The deadline for comments on Canterbury City Council’s public consultation on its preferred option for its new Local Plan closes at 9am on Monday, August 9. The deadline has been extended by a week in response to glitches with the council’s online consultation portal. CPRE Kent has submitted comments on behalf of its members objecting to the council’s preferred option of building 14,000-17,000 homes – which is 8,000 more than required under the government’s standard methodology for calculating housing numbers, for the period to 2040. We have advised the council that a careful balance needs to be struck between taking economic advantage of Canterbury’s heritage and undermining it with too much and with inappropriately sited development. Unfortunately, like many of the residents in the Canterbury area, we have had difficulty interpreting the full implications of the council’s development proposals. The written summary details for the preferred option makes no reference to the provision of the proposed two new roads/bypasses – to the north-west and south-east of the city – referring obliquely to “upgrade of the A28 to allow traffic to bypass the city centre” instead. CPRE Kent has questioned whether addressing congestion and pollution on the ring road by building a pair of bypasses will be effective – bearing in mind that it would appear that a high proportion of this traffic is generated by local people travelling into Canterbury for work, leisure, shopping and education. Building up to 8,000 more dwellings than required to fund a roadbuilding programme to bypass the city centre will, CPRE Kent believes, place undue burden on local communities, the countryside setting of Canterbury, the Area of Outstanding Natural Beauty and surrounding Areas of High Landscape Value. We have pointed out to the council that development to this degree would have an adverse impact on dark skies, tranquillity and best and most versatile agricultural land – which has a vital role to play in absorbing carbon and preserving biodiversity, including the biodiversity in soils. Once it is built over, soil biodiversity is lost. Sadly, the council seems to have cornered itself into a position whereby 20th-century solutions are being applied to 21st-century issues.
To learn more and contribute to Canterbury City Council’s consultation on the Local Plan, click here
To read more about development pressure and planning in Canterbury, click here
Local people are being urged to fight for the Green Belt in Gravesham. Below is a list of the sites under threat and Alex Hills, Gravesham chairman of CPRE Kent, is making clear what is at stake. “Many of these sites are on prime farmland, which is much needed for food supply,” he said. “The proposals will result in villages merging, while no account has been taken of the impact of the new Thames crossing or the planned theme park. “Many of the locations have poor public-transport links and the infrastructure is not there to support the developments. “The sites in Meopham and Istead Rise will increase traffic on the A227, which is already facing at least a 10 per cent increase in traffic from the new Thames crossing. “Further, these developments would destroy important wildlife habitat. “Please, if you want to protect the Gravesham countryside, write to your MP and your ward councillor.” Proposals in the Gravesham Local Plan Regulation 18 (Stage 2) Consultation could see 425 new homes in Higham, 275 in Istead Rise and 1,705 in Meopham, plus commercial development.
Sites under threat:
Land west of Wrotham Road (Site B), next to Helen Alison school, Hook Green, Meopham. Meopham North: 120 dwellings
Land at Longfield Avenue, New Barn, Istead Rise: 25 dwellings
CPRE, the countryside charity, has said that Chancellor Rishi Sunak’s ‘mini-Budget’ missed the mark on transport and housing. The Chancellor had been aiming to revive the economy through his A Plan for Jobs mini-Budget, announced earlier this month, but Tom Fyans, CPRE campaigns and policy director, said: “While we have seen promising starts on energy efficiency and shoring up rural hospitality businesses, the Chancellor has missed major opportunities to begin building back better when it comes to transport and housing investment.” Mr Fyans addressed several issues in the mini-Budget: On existing homes: “The £3 billion announced on energy efficiency is a good start but must be swiftly followed by a National Retrofit Strategy that CPRE has been calling for in our new report Greener, Better, Faster and a plan for longer-term investment. Decarbonising our homes and buildings is essential to preventing runaway climate change. We expect to see further investment in reducing emissions from our existing homes via the £9bn for energy-efficiency schemes promised by Boris Johnson in the Conservative Party’s general election manifesto at the end of last year.” On new homes: “We understand the Chancellor wants to reboot the construction sector, but he’s pulling the wrong lever with a Stamp Duty holiday. By investing in social and genuinely affordable housing instead, he could drive up build rates and provide the homes that are so desperately needed, especially in rural areas. We cannot accept that private rentals in nine out of 10 rural areas are unaffordable for care workers. We urge the government to begin investing in homes for our heroes and tackling the housing crisis.” On transport: “Any serious claims to a green recovery are being completely undermined by the out-of-touch £27bn road-building plans that will drive up emissions and will likely not be needed with homeworking on the rise. In the mini-Budget we did not hear one mention of public transport, the low-carbon alternative to the private car that is so desperately needed, especially in disconnected rural areas. We are urging the government to scrap the planned road spending and put this money to much better use. Diverting some of this funding to a dedicated rural transport fund would have a dramatic impact connecting up towns and villages with affordable, convenient and low-carbon public transport.” On rural economies: “The Chancellor was absolutely right to highlight hard-hit rural businesses in the hospitality industry and we welcome the ‘eat out to help out’ vouchers. We can all play our part in supporting local businesses as we emerge from lockdown. Our hope is that these vouchers will help get small rural restaurants, pubs and cafes back on their feet as lockdown eases and holiday season begins, with many of us choosing to go on a staycation here in the UK rather than venturing abroad.”
Thanet might be close to having a Local Plan. A seemingly interminable saga (see here, here, here,here, here and here) appears to be nearing a conclusion, with the two inspectors examining the draft Local Plan informing Thanet District Council on March 23 that the document has an ‘appropriate basis’ to be adopted as long as a list of modifications is included. There is also a requirement that the Plan be reviewed within six months of adoption. The inspectors’ report has now to be considered by full council, with adoption anticipated by summer, depending in part on the Covid-19 lockdown. The Plan, which covers the period to 2031, was submitted for examination on October 30, 2018, with public hearings held between April 2 and July 18 last year. The Report and the recommended Main Modifications to make the Plan ‘sound’ can be viewed on the council’s website. Social-distancing restrictions mean no paper copies of the document are available for inspection at Thanet Gateway, but it can be viewed online. One of the most contentious features of the draft Plan has been housing numbers and this makes provision for at least 17,140 new homes up to 2031. Manston airport is to be safeguarded for airport-related uses, with future use and development at the site to be determined through early review of the Plan. The recommended main modifications all concern matters discussed at the examination hearings. After the hearings, the council prepared a schedule of the proposed main modifications and where necessary carried out a sustainability appraisal of them. The main modifications were subject to public consultation from December 11 last year to January 27, 2020. After considering the representations made on the proposed main modifications, the inspectors have recommended that these be included.
In summary they
Introduce new Policy SP01a, which supports the principle of development in the urban area and designated villages
Introduce new Policy SP01b, which requires the council to complete a review of the Plan within six months of adoption
Modify the stepped housing requirement in Policy SP11
Clarify which sites are allocated for residential development in the urban Area (Policy HO1) and the rural settlements (Policy HO11)
Modify the development principles for strategic housing sites and include land at Shottendane Road as a strategic housing allocation (Policy SP18A)
Amend Policies SP19 and SP20 to provide clarity regarding the type and size of dwellings and the thresholds for the provision of affordable housing
Include a requirement in Policy HO22 to identify and allocate sites for gypsy and travelling communities as part of an update to the Plan
Introduce a new policy (Policy SP05) concerning development at Manston airport
Modify Policies SP02, SP03 and E01 to support new economic development within settlement boundaries, clarify how much land is allocated for employment uses and provide criteria to assess proposals for the reuse of employment land and buildings
Modify Policy SP21 to support economic growth in rural areas
Delete unjustified and undeliverable transport routes from Policy SP47
Modify Policies SP22, SP25 and SP26 to provide effective criteria for development in Green Wedges, and for proposals likely to lead to increased recreational pressure on the Thanet Coast and Sandwich Bay SPA and Ramsar Site
Modify the town-centre policies (SP06-SP10 and E04-E06) for clarity and effectiveness
Support the extension of the Queen Elizabeth The Queen Mother Hospital through Policy SP37
Clarify how new medical facilities will be provided at Westwood and where new primary and secondary schools will be located through changes to Policies SP38 and SP40
Provide effective criteria to consider proposals for foster homes and childcare facilities, and the retention of family homes in Policies HO24 and HO26
Delete Policy CM04 relating to the expansion of Minster cemetery
Update Appendix B to reflect the latest position concerning site delivery
Other main modifications are also recommended to ensure that the Plan is justified, effective and consistent with national planning policy. A striking feature is the proposed housing trajectory. The inspectors’ modification MM27 Table to Policy SP11 provides for the following average annual housing numbers: 2011/2012 – 2015/2016: 311 2016/2017 – 2020/2021: 600 2021/2022 – 2025/2026: 1,200 2026/2027 – 2030/2031: 1,317
The figure for 2011/2012 – 2015/2016 is based on actual completions averaged over the five-year period. The modification requires a doubling of completions for the next-five year period 2016/2027 – 2020/2021. This has not been achieved in the first three years. For the years 2016/2017 – 2018/2019 only 993 dwellings were built. That averages just 331 per annum. Little more than that was achieved in the first five-year period. So to average 600 dwellings per annum over the five-year period in the next two years, 2,007 dwellings will need to be built. That is an annual average of 1,004 and three times that which has been achieved in the previous three years. Given the Covid-19 lockdown and the predicted slowdown in the global economy, it is highly unlikely that these levels will be achieved this year or next year. This means that in the last two periods more homes will need to be completed than required by the trajectory, suggesting an increase in housebuilding not seen here before and only in recent years experienced in growth areas such as Dartford.
As the fightback against the development onslaught on Kent builds, a petition is being sent to Maidstone councillors asking them to stand up to housebuilding targets set by national government. The petition, set up by Peter Burton and titled Enough is Enough: Maidstone’s Housing and Infrastructure, requests councillors:
Challenge and campaign against national government’s housebuilding targets
Rethink the building of garden communities, which threaten places such as Lenham Heath, Marden and Langley
Do not accept new housebuilding levels that are unsustainable for the borough of Maidstone
Complete a full infrastructure assessment before the Local Plan Review and ensure all historical infrastructure issues are rectified across the borough before any projects commence
Be transparent and engage parish councils and local communities before any final decisions are made with regards to planning and new developments
If you would like to sign the petition, click here
In response to Gravesham Borough Council’s proposal to build 8,000 homes in the borough, many of which are planned to be built on the Green Belt, residents have formed an action group to examine and fight the proposals. They have formed a group under the auspices of CPRE (Campaign to Protect Rural England). It has four aims: • To defend the Green Belt • To challenge the number of homes to be built • Raise public awareness of air-pollution issues and how air quality can be improved • Campaign for all new houses in Gravesham to be zero carbon The challenges facing Gravesham are vast, but if we can all work together they have a greater chance of being resolved. Alex Hills, chairman of CPRE Kent’s Gravesham committee, said: “We are holding a public meeting at Istead Rise Community Centre – all concerned residents should attend. “This will be on a Friday towards the end of March and once the date is confirmed it will be published. “Please email firstname.lastname@example.org or visit our website, cprekent.org.uk, for information.”
Tunbridge Wells Borough Council is in the process of completing its Local Plan, a key part of which is meeting a housing target in line with government methodology. This will mean a huge increase in housebuilding. Under the new formula imposed by the government, the borough will be required to build 13,500 dwellings by 2036 more than double the number required under the previous Core Strategy. Many housing developments have already been permitted on valuable Area of Outstanding Natural Beauty (AONB) and Green Belt land, such as at Brick Kiln Farm, Cranbrook, resulting in the loss of part of one of the finest remaining medieval landscapes in Europe. The proposed new ‘garden village’ (or new town) at Capel has already been announced, but this is the tip of the iceberg: smaller developments will happen across our rural areas.
A chance to protect the AONB and Green Belt missed The planning system allows TWBC to protect the Green Belt, but in the case of Capel it appears it has chosen not to do so. This is despite the council’s Green Belt Study identifying “release” of this broad area from the Green Belt as causing a very high level of harm to the Green Belt (Tunbridge Wells Green Belt Study Stage 2, Land Use Consultants, 2017). Paragraph 11b and Footnote 6 of the National Planning Policy Framework (NPPF) 2019 provide an exception to the requirement to meet housing ‘needs’ where the application of policies in the NPPF protecting Green Belt, AONB, irreplaceable habitats, heritage assets and areas at risk of flooding provide a strong reason for restricting development. Some 70 per cent of the borough is designated as AONB and 22 per cent as Green Belt, while Flood Zone 3 covers almost 7 per cent. This compares with some 25 per cent of England that is National Park or AONB, and 12.5 per cent of England that is Green Belt.
Land lost based on incorrect housing need forecasts There is a prevailing false assumption that simply building more homes, of any kind, will bring down prices. Councils are placed under ever-increasing pressure to meet unrealisable housing targets, compelled to release more land for development and grant more planning permissions, even while many sites (such as the brownfield cinema site in Tunbridge Wells) that already have permission are not built out. Last year, the final report of Sir Oliver Letwin’s review of build-out rates found that the largest housebuilders were consistently delivering expensive homogenous homes only as fast as the open market could absorb them without lowering prices. This business model deliberately and explicitly fails to result in the reduction in house prices assumed by those who advocate unconstrained market housebuilding as a solution to the affordability crisis. It does not and cannot deliver the kind of homes that communities need; rather, it will continue to cover the countryside in poor-quality, piecemeal development. Worse still, because the ‘standard method’ for estimating local housing need is based on the relationship between house prices and incomes, building more expensive homes, especially in rural areas, leads to an increase in the apparent demand for housing calculated using this method and the cycle of unaffordable speculative housebuilding continues. The most recent figures from the Office for National Statistics on housing affordability in England and Wales show worsening levels of affordability over a five-year period across most of the country, despite the consistent weakening of the planning system. At present, the planning system actively reinforces market trends. The standardised method for calculating ‘objectively assessed need’ for housing in each local planning authority area, which takes household growth projections as a baseline and adjusts them according to market signals, concentrates growth and investment in areas that are already economically buoyant and have overheated housing markets. In the long run, this simply stokes more demand, further inflating rents and house prices, straining local services and exacerbating the oppositional nature of the planning process. Moreover, it further unbalances the national economy. Government planning policy, as set out in the revised and updated 2019 National Planning Policy Framework (NPPF), prioritises driving up the overall quantum of homes delivered over other considerations, including tenure mix. It also holds local authorities to account for things outside their control, such as the failure of the volume housebuilders to build out sites quickly. The introduction of the Housing Delivery Test (recently failed by 108 authorities) places councils under such pressure to deliver more homes that it is difficult for them to reject proposals for inappropriate developments, including those that do not comply with local affordable housing policies. Moreover, many applications that initially propose to meet local affordable housing requirements are later renegotiated by developers on the grounds of viability. CPRE’s 2018 research with Shelter found that rural sites where a viability assessment was used saw a 48 per cent drop in the number of affordable homes delivered. CPRE’s report on the State of the Green Belt 2018 demonstrated that building on the Green Belt was not solving the affordable housing crisis and would not do so. Last year, 72 per cent of homes built on greenfield land within the Green Belt were unaffordable by the government’s own definition. Of the 460,000 homes that were planned at the time of the report to be built on land released from the Green Belt (a figure that doesn’t include the 4,500 additional houses now planned for Capel and Paddock Wood), the percentage of unaffordable homes would increase to 78 per cent. Local authorities with Green Belt land have enough brownfield land for more than 720,000 homes, the report found, much of which was in areas with a high need for housing and existing infrastructure.
Land lost due to low-density housebuilding TWBC may do its best to put homes on ‘brownfield’ sites, and on areas outside the Green Belt or AONB, but the target is so high that many houses will have to be on Green Belt or AONB land. An important way to reduce the amount of land required is to maximise the density of each development. There are two reasons this is difficult in practice. The first is that it is more profitable for developers to build big houses with plenty of land. Secondly, neighbours, faced with a planning application, often ask for the number of homes to be built on a site to be reduced, minimising the impact. We all need to realise the result of that: another piece of land will need to be sacrificed to take the houses not built here. The Campaign to Protect Rural England and TWBC both recognise 30 homes per hectare as a fair target for new developments. Many of the planning applications received are for 15-20 homes per hectare. This means that up to twice as much land is needed for the same number of homes. Somewhere else? No, your village will have to provide some of the land. Future generations will ask why we sacrificed land in this way – land that might still be green. There is another reason density is important. The borough desperately needs more affordable housing. Many parish councils have heard from residents that their children are being priced out of the area, and the supply of new affordable homes in the villages is way below the need. Low density simply means more expensive housing. Higher-density housing does not need to be ugly. Some of the most desirable properties in our area are terraced cottages on village streets: the high-density housing of the past. There are clusters of homes in converted buildings around old farmyards that use land very efficiently. Even in modern developments a village atmosphere can be created with terraces, while maisonettes and other three-storey developments can be an attractive part of the development. Higher-density development makes public transport more viable. Some sites are not suitable for higher-density housing. The answer in most cases is not to accept the low density but to leave the land green. Over the planning period, the amount of land sacrificed by low-density development could be up to 1,000 hectares – 1,400 football pitches. We suggest that an opportunity cost should be applied to proposals for low- density development: the land to be sacrificed in the future. A five-hectare plot built at 15 to the hectare has sacrificed 2.5 hectares of land that might still be green. Meanwhile, despite clear government guidance that “where there is an existing or anticipated shortage of land for meeting identified housing needs, it is especially important that planning policies and decisions avoid homes being built at low densities, and ensure that developments make optimal use of the potential of each site” (NPPF para 123), TWBC has been granting planning permission on many sites at low densities. For example, on a partially brownfield site in the Green Belt at Five Oak Green the borough council is applying to grant itself permission for three four-bedroom and two five-bedroom market houses on a half-hectare plot, a rate of a mere 10 dwellings per hectare, with no affordable housing (19/01586/OUT Land West Of Sychem Place Five Oak Green). Future generations will ask why we both sacrificed land in this way – including some of our most precious landscapes – and failed to build the homes our young people need.
Richard Bate, planning professional and long-time CPRE Kent supporter, delivers a withering analysis of government housing policy
How often have you heard it said that if only the planning authorities would release more land for housing, then the builders would build more houses and prices would come down?
This is the fundamental belief across the government at present. To the Treasury this is the simple law of supply and demand. Furthermore, given that the market knows best and the planning system gets in the way of the market, it must be right to pull the teeth of the planning system. This is what the government has been doing.
The inconvenient reality is that housebuilders do not wish to reduce house prices discernibly.
At the site level they anticipate particular sale prices for particular products, subtract construction costs, financing and profit, and bid for the land as a residual cost.
If house prices come down, profits erode and enthusiasm to build deteriorates. That’s what happens in recessions. Strategically, businesses do not deliberately flood their own market with the objective of reducing their own sale price.
Release more land for housing? Giving builders more land may help them to supply more houses, but only up to a point.
Firstly, there has to be a market at their chosen sale price. The government has generously aided this process through Help to Buy and other mechanisms, enabling purchasers to pay inflated prices.
The Chartered Institute of Housing has shown recently that more government subsidy is being ploughed into home ownership than into ‘affordable’ (sub-market) housing to rent. It’s hardly surprising house prices don’t come down.
Secondly, ‘more land’ has ceased to be the solution, because builders can’t use it fast enough. Data commissioned by the Local Government Association shows that planning permissions each year far outstrip completions, that unimplemented permissions are rising, and the period from permission to completion is lengthening.
Third, the greater the choice of sites available to builders, the more they can cherry-pick the financially attractive ones – often greenfield sites rather than recycling the urban sites the planning system would largely prefer. So planning is already less effective.
How many houses? Despite plenty of planning permissions, annual completions in all tenures are below the estimated growth of some 230,000 a year in numbers of households in England.
Government policy is for the completion of 300,000 dwellings annually, almost twice the number achieved in 2017. You can guess its preferred means of achieving this aspiration: release more land!
To arm-twist planning authorities, the government changed the rules on housing need and supply in February this year.
Housing need is to be calculated by a new ‘standard method’. This is based on the well-established (but still volatile) household projections prepared by the Office for National Statistics every two years.
The 2016-based projections were generally lower than the 2014-based projections, so the government has decreed that the older set will be used. Never mind not using the most up-to-date information if it is inconvenient to the outcome…
The housing need figure for each authority is then adjusted to take account of affordability (a specific ratio of house prices to incomes). All but about five local authorities in the country have affordability ratios above the threshold at which, under the government’s method, their housing need figures will be raised. (The local housing need figure is capped at 40 per cent above the average annual housing requirement set out in existing Local Plans.)
The policy therefore builds into planning practice the government’s belief that releasing more land will bring down house prices.
Unsurprisingly, there is no mention of the degree to which affordability ratios are expected to fall for a given stimulus of land supply. The number of plots that must be provided will generally be well above the number of dwellings needed to match the household projections, so land must be made available for households that are not projected to exist.
Each authority must supply land for at least five years’ worth of building at the required rate.
The government wants ‘concealed’ households to obtain more readily their own homes and households to form that have allegedly been deterred from forming by the shortage of dwellings.
This is more economic gibberish.
The concealed and unformed households are in that position because they cannot afford to buy or rent on the open market and would be unable to obtain subsidised housing, so their needs will only be met by greatly increasing the provision of sub-market housing, ideally traditional social housing.
That is irrespective of the volume of land release. The extra sub-market housing planned is far short of real needs.
Is it all planning’s fault? The government’s coup de grâce is on housing delivery. Instead of being assessed for their land supply, local authorities will be assessed on the number of dwellings built in their areas. This is despite local authorities barely building any houses these days: that’s the task of builders.
When housebuilding rates in a local authority fall below 85 per cent of its assessed requirement, the government assumes (again) that this is for want of land. The authority will then be obliged to find a 20 per cent extra ‘buffer’ of additional deliverable housing sites.
On current figures, that affects 86 councils in England: in Kent – Gravesham, Medway, Swale and especially Thanet. The instruction to release more land for housing at repeated stages in the process inevitably threatens more countryside, with builders likely to play the system to achieve that result.
The government is setting up requirements that it must know are wholly undeliverable for many local authorities. When housing supply falls short of the new proposed ‘needs’, the government will berate the authorities and claim it’s all the fault of their planning practices.
That will make it easier to impose yet another round of significant weakening of planning powers – which are obviously getting in the way of housing the nation.
Meanwhile, the original culprit, high house prices, which could be tackled by policies on the ‘demand’ side rather than the ‘supply’ side, will go unchecked. Further, the government has announced its intention to fuel the fire with yet another extension of Help to Buy, beyond 2021.
The planned development borders Larkey Valley Wood SSSI (pic explorekent.org)
CPRE Kent is concerned by the decision of Canterbury City Council’s planning committee to grant outline consent for the proposals for 400 homes at Cockering Farm, Thanington.
A spokesman said: “We fully respect the council’s right to approve the application, but we are deeply concerned by the proposals, which do not respect the comments of local people
“The scrutiny has been inadequate and the consultation lamentable for such an important site. The lack of detail is regrettable, making the whole situation doubly disappointing.
“People are only just beginning to understand the implications of this planned development and their concerns must be fully acknowledged if it goes ahead.
“CPRE, with other concerned parties in Canterbury, will scrutinise the details further, as and when the developer finally provides them.
“We will challenge the developer to shape the scheme into one that provides good-quality housing, respecting both the context and the need in the local area and the vitally important heritage of Canterbury.”
The proposed 42-hectare development by Quinn Estates Ltd lies immediately to the north of Larkey Valley Wood, a Site of Special Scientific Interest, and in a designated Area of High Landscape Value.
The decision to grant outline permission for the 400 homes, up to 3,716 square metres of business space, a community/leisure facility of up to 200 square metres and 18 hectares of open space, was made on Tuesday, September 18.
‘The people of Charing have made it clear, both in their emerging Neighbourhood Plan and in their submission to the inquiry, that they do not want this development,’ said CPRE Kent’s Richard Knox-Johnston
It’s time for a breather at the public inquiry into Gladman Developments Ltd’s appeal against Ashford Borough Council’s refusal to grant planning permission for 245 homes at Pluckley Road in Charing.
CPRE Kent has been giving evidence at the inquiry, but today (Wednesday, March 28) was the last session before the break, with tomorrow’s planned site visit postponed.
The visit should now take place in the over-run week of Tuesday to Friday, April 24-27.
Today’s events at Ashford Civic Centre were devoted to a cross-examination and re-examination of Gladman’s witness over the council’s housing figures and whether the local authority can show it has enough housing in the pipeline to satisfy the five-year supply test.
Points raised by CPRE Kent in its evidence included:
The appeal site is outside the village envelope and disconnected from the village centre
Few people in Charing use the village train station to get to work, questioning the scheme’s sustainability
Increased vehicle movements and the attendant risk to both drivers and pedestrians, including children coming home from school
The setting of the village on the edge of the Kent Downs AONB
The importance of the countryside in promoting health
The planned development would add an unsustainable 30% to the village population
The site is in a flood zone so could be flooded
The risk of contamination to boreholes providing water to local people
In his opening statement, CPRE Kent’s Richard Knox-Johnston said: “The site of this appeal is a large open and rural field to the south of and distant from the Charing village envelope.
“This application by Gladman is speculative and is typical of applications they have made throughout the country, as described very clearly in the BBC One programme Countryfile, where the appellant [Gladman] declined to be interviewed.
“The comment in this programme was that these speculative applications were at the expense of local communities on a no-win no-fee basis.
“Gladman are not developers themselves, they are speculators and, having gained planning permission, will sell it on to a developer at a considerable profit. They make serious profits out of this fault line in the planning system.
“They specialise, as in this case, in submitting development applications on land that is not being considered in the draft Local Plan. Having then gained permission, either through a planning appeal, such as this, or through a High Court case, if the appeal is dismissed, they sell on to a developer or retain the option by land-banking, so increasing the value of the land.
“Selling on to a developer takes time. When a developer buys the permission they then, more often than not, ask for a viability assessment.
“This means renegotiating the original permission and conditions in order to ensure a minimum 20% profit margin.
“This also lengthens the time and causes further delay. Even if this appeal was to be successful, there would be a considerable delay in completing the development.
“It would therefore, in all likelihood, not assist with the five-year housing supply in Ashford.”
Hilary Newport, CPRE Kent director, on Politics Today (image: BBC)
CPRE Kent has given a guarded response to Prime Minister Theresa May’s speech today (Monday, March 5) in which she highlighted planning reforms and stressed the need to stop housebuilders ‘banking’ land by not building homes for which they had planning permission.
Mrs May told the National Planning Conference in London that the National Planning Policy Framework was to be revamped, via consultation, confirming up to 80 proposals put forward last year. These include:
Councils having to adopt a new nationwide standard showing housing need in their areas
10% of homes on major sites being made available for affordable ownership
Builders being more open about commitments to affordable housing at the planning stage
Infrastructure being considered pre-planning
Councils considering overturning planning permission after two years if building has not started
Ancient woodland and aged trees being protected
Mrs May attacked the attitude of developers who had a financial incentive in hoarding land with planning permission for homes, condemning specifically bosses receiving bonuses “based not on the number of homes they build but on their profits or share price”.
“In a market where lower supply equals higher prices, that creates a perverse incentive, one that does not encourage them to build the homes we need,” she said.
Referring to the issue of land-banking, Mrs May said: “I want to see planning permissions going to people who are actually going to build houses, not just sit on land and watch its value rise. I expect developers to do their duty to Britain and build the homes our country needs.”
Giving the view of CPRE Kent, director Hilary Newport, who appeared today on the BBC’s Politics Today show, said: “Nothing is wrong about building new houses, but the crisis is one of affordability, not availability.
“Simply building more and more houses is not going to bring down affordability. What we need is more homes in the right places and that requires social policy.
“What we are keen to see are proper policies that make houses more affordable.
“I think we need to consider a return to social housing because it is impossible for people to get a foot on the housing ladder in London and the South East.”
Mrs Newport also addressed the issue of protecting the Green Belt.
“It is difficult to see how it can be [protected] when you look at how many houses places like Sevenoaks needs with huge targets,” she said.
Mrs May’s speech comes shortly after the release of a study by CPRE and housing charity Shelter showing how housebuilders are using a legal loophole to avoid building affordable homes in the countryside.
Looking at eight rural councils over the course of a year, the analysis shows that half the affordable homes councils were required to build were lost when viability assessments were used.
Developers use ‘viability assessments’ to argue that building affordable homes could reduce their profits to below some 20%, giving them the right to cut their affordable housing quota.
This results in developers over-paying for land and recouping costs by squeezing their affordable housing commitments.
Both CPRE and Shelter are calling on the government to use its review of planning rules to close the loophole.
Crispin Truman, CPRE chief executive, said: “The lack of affordable housing is often overlooked as an urban-only problem. It cannot be ignored any longer. Too much of our countryside is eaten up for developments that boost profits but don’t meet local housing needs because of the ‘viability’ loopholes.
“CPRE is calling for urgent action from the government to close these loopholes to increase the delivery of affordable housing – otherwise rural communities risk losing the young families and workers which they need to be sustainable.
“We must ensure that we are building housing that people need and can afford across England – including the countryside.”
See CPRE Kent director Hilary Newport on Politics Today here
CPRE Kent is delighted that a developer has dropped its appeal against refusal of plans for a housing estate near Marden.
Gladman Developments Ltd had applied for planning permission to build 150 homes at Church Farm, Maidstone Road, on the outskirts of the mid-Kent village, but this was refused by Maidstone Borough Council in October 2016.
Giving reasons for its decision, the local authority noted that the proposed development lay “outside any defined settlement boundary and would consolidate sporadic development in the area, causing unacceptable visual harm to the character and appearance of the countryside”.
Further, it “would result in significant harm to the setting” of the Grade II-listed Church Farm House and The Old Vicarage while being “detrimental to existing social infrastructure”.
Gladman close to appeal this decision, but in October last year (yes, this had gone under the radar) withdrew its appeal, citing “a change of circumstances at Maidstone Borough Council”.
We believe this to be the fact that the site had not been allocated for development in the council’s Local Plan.
Either way, CPRE Kent, which had made written representation against both the original application and the appeal, is happy to see the back of this wholly inappropriate scheme.
The government inspector dismissed the appeal by Quinn Estates
Just when some benighted residents had perhaps begun to feel that the onslaught of housing development on the county could not be held back, news comes of a victory in the village of Ash, near Sandwich.
A scheme by Quinn Estates for 104 homes, business units and a Scouts hut north of Sandwich Road had been turned down by Dover District Council at the start of last year, but the developer chose to appeal that decision.
At a hearing last month, however, the planning inspector dismissed Quinn’s appeal, citing the loss of high-quality agricultural land and the damage the proposed development would cause to the rural setting.
Further, the inspector noted that DDC was able to demonstrate a five-year supply of housing land.
CPRE Dover was represented at the inquiry, objecting to the planned development – on a site not allocated for housing in the council’s Local Plan – noting not only the loss of farmland but also the highways problems it would bring the village.
CPRE Dover chairman Derek Wanstall said: “We supported the council on the grounds it had given for rejection and also stressed the highways issues the scheme would bring.
“With the impact of other developments as well, we would effectively be reverting to the time before the Ash bypass was built – the place would grind to a halt with the amount of added traffic.”
Brabourne Lees is surrounded by glorious countryside
CPRE Kent is in what has become over recent months a familiar position of waiting… in this case for the outcome of the public inquiry into a proposed housing development at Brabourne Lees.
The two-week inquiry into Gladman Developments Ltd’s appeal against Ashford Borough Council’s refusal to grant planning permission for 125 homes in the village at the foot of the downs ended on Friday last week (January 19).
The local authority was defending its decision and the CPRE team gave the bulk of their evidence to the hearing, at the Civic Centre in Ashford, during the first week of proceedings.
We have been told to expect the inspector’s decision on or before Monday, April 16.
In the meantime, CPRE Kent is preparing to give evidence into next month’s public inquiry into Gladman’s plans for 245 homes at Pluckley Road, Charing.
It is scheduled to start on Tuesday, March 13, and expected to last six days.
In a collision of some of Kent’s more enduring stories, the thorny subject of Thanet District Council’s Local Plan is being voted upon tonight (Thursday, January 18), with housing numbers and Manston airport certain to be among the main factors debated.
The Plan of course covers a range of issues, mapping out the isle’s planned development until 2031, but the subject that has attracted the greatest coverage and sparked the greatest division of opinion is the future of the Manston airport site.
Manston’s days as an airport could be numbered, following the revelation of plans by site owner Stone Hill Park Ltd to build 2,500 homes (a figure that could rise to 4,000), business units and sporting facilities there.
Those proposals appeared to have been backed in October last year when the local authority’s cabinet approved the draft Local Plan, which includes an allocation of 2,500 properties at Manston, but tonight it is to be voted upon by the full council in circumstances so contentious that some are predicting a change in regime at the local authority.
That could occur should council members refuse to adopt the Local Plan, a situation intensified by that fact that Thanet is one of 15 councils to have been put “on notice” by Sajid Javid, Secretary of State for Communities and Local Government, for its lack of progress in putting forward its Plan for examination.
If the Plan is refused tonight, its adoption is likely to be set back by anything up to 18 months, prompting Mr Javid’s department to step in and effectively impose its own plan on Thanet, most notably, it is feared, an increased housebuilding target – up from 857 a year (a total of 17,150) to 1,063 (more than 21,000), assuming proposed new government methodology is accepted.
In contrast to the Stone Hill proposals for Manston, meanwhile, would-be airport operator RiverOak Strategic Partners (RSP) has stated that it has the plans and the funding in place for the site to be revived as a freight hub.
It says this would be a Nationally Significant Infrastructure Project and the Secretary of State can grant seizure of the site through a Development Consent Order (DCO).
It had intended to apply to the Planning Inspectorate for the DCO by the end of 2017, with a subsequent decision from the Secretary of State expected by the end of this year.
RSP says the granting of the DCO would allow it to have a refurbished airport back in business by 2020, but such hopes nosedived when a TDC-commissioned report concluded that Manston was not viable as an operational airport.
However, a recent leaked email from the council’s chief executive revealed a proposal for a two-year deferment on accepting the scheme for housing and business at Manston. This would give RSP time to pursue the DCO.
So… a rejuvenated airport or Manston new town? What is the opinion of CPRE on the isle?
Geoff Orton, Thanet district secretary, said: “We have agreed not to take a view on the airport as feelings are so mixed.
“Those in favour of an airport, though, see the airport as an employment opportunity. What would be the point of building 21,000 homes without it? If there’s no airport, what economic future does Thanet have?”
As for what appear to be eye-wateringly high housebuilding targets, Mr Orton echoed the views of many in highlighting their constant increase alongside a local economy that has almost been a byword for unemployment.
“The official figure of 17,000 was already a hike on the previous 12,000 – now we could be looking at a figure north of 20,000. And all this without the airport?
“Further, we’ve lost the deaf school in Margate, along with two care homes – and more rumoured to be going. And with retail becoming more automated, what are Thanet’s young people going to do for work?”
In what is looking increasingly like a perfect storm, the loss of Thanet’s remaining open space is another likely depressing outcome of the forthcoming political machinations, but Mr Orton believes that could be offset to a large degree through brownfield development.
“Thanet is the worst district south of Bolsover for empty properties, while we have a real problem with our high streets. There’s also the deaf school site, while the Canterbury Christ Church University campus is due to be closed. All can be used for housing.”
And a final word from Mr Orton?
“The longer Manston is held in reserve as a relief lorry park, as suggested by the Transport Minister is a possibility – and we know all about the Stack dilemma – the more opportunity for a sensible Local Plan assisted by neighbourhood planners to develop, and the more strategic value our threatened Class I farmland assumes.”
Indeed. Tonight’s meeting at the Thanet District Council offices in Margate should be interesting…