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To Intervene or to Not Intervene, that is the question: Whether ’tis nobler in the mind to suffer, as Simple Minded and Disobedient Canvey Folk suffer, Or to take arms against a sea of troubles.

Much will be read and disclosed over the next year or so, when it will be wondered whether the June 2018 decision by Castle Point council, to rush into a Local Plan schedule, with the prospect of a New Local Plan approved by Council for publication by November followed by submission to the Inspectorate in April 2019, or alternatively to face the prospect of Government Intervention, is the best path to tread, especially where Canvey Island is concerned.

“sometimes orders given to the simple-minded have to be reinforced with a threat, a suggestion that something terrible will happen to the disobedient,”

And so it was, when the cpbc chief executive, the council leader and his deputy, stated the case for cpbc seeking to retain control of its Local Plan making, rather than allow Intervention from the Government Planner.

The councillors and residents were not permitted an address from the Government chief planner, choices and their consequences were expressed only third hand delivered by the cpbc triumvirate.

But whilst keeping control of the Local Plan process is in the very best interests of parts of the mainland, is it also in the best interests of Canvey Island, a reasonable question to ask?

Harking back to the Core Strategy we exposed a Plot by the “Ruling” mainland party to sacrifice Canvey’s Dutch Village Green Belt site, as the sole Green Belt site released for development, so as to appease their mainland concerns and allow publication of a cpbc Core Strategy, local plan!

We remember well, the mainland residents Green Belt campaign group, during the council Task and Finish group meeting, standing to address council members confirming that they agreed and supported the Plan “in its entirety!”

Where was the “united” Borough then?

When the Core Strategy was rejected by the Examining Inspector due to the unreasonable Housing Growth Distribution and the Dutch Village site being, a Green Belt site within a Flood Risk Zone, the cpbc ceo made sure that the Dutch Village remained within the list of Green Belt sites for development, whilst adding some mainland sites to meet the Housing Need of the Borough, within the 2014 daft Local Plan!

Of course the retention of the Canvey Dutch Village site, despite the Inspector’s opinion, meant that one large mainland site would be saved from development.

Now by returning to the 2014 draft local Plan as a starting place for the 2018 Local Plan, concerns return as to whether it is intelligent and responsible for Canvey residents to put their faith, as we are being told and advised so to do, within the “Ruling” party’s successful motion to Control the 2018 local Plan.

“sometimes orders given to the simple-minded have to be reinforced with a threat, a suggestion that something terrible will happen to the disobedient,”

The threat has been delivered and something terrible may still apparently happen!

We are reminded that the Dutch Village site is owned by Persimmon, implying that this would speed the process through Planning resulting in an early supply of Housing, For The Borough!

Meanwhile, the more lucrative development sites elsewhere in the Borough would, following this logic, remain undeveloped for longer, especially when the ongoing development of approximately 900 Sandy Bay Park Homes, also on Canvey Island, are put into the equation!

This may encourage some conspiracy theory, has the call for sites from cpbc entailed dealings between officers members and developers as to which site or sites would be released in which order, specifically if the developer were to agree to initially focus on Dutch Village first?

As it stands in practise cpbc focus on applying constraints on development in the so called “virgin” Green Belt areas of the Borough. Canvey Island Flood Risk is also applied to the constraints so as to limit numbers, but that constraint is applied to housing Need numbers across the whole Borough, rather than Canvey Island in particular!

Making cpbc’s approach to the application of the Sequential Test simply contrived and, a Farce!

But can Canvey residents be certain that the Government Planner would apply to Canvey Island, the supposed Constraints on Housing Development such as Flood Risk, the threat to what remains of its Green Belt and the Hazardous Industrial sites any less fairly than the cpbc “Ruling” party and officers?

Especially going by their proven Local Planning track record!

Under Cllr Riley’s regime Canvey fared better than during any of the previous attempts at Plan making.

Now Cllr Riley has been side lined by the Triumvirate now in control, and previously chiefly responsible for the 2014 daft Local Plan, despite two of them apparently also claiming to support the 2016 Plan’s attempt to constrain the borough’s Housing Numbers!

To mainlanders these thoughts may sound pessimistic and overly cautious, however being fed rumours and not having the access to decision makers that some residents appear to have, however furtive, leads to a lack of an Open and Transparent Local Plan process.

Faith in Leaders must be Earned, Blind Faith is a dangerous option.

PLANING-APPEAL-SIGN

 

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Canvey Island development Free for All! Environment Agency weak approach encourages Castle Point Council’s laissez-faire attitude to Planning!

Are you sitting Comfortably?

Then I’ll begin –

“The (Canvey Island) application site is located within Flood Zone 3a, which has a high probability of flooding. Looking at the whole of Castle Point District it would seem that there are areas within Flood Zone 1 that could accommodate this form of development.

However, given that the only areas of Flood Zone 1 in the district are on the “mainland” part, such an approach would direct all new development towards Benfleet and Hadleigh.

Canvey is a self-contained community with its own housing needs and directing all new development towards Benfleet and Hadleigh could have an adverse impact on Canvey socially and economically.

Furthermore, a need for housing on Canvey cannot be met by building around Benfleet and Hadleigh due to other constraints such as the Green Belt.”

So says the cpbc Planning Officer as the latest attempt to convince residents, councillors and, no doubt the Planning Inspectorate, that castle point council’s approach to the application of the Flood Risk Sequential Test is morally sound!

July 2014photo3

Going back just 10 years things were different and the Environment Agency held a more cautious and responsible stance:-

Extract from the Echo June 2008
“DEVELOPERS seeking to build new homes on Canvey are being forced to think again because of growing fears about flooding.
The Environment Agency is resolutely pursuing its policy of recommending refusal of plans to build new homes on the island because Canvey is below sea level and therefore on a flood plain.

Castle Point Council is taking those recommendations to heart and rejecting applications for new homes, leaving some developers in limbo.
The council has pledged to continue upholding the Environment Agency’s recommendations until the results of a Government-initiated inquiry into flood plains publishes its findings.

The Government appointed Sir Michael Pitt to carry out the study, following catastrophic floods in Hull after heavy rainfall in June and July last year. It is likely the final report expected, this summer, will recommend tighter restrictions.

Ray Howard, Castle Point and Essex county councillor, said local authorities were reluctant to ignore the Environment Agency’s advice, while they are waiting for the results of the Pitt Report.
Mr Howard has received many letters from people struggling to build on Canvey.
He said: “It’s a big problem that needs to be looked at. We can’t have a blanket ban for building here.
“I believe Canvey is unique, as it has the best flood walls and flood water drainage system in the country.

“The flood plain rules should be relaxed for us.”

Last week localised flooding on the island, caused by heavy rainfall, affected hundreds of residents on the island.

But Mr Howard is convinced it is well protected against severe flooding from the Thames Estuary.
A total of £34 million was spent rebuilding Canvey’s sea walls in the 1970s and 1980s.
A further £6 million was spent last year on 14 giant pumps, spread around the island to force water back into the sea if the walls are ever breached.
Mr Howard said: “The reason Canvey is always considered high-risk is because of the 1953 flood.
“But back then the only sea defences were soil walls, built by the original Dutch settlers.”
The 1953 Canvey flood claimed the lives of 58 people.

Despite Mr Howard’s insistence that Canvey is well protected, the Environment Agency refused to budge from its policy of objecting to all new homes on flood plains.
Spokeswoman Rita Penman insisted the Environment Agency could not relax its planning guidelines for Canvey,

She said: “Although Canvey is well defended, the current understanding across the country is that if there are other areas not on the flood plains, they should be developed first.

“This is in the interests of everyone’s safety. We are therefore unable to recommend approval for any new developments on Canvey at the present time.”

Even if the Government report clears the way for new homes on flood plains, insurers are warning hundreds of thousands of homes built in high-risk areas may not qualify for insurance.

Nick Starling, the Association of British Insurers’ director of general insurance and health, said: “Poor planning decisions will lead to more homes becoming unsaleable, uninsurable and uninhabitable”

Disappointing then, that following the Summer Flooding of 2014 the cpbc chief executive officer should point out that the Canvey Island drainage system – was never intended to be able to cope with Tidal Flooding of the Island!

But of course the findings of the cpbc Scrutiny Committee’s meetings to discuss the flooding and its consequences, during which the ceo made the admittance, has never been published, despite the flood occuring 4 years past!

To enforce the Association of British Insurers position, above, the Flood Re scheme to guarantee affordable house insurance against flooding does not cover houses built since January 2009.

Has Caveat emptor, been anymore appropriate?

I have been reminded by a sceptical mainlander that, “IT IS HARD TO FOOL PEOPLE, BUT IT’S EVEN HARDER TO CONVINCE PEOPLE THAT THEY HAVE BEEN FOOLED.”

The short EA video below may give you some insight as to the sensibility of those that propose and support the over development of Canvey Island and whether the drainage system could ever be made capable of alleviating Flood Risk!

The EA expert’s explanation of how the drainage System is designed to work, appears to be far different to the practical experiences during 2013 and 2014 and the isolated Flooding incidents during other periods!

Watch this Space! Castle Point agree to cut corners on a Local Plan, Green Belt in the Mix + 90,000 houses for South Essex coming to an area near you soon!

Castle Point council, last evening agreed a strict timetable to put in place a Local Plan that would be both legally compliant and Sound.

The new Local Plan will be based around the withdrawn 2014 version and will include taking consideration of previous consultation responses, thereby eliminating the need to alter and delay the Plan following a further consultation period.

local plan.jpg-pwrt3

Like a bad Smell, this just will not Go Away!

The previously objectionable Regional Spatial Strategy appears to have been replaced by the Joint Strategic Plan (see below) which appears to impose a similar intense high level of Housing Delivery onto south Essex, and which Castle Point will be pressured to provide its share, whether constraints exist or ot.

The Canvey Island independent party abstained on the grounds that the intended use of Green Belt for Housing Development went against their principles and policies.

As far as Canvey Island is concerned we have now entered a situation of doubt, surrounding the distribution of Housing Growth.

What is clear is that this Plan serves the delivery of Housing Growth over the immediate, and upto the 15 year term.

The “promised” infrastructure will remain as it has previously, reliant on Government and County releasing funds.

The Big Question will remain unanswered, following last evening’s decision.

That is, would the Government’s Chief Planner have applied the existing and unique Constraints on Canvey Island Housing growth in a fairer method than those emerging from the Castle Point council controlled Local Plan?

For better or worse, we may never know, or do we?

That is if cpbc keep to schedule and can satisfy the Secretary of State on the Local Development Plan’s timetable and delivery!

“The Association of South Essex Local Authorities (ASELA) consists of Basildon, Brentwood, Castle Point, Essex County, Rochford, Southend-on-Sea, and Thurrock Councils.” – “along with preparing a Joint Strategic Plan for South Essex would assist future plans for development to ensure new transport links, health and social infrastructure, business and skill opportunities are all included and will ensure that the 90,000 homes that have been identified as being need across south Essex over the next twenty years are built.” 

Admiral Jellicoe replaced by 40 Flats – whilst Canvey Island being sold off for 30 Pieces of Silver?

So a proposal that the Admiral Jellicoe public house on Canvey Island is highly likely to be demolished and replaced by 40 Flats has been lodged with Castle Point Borough Council.

Admiral Jellicoe

Admiral Jellicoe. Luke Baker Photography.

This is “timely” news as cpbc will be evaluating the next move forward with their new draft Local Plan2018 at Wednesdays special council meeting. Work is also imminent on the Brownfield Land Register, which will give Permission in Principle for Housing sites across the Borough to meet the Housing Need required of the cpbc Local Plan.

The Housing Need is likely to be set around 342 dwellings per annum.

Currently the Brownfield Land register reads as a paltry supply of a minimum 264 dwellings.

This Supply List appears somewhat misleading as the entry for the Admiral Jellicoe site indicates a minimum of just 15 dwellings, 25 less than the planning proposal applies for!

This misleading figure causes concern as the previous draft Local plans have carried a figure for Thorney Bay of 600 dwellings. This is 33% less than the intended figure, quoted by the Sandy bay site manager, of 900 Park Homes!

How many other discrepancies are contained within the figures for Canvey Island?

Whilst our esteemed councillors consider the new Local Plan2018 Housing Growth Distribution and the numbers they perhaps should consider their morals as they allocate Canvey Island’s proposed Housing Numbers.

According to data published by the Ministry of Housing Communities and Local Government (MHCLG) figures show that 11% of new homes were built within areas of high flood risk, up 9% from 2015/2016.

Castle Point Brownfield Land register indicates that of the minimum numbers identified, 264 dwellings, 43% will be developed on Canvey Island, a Flood Risk Zone 3 area and a Critical Drainage Area!

Compare this 43% with the 11% National Average and you might just begin to realise it may be overdue for councillors to consider their conscience as they allocate yet more dwellings onto Canvey Island.

And that 43% is without allowing for the actual proposed numbers referred to above!

“Geoff Offen, managing director at Future Climate Info pointed out that the figures show that more than one in 10 new homes were built on sea or river flood plains which are prone to flooding.
‘While the national housing shortage compels us to seek out more land across England and Wales to build homes upon, buyers of these new properties must be aware of the risks their new bricks and mortar face,’ he said.”

CPBC Agenda paperwork explains; “Furthermore, Canvey Island is within Flood Risk Zone 3a, and as such planning applications for residential development normally require a Flood Risk Assessment. Advice is awaited from the Environment Agency as to if and how the Council could go about addressing this requirement before proceeding to consider any sites on Canvey Island for inclusion on the Part 2 of the Register”

Cllr Riley letter to Sajid “it (cpbc) will bring forward Part 2 of its Brownfield Land register – the “Permission in Principle” The council has a clear indication of the technical work necessary to bring forward sites from Part 1 of the Register and would commit to and complete this work by summer 2018”.

However cpbc are aware that “Part two of the register is optional” and that “planning permission would not be granted until Technical Details Consent is applied for and approved by the Council.”

Presumably an in-house application of the Sequential Test will suffice!

Furthermore much appears to be being made of residents comparing Canvey Island with the mainland and how this is wrong as we should be viewed simply as “one borough,” as though division is weakness.

Perhaps having considered some of the above the “one borough” approach can be seen as less suiting to Canvey.

However quite rightly the claim is supported by facts that more development has taken place recently on the mainland.

Once again we must point out, “yawn,” that since Castle Point was formed the vast majority of population increase, 42%, has been directed onto Canvey Island.

All well and good until the population level is considered in light of possible emergency situations from flooding or Hazardous Accidents and the inabilities of responders in coping!

We are pointed to the very recent Housing numbers allocated to the mainland compared with Canvey Island and how the mainland has absorbed more.

We need first to accept that recent new housing development numbers in the borough have been very low, little more than 100 dwellings on average per year. We would suggest that nowhere in the Borough has had much Housing development, compared with other areas.

In fact in very recent times only 2014 – 2015, when 214 Housing Completions were achieved, stands out as an above average year for the borough and the distribution of Growth hardly supported the argument that the vast majority were delivered on the mainland.

Information for this 2014 – 2015 period indicates that 86 were completed at Kiln Road, whilst 50 at Long Road, Canvey Island and 30 at Lubbins Car Park, Eastern Esplanade, Canvey Island were the only sites realising over 14 dwellings!

Whichever Local Plan the cpbc councillors are “entrapped” into adopting, whether the 2014 daft Local Plan or the 2016 version, we will hear that Canvey residents should be grateful that more Housing is scheduled for the mainland compared to the Island.

However cpbc do not impose Flood Risk, nor hazardous Industries, as a Constraint on Housing Numbers. Sites are allocated to Canvey Island because of “The Borough’s Housing Need”!

Let us remember on the day of local Plan reckoning that not only will Housing Land be released on Canvey Island but also Green Fields allocated for Industrial and Business Use!

Of which: Land Opposite Morrisons Northwick Road Canvey Island Essex
Area 7.5 Hectares site, Roscommon Way Canvey Island Essex 2.24 Hectares site, Land South Of Roscommon Way Canvey Island 7.41 Hectares site, Extension to Charfleets Industrial Estate Canvey Island 7 Hectares site, Land for Employment South of Northwick Road Canvey Island 8 Hectares site.*

All on Greenfield Land, on land affected by a High Water Table made worse by tidal water penetrating UNDER the sea defences, something never heard considered during planning matters.

As a group and individually, we have nothing against any of the residents of the Borough, and are known to happily collaborate with other GB campaign groups, but if we cannot see a fair and decent Local Plan emerging we will be intent upon challenging!

The cpbc Brownfield Land register, Dated 1. 12. 2017, can be found HERE.

* Happy to correct details if found to be incorrect.

CPBC Local Plan capitulation on Green Belt Housing Growth – Canvey Island, Jotmans Farm and Glebelands Back in the Frame?

And so the time has finally arrived when the good people of Canvey Island and the Castle Point mainland get to see an inkling of what cpbc have-planned for us, in the way of development in the Borough!

Contained in the special council meeting agenda and looking like a speed writing composition time trial, is the Local Plan timetable required to satisfy the Government’s secretary of state, the Rt Hon James Brokenshire.

On first viewing the cpbc 2018 Local Plan could be renamed the Marchant Plan, after the cpbc chief executive (ceo), given the upset this is going to cause local Residents throughout the Borough!

local plan.jpg-pwrt3

Like a bad Smell, this just will not Go Away!

Council members have been issued with an Agenda, which appears based entirely on the cpbc ceo’s interpretation of Government requirement, followed by a list of consequential threats if actions are not followed. Once again council ward members are getting this information 3rd hand.

Over the course of the next 12 months we will learn what the new leadership of the Castle Point borough council are made of. Whether Infrastructure is delivered in good time as per recent promises, or whether Housing land is released on the recommendation of the “professional officers” and requirement of Government.

The cpbc leadership itself will be judged by actions alone!

The new leader, representing 88,000 residents, was elected by just 1,241 voters.

His deputy we blogged of in April 2013 thus; During the debate during Council’s announcement of the 5 year Housing Supply, Cabinet Member cllr Stanley referred to the Borough’s silent majority of residents that may well be in favour of large scale housing development in the Borough.
If cllr Stanley is correct, the Council will need to communicate with, and motivate those residents, for it appears by the reaction against these proposals the new draft Local Plan 2014 will be unpopular.
The issue, especially for Mainland residents is whether they believe the Council have come up with a sound 5 year housing supply and whether they can come to terms and accept the sites selected.

During the recent 2018 call for sites, it is possible to see on social media that there were some mainland residents willing to travel onto Canvey Island seeking, what they considered to be developable sites to add to the cpbc register.

One commented “I drove virtually the whole of Castle Point (yes including Canvey) and listed plots that could be used for development where they had fallen in to rack and ruin” – “There was a lot!!!! More on mainland than Canvey by the way. The issue though is ownership and getting it sorted for development. Some would need compulsory purchase. They are ‘green’ spots but not Greenbelt.”

Very noble of him, but I would add he did so with absolutely no concern towards the other Constraints that should be applied when considering increasing the Housing Development, and Population of Canvey Island.

These people have some influence within the “Ruling” political party at cpbc!

Green Belt Campaign groups and Residents objecting to development, is recorded within the 2018 Local Plan paperwork as being a Threat!

Creating a High Risk to the Local Plan.

A Threat described as: “The Local Plan will tackle contentious issues that could give rise to significant public opposition. Whilst every effort will be made to build cross community consensus, there remains risk of significant public opposition to the Local Plan proposals.

Logistically this could cause a higher volume of work in the processing and analysis of representations than accounted for in the LDS timetable, which could set it back. To help reduce this risk, responses from the 2014 and 2016 draft Local Plan consultations will be used to assess public opinion. The 2014 and 2016 draft Local Plans will form the majority of the new Local Plan so previous consultation responses as well as updated evidence will help inform the Plan.

The first admission that the intention is to allow NO NEW Consultation Submissions! If you did not make a submission you will have No Say!

And that the intention is to revert back to the old daft 2014 Local Plan, the one that caused so much political disruption and saw 5 UKIP members elected onto the council to represent mainland wards, and also the downfall of cpbc leader P.Challis!

The Agenda paperwork includes these concerning passages:

“Assessment of all sites will be carried out in accordance with the National Planning Policy Framework (NPPF) as revised, and the National Planning Practice Guidance (PPG) – “assessing the suitability, availability and achievability of sites including whether the site is economically viable.”

The new Local Plan will have a timeframe of at least 15 years: however the housing delivery policies and site allocations will have a shorter timeframe of between 5 to 10 years. This shorter timeframe for the housing policy elements will ensure an upturn in housing delivery in the short term.

In 2017, the Government consulted on a standardised methodology for calculating housing needs, and this identified a need for 342 dwellings per annum in Castle Point.

Therefore the objectively assessed housing need (OAN) for Castle Point will be 342 dwellings per annum and previous evidence suggests that only approximately 100 dwellings per annum can be identified on brownfield sites. Whilst the plan must recognise nationally important physical and policy constraints, it is clear both from the evidence and from advice from the Chief Planner and consultants acting for the Secretary of State that some land in the Green Belt will need to be considered for housing.

Since all South Essex authorities are constrained by Green Belt, concerns are likely to be expressed again by those authorities if the Council has not taken difficult decisions on some Green Belt release.

The most important issue to bear in mind is that the Secretary of State needs confidence that the Council will prepare a local plan. If he detects that there is an unwillingness to commit to an accelerated timetable to have a plan prepared quickly, or to commit to difficult decisions regarding the allocation of sites for housing (including those in the Green Belt), then he will direct that others (either a County Council, or consultants) prepare a plan for him, at cost to the Council. If that were to occur the Council will then play no further part in planmaking.

Notwithstanding this work, and acknowledging that the plan must recognise nationally important physical and policy constraints, it is nonetheless clear that some land in the Green Belt will need to be considered for housing. Informal indications from emerging evidence and technical assessments, as well as discussions with Ministry officials and consultants, suggest that the figure in the new Local Plan will need to be significantly closer to the OAN as a reasonable and appropriate target.

For this reason, sites indicated for development in the draft New Local Plan 2014 will need to be considered again. For the avoidance of doubt these will include all those sites identified in the draft New Local Plan 2014 for development.

It is highly likely that almost all suitable, available and achievable sites will be required for the plan, including those in the Green Belt, to achieve a target which is likely lower than the OAN but which would be acceptable at Examination.

The first contentious point will be to learn which councillors will be allowed to participate in the Local Plan meetings, for amongst the council members maybe land owners, property agents and those with registered interests that may be considered to influence decision making.

Next week’s meeting will be the first in which we will see whether constraints such as Infrastructure, Green Belt, Hazardous Industries, and Flood Risk are priorities or just sound bites to be shelved in succumbing to the ceo’s interpreted Government’s cpbc Local Plan!

Let’s have no councillor Crocodile tears, this Plan has been 11+ years in the making!

Castle Point Council supply of Affordable Housing severely Unviable? Canvey Island in the Spotlight Again?

The “Viability” reasoning used by developers to justify their low levels of Affordable Housing supply, serves them well in Castle Point.

Canvey_060309_1

Canvey Island, densely urbanised yet always room for more!

Going back to the Glebelands proposal, the Inspector considered that “the scheme would provide 35% affordable housing which would equate to about 58 dwellings” and that “I am satisfied that Castle Point has an acute shortage of affordable housing, and that this must have serious adverse consequences for persons in housing need. There is therefore an urgent need for additional affordable housing in the Borough.”

Given this it is surprising that such easy capitulation from cpbc, allowed the Kiln road scheme to argue viability reasoning to support a reduction in the supply of Affordable Housing units.

The Castle Point draft Local plan 2016 version stated “In Castle Point there is a need for at least 73% of new homes to be affordable, assuming delivery at 200 homes per annum.”

Records indicate that 16 affordable housing units were delivered in Castle Point during 2016/17.

Generally smaller schemes in the Borough appear to result in no affordable units being developed on site, but a financial contribution to cpbc being made.

It would be interesting to learn the route these funds take once they enter cpbc accounts, how soon they are released and where the affordable housing is actually located. we are aware of the Flatted development at Long Road Canvey for instance. Of course Affordable Housing is usually only affordable once!

It might be easily argued that with the lower land values at Canvey Island affordable housing could more easily be developed there, however given that the same cpbc 2016 draft Local plan indicated that-

“Compared with other parts of the borough Canvey Island is relatively more deprived, with pockets of income and employment deprivation, and wider issues associated with the education and skills of residents.”

However, more new affordable housing, especially in the form of social housing for instance, would further add to deprivation levels on the Island, especially as needy residents from across the Borough may be eligible to relocate to Canvey!

A report published by the Association for Public Service Excellence (APSE) has found that 63 per cent of UK councils rate their affordable housing need as severe.
Of the 141 councils that responded to a survey question about characterising their affordable housing need, a further 35 per cent said it was moderate.
Written and researched by the Town and Country Planning Association (TCPA), the report – Delivering Affordable Homes in a Changing World – says that a lack of investment in “genuine affordable housing” alongside “deregulation of planning” is reducing the ability of local authorities to deliver the homes the nation needs.
It says over two-thirds of councils in England state that statutory homelessness levels have increased in their local area in the past 12 months and 57 per cent state that rough sleeping has also increased during this period.
It notes that in an attempt to deliver more housing, the government has introduced permitted development rights, which requires a prior approval process but not a full planning application to the local authority. As a result, more homes have been created, but it has not enabled councils to secure much-needed affordable housing or help them to deal with rising homelessness.
Delivering Affordable Homes in a Changing World makes a number of recommendations, including:
· The social housing green paper should not just be “tinkering”. It should represent a step change in the role of central government as a powerful enabler of social housing, leaving delivery in the hands of local authorities and their delivery partners.
· The government should make clear that right to buy rules do not apply to local authority housing companies. However, if the right to buy rules are going to apply to homes built by local authority housing companies they must be able to replace them on a 1:1 basis to ensure that the long-term investment programme is not undermined.
· The government should reverse the central imposition of permitted development and give powers back to local authorities to reflect local circumstances.
· The government should not extend permitted development rights to allow commercial buildings to be demolished and replaced with homes.
Paul O’Brien, chief executive at APSE, said: “Decent housing in a well-planned environment provides a foundation for helping people to maximise their contribution to society, and to create areas that are economically prosperous. What our report highlights is the extent to which insecure tenancy arrangements in the private rented sector are directly contributing to the rise in homelessness. We need local councils to act as ‘market disruptors’; bringing stability and capacity to the social rented sector which in turn will help to stem these almost unprecedented rises in both statutory homelessness and rough sleeping.”
Investment in high-quality social housing can also save public funds, O’Brien continued. It can reduce poor physical and mental health outcomes “currently experienced by those living in an unstable private rented sector or those in temporary accommodation”.
He said the government must be “bold and ambitious” in addressing the housing issues for those most in need. Part of the solution is to help councils return to providing homes.
Kate Henderson, chief executive at the TCPA, said the ability of councils to address the lack of affordable housing is being “undermined by planning deregulation”.
Henderson explained that if applicants aren’t obliged to obrain full planning permission, councils are unable to secure a contribution to affordable housing from the developer, while “little or no thought is given to the most basic issues, such as where children can play or whether there are enough doctors’ surgeries in the area”.
“We are calling on the government to reverse the central imposition of permitted development and give powers back to local authorities to reflect local circumstances.”

Nimbyism, Green Belt Protection and a new, New Local Plan for Castle Point under the Scrutiny of the Intervention Team!

It has been suggested that, in the light of the announcement of the new leader of Castle Point council, that this blog post from July 2017 should be reproduced. It serves as a reminder of what will be expected from a new cpbc Local Plan, and also the expectations of local residents, all under the watchful eye of the Intervention Team.

Encouragingly Castle Point council have again refused permission to develop another Green Belt site.
This time at Catherine Road, Benfleet, where a wooded site had been cleared prior to a proposal for 6 detached houses.
Castle Point, as many will be aware, are without a recognised required 5 Year Housing Supply. At the development committee meeting it was reiterated that the “emerging” local Plan, will include a 5 Year Housing Supply, albeit supported by previously developed Green Belt being released for development. The question of deliverability will be the issue scrutinised by developers and an Inspector.
However, apparently less encouragingly this very week the Telegraph newspaper published a controversial article adding even more pressure from the government on local authorities to supply even more homes than previously expected, in areas such as Castle Point.

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The Telegraph article reads;

“Families living in some of the most sought-after parts of the country will be forced to accept more homes being built near them to tackle the housing crisis, the Communities Secretary has said.
Sajid Javid said that he wants communities which have benefited from soaring property prices to play their part in solving the housing crisis.
New rules to force councils to increase their housing targets will be published in the next three weeks.
Mr Javid’s comments could be seen as a new assault on homeowners with a Nimby” – “Not In My Back Yard” – attitude towards new development. It could also prove controversial with grassroots Tory voters, many of whom live in affluent areas.
But last week, Damian Green, the First Secretary of State, said the Conservative Party had to focus on building affordable homes and creating jobs for “young metropolitan” voters if it wants to expand its support base and win the next general election.
Mr Green suggested that the Conservatives’ defeat (sic) at the general election last month was in part because they had allowed Jeremy Corbyn’s Labour party to seduce younger voters who have struggled to get onto the housing ladder.
Separately, ministers will say on Wednesday that towns and villages across England could get a share of £1billion a year to build bypasses and protect beauty spots from the “misery of lorries and thundering traffic”.
Mr Javid used a speech to council leaders to set out the Government’s plans to deal with the housing crisis and have “a much more frank, open discussion with local residents and communities” about housing.

This means wealthy communities living in areas “where housing is particularly unaffordable” have to accept that more homes needed to be built nearby.
He told council leaders at the Local Government Association’s annual conference: “Nothing is more corrosive to trust than the idea that some areas are being treated better than others.
“Where housing is particularly unaffordable, local leaders need to take a long, hard, honest look to see if they are planning for the right number of homes.
One source at the department said part of the problem was that “you see more active groups locally contesting against decisions” in wealthy areas.
It comes six years after the Government clashed with rural campaigners over plans to make it easier to build on green belt land by relaxing planning laws in favour of developers.
Mr Javid directly criticised Theresa May, the Prime Minister, along with her predecessors in Downing Street, for not doing more to provide enough homes for young families.
He said: “Since the 1970s – under Wilson, Callaghan, Thatcher, Major, Blair, Brown, Cameron and now May – we’ve supplied an average of 160,000 new homes each year. That’s far below what’s needed.”
A new Government consultation paper published this month will provide a “new way for councils to assess their local housing requirements”, Mr Javid said.

Councils are expected to be asked to commission an assessment of how much and what kind of housing is needed in their area. Councils will then use it to inform the housing target in the local plan which sets out where new homes can be built. The target will be reassessed every five years.

The new way of calculating housing need is expected to result in increases of up to 25 per cent in housing forecasts in the Home Counties, campaigners fear.
Mr Javid said: “Our aim is simple: to ensure these plans begin life as they should, with an honest, objective assessment of how much housing is required.
“That means a much more frank, open discussion with local residents and communities.”
The new initiative for more homes would involve “courage to both conceive and execute”, he said: “There will be tough decisions, difficult conversations. But that is what political leadership is about.”
Mr Javid said ministers would ensure that the extra schools, roads and doctors’ surgeries for the new homes would be built.
A spokesman for Mr Javid’s department said: “We want to make sure that local plans are based on an honest assessment of the need for new homes in local authority areas, and are formed in a transparent way that gives communities a strong voice to shape their area.”
Article by Christopher Hope, Chief Political Correspondent 4 July 2017

Photograph, illustrative purposes only.