No bars to building on brownfield sites…
It might seem obvious to many of us, but if we focus attention on building on brownfield (previously developed) land rather than greenfield sites, we will be both making better use of derelict urban and post-industrial land and safeguarding our countryside from development.
However, not everyone would appear to agree and CPRE’s contention that we could spare many of our green fields by targeting development at brownfield sites has too often been dismissed by the government.
Now, though, our argument is supported by a survey showing the country has enough brownfield land to take at least one million homes.
This figure – presented in our report State of Brownfield 2018 – is more than five times that claimed by the government and drawn from CPRE analysis of data from local authorities and their Brownfield Land Registers.
More than two-thirds of those potential ‘brownfield homes’ could be built within the next five years – and many of those in areas with apparent high housing need.
Or, in other words, three of the next five years’ government housing targets could be met through building homes on brownfield land that has already been identified by councils.
All local planning authorities had been required to publish Brownfield Land Registers by December 31 last year, but more than one in five failed to meet the deadline.
As of January 31, 18 were still to publish. At the time of writing, Ashford and Swale councils are among those to still make their submissions.
The CPRE analysis found that the 17,656 sites identified by local planning authorities, covering more than 28,000 hectares, would provide land for at least 1,052,124 homes – a figure that could rise to more than 1.1 million once all the registers are published… confirming CPRE’s previous estimates.
It also discovered that many brownfield sites that had been granted planning permission for housing had yet to be developed.
Maidstone Borough Council is one of four local authorities highlighted as having granted permissions more than five years ago for sites that have not subsequently been developed.
The Maidstone figure relates to 11 brownfield sites, with the potential for building at least 393 homes, where no development has taken place and planning permission has now expired.
Regions identified as having the highest number of potential ‘deliverable’ homes include London, the North West and the South East, with the new registers giving minimum housing estimates of 267,859, 160,785 and 132,263 respectively.
Rebecca Pullinger, CPRE planning campaigner, said: “It’s fantastic news that local authorities have identified so many sites on brownfield land that are ready and waiting to be developed – and shown how wide of the mark the government’s estimates of brownfield capacity have been.
“Contrary to what the government and other commentators have said, brownfield sites are also available in areas with high housing pressure. Indeed, our analysis is conservative with its estimates of potential number of homes that could be built – the figure could be much higher if density is increased and if more registers looked at small sites.
“The government needs to get on with amending its guidance to make sure that councils identify all the available brownfield sites in their areas. They then need to improve incentives to build on these sites and ensure they follow through on their commitment that all new-builds should be on brownfield first.”
The registers have found sites for well over 400,000 homes that have not yet come forward for planning permission.
To make best use of suitable brownfield land, CPRE is calling on the government to take the opportunity presented by the forthcoming review of the National Planning Policy Framework (NPPF) to introduce a brownfield-first approach to land release and granting planning permission for development.
Local authorities must be empowered to refuse planning permission for greenfield sites where there are suitable brownfield alternatives, CPRE believes.
- CPRE Kent intends to develop this story with the specific focus on our county. Do you know of any brownfield sites with planning permission for housing that have yet to be developed? Please let us know at firstname.lastname@example.org
- To read State of Brownfield 2018, click here
Wednesday, February 28, 2018
Woodcut Farm… ripe for development, believes Maidstone Borough Council
CPRE Kent, in its application to the High Court for a judicial review, was not granted permission by the Honourable Mrs Justice Lang DBE against Maidstone Borough Council’s inclusion in its Local Plan of land at junction 8 of the M20 (Woodcut Farm) as a designated site for development.
CPRE had submitted a pre-action protocol letter to the High Court in November 2017 against the council making a decision on the Roxhill Developments planning application for the site.
In spite of our action and considerable protest from parish councils and local groups, the council chose to grant outline planning permission for the site.
Richard Knox-Johnston, vice-president of CPRE Kent, said: “This is very disappointing and rejects the views of local people who are being ignored by Maidstone council.
“It also flies in the face of two inspectors at previous inquiries that the setting of the Area of Outstanding Beauty, the visual amenity and that it will be in the setting of a heritage asset were enough grounds to reject previous applications in the same area.
“We believe that the inspector and Maidstone councillors have been misinformed by their planning officers and that this will come to light in the future.
“We also believe that the dismissal of considerable evidence on deterioration of air quality in Maidstone not only affects health in the borough but is especially dangerous for young children.
“Their application, at present, is only an outline application and we shall continue to examine the details in the future, particularly those that affect the environment.”
Wednesday, February 14, 2018
Marden has been spared the diggers at Church Farm
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.
Thursday, February 8, 2018
CPRE Kent has welcomed Maidstone Borough Council’s decision to postpone the adoption of its Local Plan.
The decision by the local authority follows a letter from Faversham MP Helen Whately to Sajid Javid, Secretary of State for Communities and Local Government, asking him to ‘call in’ the Plan.
She was expressing concerns about the level of housebuilding proposed in the Plan, the prospect of business development at junction 8 of the M20 and lack of infrastructure.
The council had been expected to adopt the Plan at a meeting on Wednesday, but that has now been postponed in the wake of the letter to Mr Javid.
Gary Thomas, CPRE’S Maidstone branch chairman, said: “It’s encouraging to see Maidstone council postponing the meeting due to the uncertainties around the Plan being adopted.
“They’re listening to people’s concerns and that in itself is a step forward.
“From Maidstone’s perspective, the junction 8 site is the worst in the whole borough for employment purposes as people would be travelling across much of the county for any work created there. There would be little benefit to Maidstone.”
26th September 2017
We have objected to the high number of inappropriate, unsustainable greenfield sites identified in the Maidstone Local Plan.
Commenting on the council’s latest consultation into additional site allocations, Gary Thomas, Chairman of the Maidstone Committee, said: “It is disappointing that Maidstone has set such a high housing target of 18,560 homes, the consequence of which is the number of inappropriate and unsustainable sites which could change the character of many villages and communities within the borough as well as lead to the loss of beautiful greenfield land and important agricultural land.”
View of valley from Boughton Monchelsea, photo by crocus08, flickr
We particularly object to the concentration of sites in Boughton Monchelsea:
- Land at Boughton Lane Loose (75 homes) – grade 2 agricultural land, greenfield, within an area defined as the Loose Landscape of Local Value
- Boughton Mount, Boughton Lane (25 homes)- grade 2 agricultural land, greenfield, within an area defined as the Loose Landscape of Local Value
- Land at Church Street / Heath Road (40 homes) – loss of woodland, within Landscape Character Area No. 29 Boughton Monchelsea to Chart Sutton Plateau’ lack of school places and impact on pedestrian safety by school
- Land at Lywood Farm, Green Lane (25 homes), – unsustainable location and increased traffic
- Hubbards Lane (8 homes) – inappropriate greenfield site, grade 2 agricultural land.
Maidstone Borough Council has refused planning permission for the second time for Gallagher’s ‘Waterside Park’ at J8 of the M20. This is great news for all of us who have been fighting this development over the last two years.
Despite the Maidstone planners recommending approval, the planning committee was not persuaded that the changes made to the proposal would overcome the previous reason for refusal. This was the right and obvious decision. Gallaghers had been clearly told by the Council when they were first refused permission in February that “The application was considered to be fundamentally contrary to the provisions of the Development Plan and the NPPF, and there were not considered to be any solutions to resolve this conflict.”
Given this clear message, we’re concerned that the officers saw the revised application, for the same development, as being acceptable. This really is difficult to understand, but at least common sense and consistency of decision making has prevailed, and the committee members are to be applauded.
The battle though is not over. Gallaghers have already appealed against the earlier planning refusal, which will mean another expensive Public Inquiry next year. More worrying though, is that despite removing proposals for development at J8 from the draft Local Plan earlier this year, Council officers now want them put back in the Plan. In a report to the Council’s Planning Overview and Scrutiny Committee next Tuesday (21st) planning officers are claiming that new evidence means that J8 is the only option for new employment development. This does not bode well for how hard the officers will fight the planning appeal when they think that J8 is a good place for development.
Let’s hope that last night’s decision will make the officers think again, and finally accept that neither their own councillors nor local people want to see damaging development in the countryside at J8.
Maidstone Borough Council last night (16th October) rejected the plans for a business park at Waterside Park by Junction 8 of the M20, in a move welcomed by CPRE Kent.
We believe the planned development of warehouses, industrial premises and offices would have been hugely detrimental to the countryside setting of the Kent Downs Area of Outstanding Natural Beauty and the important heritage setting of Leeds Castle.
CPRE Kent was just one of many organisations opposed to the scheme – there were also objections from Kent County Council, Natural England, the Kent Downs AONB Unit, the Kent Wildlife Trust, Leeds Castle, the Joint Parishes Group and many local people.
Brian Lloyd, Senior Planner for CPRE Kent, said “This is greenfield land in the open countryside where development should not be allowed under either local or national planning policies. We seriously questioned the claimed economic benefits to Maidstone. There is no justification for developing in this location when considerable employment land has already been identified in area such as Ashford, Swale and Canterbury which would not impact on an AONB and on one of the county’s prime heritage and tourist sites.”