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Could there be a Reduction in House Building Targets in Rochford District

July 8, 2010 by  

Yes, there could be, but many residents who listened to and read the promises made about over development of the green belt at the General and Local Election in 2010 think that the new Government has stopped all building on green belt.

No that is not the case, far, far from it.

Well the RSS Housing targets have been revoked. What does that mean then?

It could mean this;

-10.9%
East of England Regional Assembly (EERA)
23,900 local authority option one figure
26,830 current RSS figure

[Source http://www.insidehousing.co.uk/ihstory.aspx?storycode=6508627]

The difference represents an attempt by the now defunct EERA to impose housing targets of 250 dwellings per year in the development time line from 2025 to 2031 which the Council had already rejected !

In other words NO CHANGE ?

Did you expect a reduction immediately in the proposed losses of green belt 2011 to 2015 that feature in the many planning applications that developers have put into Rochford District Council?

Whilst the Council can set its own housing targets it is still heavily constrained by the RSS and the other recent housing studies.

So why might there be no reduction in housing development and loss of green belt?

What are the issues?

The Government has instructed Council’s to place a zero council tax rise in their 2011/2012 Budgets. As the Rochford Independent has already reported this will, in all likelihood, mean a loss of income of £300,000 in the first year and cumulatively £1.5m over 5 years.

The only viable alternative is to cut services or to recoup this over each year of lost cash flow with income from another source.

Hey presto, here is what Eric Pickles will do to plug that gap.

“Imposed central targets will be replaced with powerful incentives so that people see the benefits of building. The coalition agreement makes a clear commitment to providing local authorities with realincentives to build new homes.”

“…..those local authorities which take action now to consent and support the construction of new homes will receive direct and substantial benefit from their actions. Because we are committed to housing growth, introducing these incentives will be a priority and we aim to do so early in the spending review period.”

Other issues could revolve around what are referred to as “Option one numbers”.

Eric Pickles says “Authorities may base revised housing targets on the level of provision submitted to the original Regional Spatial Strategy examination (Option 1 targets), supplemented by more recent information as appropriate.”

All local planning authorities were required to project the number of homes they believe are needed to meet their requirements by 2026. Known as Option one numbers, these figures were submitted by local councils themselves to regional development agencies, with both parties negotiating over the number of homes to be included in the regional spatial strategy.

As I understand the position the figures put forward under Option one by RDC, except those for 2025/2031, are those which were in the RSS and are in the Core Strategy anyway.

So no help there perhaps.

And the Strategic Housing Market Assessments (SHMA) and Strategic Housing Land Availability Assessments (SHLAA) for Rochford District could be just put forward as local housing needs assessments which have already been produced and only relatively recently.

But the Council does need to review all of these to ensure that these are really all minimum local housing needs.

Representations to The Planning Inspector examining the Core Strategy by both residents groups and developers are united in saying that much, much more work needs to be done to justify the Locations chosen. Such an irony where the same approach is being deployed by residents and developers to the Core Strategy but with completely different end game objectives if it is thrown out at this point.

At least that could mean that there will be the chance for residents to be to be consulted on the price THEY are prepared to pay in terms of reduced budget at RDC in return for less loss of green belt?

Unless the annual target of 250 dwellings is reduced by the Council then 1250 dwellings will be built between 2011 and 2015. And each 5 years thereafter. It would seem that the only real reduction might only be seen in 2025!!

Where are the outstanding planning application decisions?

  1. Residents of Rochford (326) and Hawkwell (330) wait for Mr. Pickles’ decision on the two Appeals at the end of July/beginning of August.
  2. Ashingdon waits for the Council’s Decision on the Brays Lane Planning Application (150) on 19 August.
  3. Residents of Rochford also wait for the Council’s Decision on the Hall Road Planing Application (600) due in February 2011 under an agreement between the Council and the Applicant (PPA).

It would seem that it has been suggested to residents concerned about the Hall Road planning application that if the Council is minded to approve the outline planning application next February, the release of the greenbelt land that is the subject of this planning application will need the approval of the Secretary of State.

So is it certain that this planning application will be Called In by the Secretary of State and referred to a Government Planning Inspector?

Well No, because it is thought that the Direction made by the Government in April 2009 that many such planning applications must be notified to the Secretary of State for consideration of Call In might, if as thought, the Direction is removed by the New Government then no referral or notification is required.

And, in any event,given the new Government’s policy of localism I think that such applications will not be Called In in future as relatively rare as it was anyway before the General Election.

This might be particularly pertinent if in the Brays Lane application if there is a resolution to grant consent for the development in the Report to the Development Control Committee approved by Shaun Scrutton.

Here is an update from the Planning Inspector’s Office which is administrating the Public Examination on the Rochford Core Strategy which I have obtained from the Council dated 2 July before the announcement of Revocation of the RSS on 6 July.

“Obviously the situation is still very uncertain with regard to policy changes by central government and she thinks it is likely that there will have to be a further hearing on 8 September (the day after the affordable housing hearing) to deal with that.”

“Her latest estimate for the production of her draft report to the Council is around 29 October, with the final report being available around the end of November.”

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