular routes and access points will impact traffic flow and safety within and around the development site. Ensure that the design minimises congestion and provides safe access for vehicles and pedestrians.
Review Public Rights of Way:
Ensure that public rights of way, such as bridleways and footpaths, are adequately maintained and integrated into the development. Consider any potential disruptions and plan for safe and accessible routes during construction.
Evaluate how existing utilities (e.g., public foul sewers) will be integrated with new infrastructure. Ensure that the development does not overburden existing services and includes plans for any necessary upgrades.
Review Drainage and Flood Risk Management:
Examine the strategies for managing surface water drainage and flood risk, especially in areas identified as low surface water flood risk zones. Ensure that the development includes sustainable drainage systems (SuDS) and other measures to mitigate flood risks.
Check if the plan encourages the use of sustainable building practices and materials. Evaluate how these practices contribute to reducing the environmental footprint of the development.
Evaluate Energy Efficiency Measures:
Assess the proposed development’s energy efficiency measures, such as the inclusion of renewable energy sources and energy-efficient building designs.
Evaluate if there are any nearby heritage sites or conservation areas that could be affected by the development. Ensure that the design respects and preserves the historical and cultural significance of these areas.
Energy Efficiency: The checklist outlines proposed measures for achieving energy efficiency in the development, such as aiming for a minimum of 31% carbon reduction and integrating renewable energy technologies like air source heat pumps and photovoltaic panels.
Biodiversity: Commitment to achieving a minimum of 10% biodiversity net gain, with plans to incorporate water butts, sustainable drainage systems (SuDS), and maintain green infrastructure.
Construction Practices: Plans to consider sustainable sourcing of materials, waste management, and the potential reuse of building materials.
Weak Points:
Deferred Details: Many critical details, including specific energy efficiency measures and SuDS, are deferred to the Reserved Matters (RM) stage, which means there’s no immediate commitment to these measures.
Lack of Specific Commitments: While the document outlines intentions, it lacks specific, immediate commitments, creating uncertainty about the actual implementation and effectiveness of the proposed measures.
Potential Implementation Gaps: The success of the sustainability measures depends on detailed plans and execution at the RM stage, which might differ from the initial proposals.
What aspects should be evaluated in relation to this document?
Sustainability
Check if the checklist addresses the need for sustainable building practices and energy efficiency. Assess how these practices contribute to reducing the environmental impact of the development.
Examine how water efficiency and renewable energy technologies are integrated into the development. Consider their effectiveness in reducing demand on local infrastructure and promoting sustainable resource use.
Analyse how the proposed street network (primary, secondary, shared surface, private drives) will impact traffic flow within and around the development. Consider whether the plan will minimise congestion and improve connectivity.
Examine the design of shared surface streets to ensure they enhance safety for all users by reducing vehicle speeds and providing clear pathways for pedestrians and cyclists.
Evaluate the broader effects of increased traffic on existing local roads and neighbourhoods. Address potential congestion and safety issues that may arise.
Consider if the document includes plans for pedestrian and cycle links, encouraging walking and cycling to reduce reliance on cars and lower carbon emissions.
Determine how well the development’s access points and internal network connect with existing public transport services, promoting the use of sustainable transport options.
Ensure the proposed internal network provides necessary infrastructure to support the development, including roads, pedestrian pathways, and cycle routes.
Evaluate how the design of streets and access points will affect the quality of life for residents, considering factors such as noise, safety, and convenience.
This section addresses the incomplete disclosure of material considerations and the lack of public awareness regarding the application’s consideration under Paragraph 11 of the NPPF. It emphasises the importance of transparency and informed public participation.
2. Impact on Traffic and Access:
This section discusses the increased traffic congestion and potential delays to emergency services due to the proposed development’s access plan leading to Lymington Bottom Road, a primary route to hospitals and other essential services.
3. Potential Procedural Error:
This section points out the potential procedural errors due to the failure to disclose all material considerations and the omission of a comprehensive EIA, which might undermine the integrity of the planning process.
4. Conclusion:
This section concludes that the proposed development does not meet the sustainability criteria required by Paragraph 11 of the NPPF. It urges the council to reject the application unless substantial revisions are made to address the critical concerns comprehensively.
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.
Sustainability in planning involves ensuring that developments meet the needs of the present without compromising the ability of future generations to meet their own needs. This consideration encompasses a range of economic, environmental, and social factors aimed at promoting long-term ecological balance, resource efficiency, and quality of life.
Energy Efficiency: Assess the energy performance of buildings, including insulation, heating, cooling, lighting, and the use of renewable energy sources such as solar panels or wind turbines.
Resource Management: Evaluate the sustainable use of materials, water conservation measures, waste management practices, and strategies for reducing resource consumption.
Biodiversity and Green Spaces: Consider the protection and enhancement of biodiversity, including the integration of green spaces, wildlife corridors, and natural habitats within the development.
Local Economy Support: Assess how the development supports local businesses, job creation, and economic diversification.
Economic Resilience: Evaluate the long-term economic benefits, ensuring that the development contributes to a stable and resilient local economy.
Cost-Benefit Analysis: Consider the economic costs and benefits, including lifecycle costs, operational efficiency, and return on investment for both the community and developers.
Community Well-being: Evaluate the development’s impact on the health, well-being, and quality of life of residents, including access to healthcare, education, and recreational facilities.
Social Equity and Inclusion: Assess whether the development promotes social inclusion and equity, providing affordable housing, accessible public spaces, and services for diverse population groups.
Community Engagement: Consider the extent to which the development involves and responds to the needs and values of the local community through public consultation and participation.
Carbon Footprint Reduction: Evaluate measures to minimize the carbon footprint of the development, including energy-efficient design, low-carbon technologies, and sustainable transportation options.
Climate Resilience: Assess the development’s resilience to climate change impacts, such as increased temperatures, extreme weather events, and rising sea levels. This includes flood risk management, heat island mitigation, and robust infrastructure design.
Public Transport Access: Evaluate the proximity and accessibility of public transport options, promoting the use of buses, trains, and other sustainable transport modes.
Active Transportation: Consider the provision of infrastructure for walking, cycling, and other forms of active transportation, including safe pathways, bike lanes, and pedestrian-friendly designs.
Reduced Car Dependency: Assess measures to reduce car dependency, such as car-sharing schemes, reduced parking provision, and incentives for using alternative transport modes.
Sustainable Design Principles: Evaluate the incorporation of sustainable design principles, such as passive solar design, natural ventilation, and sustainable landscaping.
Green Building Certifications: Consider whether the development seeks green building certifications such as LEED, BREEAM, or equivalent standards, demonstrating a commitment to sustainability.
How Sustainability Considerations Influence Planning Decisions
1. Sustainability Assessments:
Detailed sustainability assessments may be required to evaluate the environmental, economic, and social impacts of a proposed development. These assessments help identify sustainability strengths and weaknesses and guide mitigation measures.
2. Policy Compliance:
Planning authorities ensure that proposed developments comply with local, national, and international sustainability policies and standards. This includes the National Planning Policy Framework (NPPF), local development plans, and sustainability guidelines.
3. Balancing Sustainability with Other Considerations:
Planning authorities must balance sustainability considerations with other material factors, such as economic benefits, heritage conservation, and residential amenity. Developments that demonstrate strong sustainability credentials may be favoured, especially if they align with broader policy objectives.
4. Mitigation and Enhancement Measures:
Developers may be required to propose mitigation measures to address sustainability concerns, such as enhancing energy efficiency, incorporating green infrastructure, and providing community benefits. These measures can enhance the overall sustainability of the development.
5 Stakeholder Consultation:
Input from stakeholders, including environmental groups, local businesses, and residents, is considered to ensure that sustainability measures are effective and responsive to community needs.
Importance in Planning Applications
1. Environmental Protection:
Ensuring sustainable development helps protect natural resources, reduce pollution, and conserve biodiversity, contributing to a healthier environment.
2. Economic Viability:
Sustainable developments can enhance economic viability by reducing operational costs, increasing property values, and attracting investment.
3. Social Cohesion and Quality of Life:
Promoting social sustainability enhances community cohesion, improves access to services, and supports a high quality of life for residents.
4. Climate Change Mitigation and Adaptation:
Sustainable developments contribute to climate change mitigation by reducing greenhouse gas emissions and enhancing resilience to climate impacts.
5. Legal and Policy Compliance:
Adherence to sustainability policies and standards is a legal requirement, ensuring that developments contribute to national and international sustainability goals.
Conclusion
By thoroughly considering sustainability in planning applications, planning authorities can ensure that new developments contribute positively to the environment, economy, and community. This comprehensive approach promotes long-term ecological balance, resource efficiency, and quality of life, aligning with broader goals for sustainable development and climate resilience.
