Planning Portal News 23rd July 2015 – Local Plan ‘deadline’

Government announces local plan ‘deadline’ and urges more Inspectorate pragmatism

 

Planning Minister Brandon Lewis told Parliament this week that the government would intervene where local authorities had failed to produce a local plan by “early 2017”.

In a written Commons statement he said: “We will intervene to arrange for the plan to be written, in consultation with local people, to accelerate production of a Local Plan.”

The minister’s comments came as Lewis’s colleague Communities Secretary Greg Clark wrote to the Chief Executive of the Planning Inspectorate Simon Ridley voicing concern that some inspectors were taking too tough a line on shortcomings in some strategies.

The Secretary of State said: “We have recently seen significant positive plan-making progress: 82 per cent of authorities have now published local plans and 64 per cent adopted plans compared with 32 and 17 per cent in May 2010 respectively.

For the full report go to 

 

Planning Portal – 10 September 2015 – Housing Projections

The following is extracted form a Planning Round-up published by the Government Planning Portal on 10th September 2015.

Official figures showing a surge in net migration to the UK cast further doubt on the robustness of key household projections used by councils to assess their area’s housing need, Planning Magazine reported last week. 2013-P1060312

Concerns have resurfaced about the reliability of the government projections used by councils to help assess housing need, with recent official figures showing that net international migration to the UK has hit record levels.

Commentators say the new figures are evidence that the housing shortfall is worsening more quickly than expected, and some councils may need to look to increase their housing numbers locally.

Simon Coop, planning director at consultancy Nathaniel Lichfield & Partners is reported as warning that councils who relied on the projections risked an under-provision of housing need in their area.

The Clock – the seconds are ticking away.

(For the background to the following critique, see the earlier post A1(M) Improvement).

Those who live in and around Welwyn, and those who regularly pass through Welwyn via the Welwyn By-pass or the B656 Link Road, await anxiously for the builders dust to settle; for the landscaping to finish;2015-09-06 13.07.44-1 and then nervously for the Clock to strike ‘Won’.

But who will be the winners?

We are glad that the eye-sore of the burned-out, derelict, former Hotel site has been cleared, and we are glad that more housing will be made available, and we will welcome the new residents into the Welwyn Community.

But we do not have to be glad about the existing rush-hour traffic chaos on the Clock Roundabout, that can only get worse, nor should we be glad that local residents will feel the effect of over-flow car parking that will inevitably follow once the new flats are completed and occupied.

Borough Councillors have expressed their concerns, and there have been suggestions, including creation of a box to prevent grid-locking on the roundabout, and at the entrance to The Clock too. But we have no news of progress on that front.

And the Danesbury Residents Association’s proposal to place a single traffic-light control on the southern entry to the roundabout as a simple, and relatively cheap solution to reduce the build-up of long queues on both the B656 and the B197, received discouraging sounds from County Highways. “We don’t plan to do that sort of thing”…

Perhaps we are jumping the gun?

Perhaps The Clock will stop?

Unlikely, to say the least.

Planning Portal News – 20th August 2015 – St Albans Green Belt Appeals Dismissed

Communities Secretary Greg Clark has dismissed two re-opened appeals, one for 116 dwellings and a care home and the other for 85 dwellings at a green belt location – largely open farmland – on the northern edge of St Albans in Hertfordshire. The site is located between the mainline railway and the A1081.

Both schemes had been refused by the local planning authority, St Albans City and District Council and dismissed on appeal by a planning inspector in 2013. However developer Hunston Properties mounted a successful High Court challenge which quashed the inspector’s decision. Subsequently the council went to the Court of Appeal which resulted in a ruling that the appeals should be reheard and redetermined.

The SoS agreed with the inspector that, despite the council having less than 3.7 years of housing land supply “the very special circumstances do not exist to justify allowing the inappropriate development”.

Clark’s decision letter concluded that the schemes represented “substantial green belt harm”. He also agreed with the inspector that the schemes posed “significant harm to the character and appearance of the area, diminishing its intrinsic character and beauty, causing real and serious harm with a lasting effect on the nature of the countryside”.

Ed: Go to the Government Planning Portal on the Links Page for more information about central Government planning news..

Planning Portal News – 3rd September 2015 – redefinition of traveller sites regime

The Government has revised its special planning policy for travellers. From this week it will only apply to those “who lead a genuine travelling lifestyle”.

Ministers insisted this would mean that any application for a permanent site, including caravan sites, by someone who does not travel will be considered in the same way as an application from the so-called settled population.

The policy, drawn up by the Department for Communities and Local Government stated that if a local planning authority cannot demonstrate an up–to-date five-year supply of deliverable sites, this should be a significant material consideration in any subsequent planning decision when considering applications for the grant of temporary planning permission for traveller pitches.

However, there will be exceptions, designed to buttress the protection of green belt land and sites in Areas of Outstanding Natural Beauty, National Parks, Sites of Special Scientific Interest and land designated as local green space or protected under the EC’s Birds and Habitat directives.

The policy states that inappropriate development is harmful to the green belt and should not be approved, except in very special circumstances.

DCLG claims the new policy made clear the need to ensure fairness in the system, with planning policy reflecting the requirement that caravan sites should be made available for those who travel permanently.

Communities Secretary Greg Clark said: “I’m determined to ensure fairness in the planning system, so everyone abides by the same rules.

“This new policy strengthens the hand of councils to tackle unauthorised development in their area, ensures all communities are treated equally and that the protection of the green belt is enforceable.”

Planning minister Brandon Lewis added: “Unauthorised traveller sites can blight communities, causing misery for their neighbours and creating resentment that planning rules don’t seem to be applied fairly.”

(Ed: the Government Planning Portal can be reached on the  Links Page )

Planning Portal News – 27th August 2015 – Proposals for starter homes on rural exception sites

Relaxed planning rules covering the construction of low cost ‘starter homes’ for local residents could be extended to rural towns and villages in England as part of plans to boost the rural economy which also include moves to make neighbourhood planning more straightforward.

Last week the Treasury and the Department for Environment, Food and Rural Affairs unveiled a package of proposals aimed at boosting rural productivity.

A key element would involve amending planning rules to allow so-called ‘starter homes’ to be built on Rural Exception Sites for the first time.

According to the policy paper, the government intends to make it easier for local areas to establish their own neighbourhood plans. They could then use these to allocate land for new homes, including starter homes on rural exception sites. The government also intends to review the existing threshold for the conversion of agricultural buildings into residential buildings.

(The Links Page provides easy access to the Government Planning Portal)

The Local Plan – how it relates to Welwyn Parish.

Introduction

This analysis is for members of the Welwyn Planning & Amenity Group and is intended to provide a focus on the main issues contained within the Consultation Document, as far as they impact the Village of Welwyn, and the surrounding settlements of Oaklands & Mardley Heath, and Digswell.

For full details of the Local Plan it is recommended that you go to the borough website and access the Local Plan Consultation Document after following simple registration instructions.

Most of the content of the following analysis concerns housing site selection, and is derived from Sections 13, 14 and 15 of the Consultation Document, relating respectively to Oaklands & Mardley Heath, Welwyn Village, and Digswell.

  • To understand better the impact that Woolmer Green proposals might have on Welwyn, go to Section 12.
  • To understand better what is planned for Codicote, and developments along the B656 Welwyn-Codicote Road which will most likely impact life in Welwyn due to their major impact on B656 Highways issues, go to the North Herts Local PLan.

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The Local Plan – a Precis

The following Precis is for the benefit of members of the Welwyn Planning & Amenity Group, and readers generally, who do not perhaps have a detailed understanding of the planning process which led to the production of the Welwyn Hatfield Consultation Document.

Of necessity, this precis omits technical details and evidence which support the broader statements that have been made, and we apologise if errors have crept in, or if there are major omissions.

We therefore strongly recommend that for a full understanding of the Consultation Document, readers should go to the Borough website and, once Registered, access all sections online.

Continue reading

Welwyn Hatfield – new Local Plan goes out to Public Consultation

The new Borough Local Plan takes shape – but what shape?

(If you are not sure what a Local Plan is – go to What is – a Local Plan?)

Welwyn Hatfield Borough Council has published their proposed new Local Plan for 2011-2031. It was put out for Public Consultation on 23rd January 2015 and Public Consultation runs to 19th March 2015..

To find out what is in the new Local Plan for 2011-2031, go to WHBC Local Plan Consultation.

The Borough is consulting on:

  • how many homes we need to build,
  • where they should go and on which sites and
  • what type of policies are needed.

In order to gather the evidence which is essential to a successful planning process, consultants working with WHBC have analysed the social, economic and environmental impacts of the policy intentions and sites which are set out in the Local Plan Consultation document.

Have your say!

You are all encouraged to take the time to study the Consultation Document, and to complete the associated Response Forms for:

  • the Draft Infrastructure Delivery Plan, (to identify the infrastructure likely to be required to support Local Plan housing growth, and
  • the Sustainability Appraisal.

How to respond?

In order to comment you will need to register your details on the WHBC consultation portal, so do not leave it to the last minute!

Once you’ve registered you will be given a password to ensure your access is secure and that no one else can comment using your name.  Please be aware that this is a public consultation and once your comments have been processed they can be viewed by others.

If you are unable to comment online, you can also email: or write to Planning Policy, Welwyn Hatfield Borough Council, Council Offices, The Campus, Welwyn Garden City, AL8 6AE.

Paper copies of the consultation material will also be available in the council offices and at libraries throughout the borough.

When to Respond?

Your comments have to be received by post, or online, by 5 pm on Thursday 19th March 2015, but the best way to have your say is to comment online at the WHBC website.

What is – a Local Plan?

What is – a Local Plan?

A Local Plan sets out a vision for the future of a local planning authority, in our case the Borough of Welwyn Hatfield.

It contains strategic policies, growth targets, site allocations and the policies which will guide planning applications.

The Local Plan will decide where and when development should take place.

What period does the Local Plan last?

The Welwyn Hatfield Local Plan will replace the District Plan of 2005 and will cover the period 2011-2031. (The delayed start is due to the inherent delay caused through change in National Government in 2011).

The new Local Plan is thus a 20 year Plan.

What would happen if there is no Local Plan?

A Local Plan is needed in order to comply with Government policy, and is justified by the evidence.

If the borough lacks an up-to-date Local Plan, it could lead to the costly process of ‘planning by appeal’, which would provide far less scope to achieve high quality development.