EHDC — Planning application process
EHDC — Pre-application planning advice
Category: References
EHDC Development Scale Classification
EHDC – Case Officer – PA27000/005 & PA55318/001 – 20240617
Email exchange with the case officer regarding the need for
- Ensuring that all stakeholders have access to the latest data to provide informed comments.
- Highlighting discrepancies in the housing land supply (HLS) figures, which were contested during an appeal.
- Clarification on the application of Paragraph 11 of the NPPF.
- Addressing concerns about the refusal to extend the consultation period.
- Answering questions about the transparency and categorisation of public comments and documents.
EHDC – Case Officer – PA27000/005 & PA55318/001 – 20240612
REQUEST FOR SCREENING OPINION – RESIDENTIAL DEVELOPMENT COMPRISING 60 DWELLINGS – Land north of, Boyneswood Lane, Medstead, Alton – 2013
⚖️ Was the EIA screening decision in 2013 (60 dwellings) lawful?
✅ Legally it was a Schedule 2 development (Category 10(b))
The site was:
- 3.3 ha, with a 2 ha developable area
- Not in a sensitive area (as per 2011 Regs at the time)
- Exceeded the 0.5 ha threshold → Screening was mandatory
👉 EHDC did carry out a screening opinion — ✅ this part is procedurally lawful
🔎 Did EHDC properly consider environmental effects?
They did consult statutory bodies:
- Environment Agency
- HCC Highways
- Natural England
- Thames Water
- Environmental Health
📌 Several consultees noted risks:
- Flooding potential and drainage (EA + EHDC drainage)
- Noise, air quality (Environmental Health)
- Highways concern about cumulative impact (HCC Highways)
- Medstead PC specifically objected due to cumulative development pressure and loss of open space/woodland
But…
⚠️ Critical Weakness in the Screening Decision: Cumulative Impact Was Dismissed
EHDC acknowledges that:
“The village has experienced rapid development pressures in the preceding short-term of 5–10 years but not on a scale likely to cause significant social issues…”
And:
“A full TA will be required… but crucially for the purposes of the 2011 Regulations only committed developments can be considered in screening.”
👉 This is the legal weak point:
❌ EHDC’s interpretation of “committed development” was narrow and conservative
- They dismissed wider growth because the other SHLAA sites weren’t yet consented
- They ignored local-scale saturation, even though HCC Highways and the Parish Council both warned about cumulative pressure
💣 Conclusion: Was the 2013 screening opinion lawful?
- Procedurally: Yes — screening was carried out, consultees were asked.
- Substantively: ⚠️ Weak, potentially vulnerable to challenge today:
- Because EHDC relied too heavily on the absence of “committed” status for nearby schemes, rather than assessing the real risk of cumulative impact
- They did not apply Schedule 3 criteria dynamically, as later clarified in case law like Loader v Rother DC [2015]
Rural Planning: Approvals Outside Local Development Plans and Settlement Boundaries
Planning applications outside the Local Development Plans and settlement boundaries in rural England can be approved based on several key factors:
- Economic Benefits: The economic benefits of the proposed development, such as job creation, increased local spending, and contributions to local infrastructure, can be significant factors in the decision-making process.
- Social Benefits: The provision of housing, particularly affordable housing, and the support of local services and facilities can be crucial considerations.
- Environmental Benefits: Enhancements to biodiversity, sustainable drainage systems, and the overall environmental sustainability of the development can be key factors.
- High-Quality Design: Developments that are of high architectural and design quality and that contribute positively to the character of the area may be approved.
- Sustainability: Proposals that include sustainable building practices, renewable energy sources, and other green technologies can be viewed favourably.
- Local Needs: In some cases, developments may be approved if they meet specific local needs, such as housing for agricultural workers or the provision of community facilities.
- Community Support: Demonstrated support from the local community can also be a factor, particularly if the development addresses specific local issues or needs.
- Presumption in Favour of Sustainable Development: According to the National Planning Policy Framework (NPPF), there is a presumption in favour of sustainable development. This means that planning permission should be granted unless the adverse impacts of doing so would significantly and demonstrably outweigh the benefits when assessed against the policies in the NPPF as a whole.
- Lack of Five-Year Housing Land Supply: If a local authority cannot demonstrate a five-year supply of deliverable housing sites, the policies in the Local Development Plan that are most relevant to housing supply are considered out-of-date. In such cases, the presumption in favour of sustainable development is particularly relevant.
- Appeal Decisions: Previous planning appeal decisions can set precedents that influence future decisions, particularly if the circumstances are similar.
- Precedents: Approval of similar applications in the area or under similar circumstances can also play a role.
Isolated Homes in the Countryside: Paragraph 79 of the NPPF allows for the approval of isolated homes in the countryside under certain circumstances, such as if the development would:
- Represent the optimal viable use of a heritage asset.
- Re-use redundant or disused buildings and enhance their immediate setting.
- Be of exceptional quality or innovative design.
Work In Progress
—-
Proposal: 70 Dwellings with Vehicular Access
Case Officer: Samantha Owen
Developer: Bargate Homes
Work In Progress
—-
Proposal: 53 Dwellings with Vehicular Access
Case Officer: Samantha Owen
Developer: Bewley
HOUSING_LAND_SUPPLY_ASSESSMENT-1335961.pdf
Bargate Homes – Housing Land Supply Assessment
Our Analysis of the Housing Land Supply Assessment Document – Key Points
- The document was prepared on May 1, 2024.
- The assessment was conducted by Pegasus Group on behalf of Bargate Homes to review the current five-year housing land supply (5YHLS) position in East Hampshire.
- The review follows the publication of the revised National Planning Policy Framework (NPPF) in December 2023.
- It references a recent appeal decision for land at Mount Royal, 46 Lymington Bottom, Four Marks, Alton (Appeal Ref: APP/M1710/W/23/3329928).
- According to the Council’s statement in October 2023, there is a supply of 2,198 homes, equating to a 4.74-year supply.
- The appellant (developer) and the Inspector found the supply to be only 3.59 years based on their assessment, with 1,664 homes deemed deliverable.
- Pegasus Group suggests a further reduced supply of 3.47 years.
- The Council’s initial figure of 2,198 homes was corrected to 1,994 homes.
- The Inspector agreed with the appellant’s assessment, discounting homes due to various issues like undetermined planning permissions and overestimated delivery rates.
- Pegasus Group concurred with the Inspector’s assessment but made further adjustments, including correcting the supply arising from C2 uses and questioning the assumed lapse rate for small sites.
- The housing land supply should be assessed against the minimum local housing need of 464 homes per annum (hpa), as calculated using the Standard Method.
- The current five-year requirement is 2,320 dwellings (464 hpa x 5).
- East Hampshire does not need to apply a 20% buffer as the latest Housing Delivery Test result was 112%, indicating no significant under-delivery.
- The Council is unable to demonstrate a four-year housing supply, falling short at only 3.59 years.
Pegasus Group further adjusts this figure to 3.47 years.
- As a result, the most important policies for determining residential planning applications are out-of-date.
- Planning permission should be granted unless adverse impacts significantly and demonstrably outweigh the benefits.
- There is an increased need for additional housing to restore a four-year housing land supply.
The analysis of the Housing Land Supply Assessment Document primarily relates to the following Material Planning Consideration categories
- Revised NPPF (National Planning Policy Framework): The assessment follows the publication of the revised NPPF, highlighting how national planning policies impact local decisions.
The document references the revised NPPF published in December 2023, indicating the national policy context in which local planning decisions are made. This framework sets out the government’s planning policies for England and how these should be applied, emphasising sustainable development.
- Paragraph 11 of the NPPF: Paragraph 11 sets out the presumption in favour of sustainable development. This is a key consideration in planning decisions, particularly when local plans are outdated or when housing supply targets are not met. The document uses Paragraph 11 to argue for the approval of new housing developments unless adverse impacts significantly outweigh the benefits.
- Housing Land Supply Requirement: The document’s focus on the five-year housing land supply (5YHLS) directly relates to local planning policies and their compliance with national standards.
The requirement to maintain a five-year housing land supply is a fundamental aspect of local planning policies. The document’s analysis highlights the current shortfall in East Hampshire, showing the council’s difficulty in meeting this national policy requirement.
- Accuracy of Housing Supply Figures: Ensures that the planning authority bases its decisions on reliable and accurate data.
The appeal decision and Pegasus Group’s assessment highlight discrepancies in the council’s housing supply calculations. Ensuring accurate and reliable data is crucial for transparent and accountable planning decisions. The document calls for thorough verification of housing supply figures, reflecting the planning authority’s responsibility to base decisions on robust evidence.
- Current Five-Year Housing Land Supply: The figures on the availability and deliverability of housing land supply pertain to land use considerations within the planning area.
The assessment’s findings regarding the supply of deliverable homes directly impact land use planning. The need to allocate sufficient land for housing development is essential to address housing shortages and manage land resources effectively.
- Housing Need and Requirements: The assessment of housing needs against local housing requirements reflects land use planning strategies.
The calculated need for 464 homes per annum, based on the Standard Method, informs local land use decisions. Meeting these needs requires identifying suitable land for development, balancing this with other land use priorities, and ensuring appropriate infrastructure.
- Need for Additional Housing: Emphasising the need for additional housing to restore the four-year housing land supply aligns with economic benefits by addressing housing shortages and supporting local economic growth.
Addressing the housing supply shortfall has significant economic benefits. Increasing the housing stock can stimulate local economies by attracting new residents, supporting construction jobs, and enhancing local services and amenities. The document underscores the economic necessity of approving additional housing developments to meet demand.
- Impact on Local Infrastructure: Although not explicitly detailed in the summary, the broader implications of housing development on local infrastructure and services are a material consideration. Increased housing supply requires supporting infrastructure, which is implicitly linked to this assessment.
Although the document primarily focuses on housing supply, the implications for local infrastructure and services are implicit. Increased housing will necessitate investments in roads, schools, healthcare, and utilities to support the growing population. This consideration is crucial for sustainable development and ensuring that infrastructure keeps pace with housing growth.
- Sustainable Development: The principle of sustainable development is central to the NPPF and the discussion of planning permissions under Paragraph 11, which emphasises sustainable growth.
The NPPF’s emphasis on sustainable development is central to the assessment. Paragraph 11 of the NPPF, which sets the presumption in favour of sustainable development, is particularly relevant. Ensuring that new housing developments are sustainable in terms of environmental impact, resource use, and community integration is a key planning consideration.
- Impact on Local Community: Indirectly, the document touches on residential amenity by considering the cumulative effects of housing developments on the local community.
The cumulative impact of housing developments on the local community is an important aspect of residential amenity. The document suggests that piecemeal development can lead to significant adverse impacts if not properly managed and assessed collectively. Ensuring that new developments enhance rather than detract from the quality of life for existing and future residents is a critical consideration.
- Accuracy of Housing Supply Figures: The accuracy and reliability of the Council’s housing supply figures, as challenged by the appeal decision and Pegasus Group’s assessment, reflect the local planning authority’s responsibilities and accountability in planning matters.
The appeal decision and Pegasus Group’s assessment highlight discrepancies in the council’s housing supply calculations. Ensuring accurate and reliable data is crucial for transparent and accountable planning decisions. The document calls for thorough verification of housing supply figures, reflecting the planning authority’s responsibility to base decisions on robust evidence.
Material Consideration
- Local and National Planning Policies: The assessment influences compliance with planning policies and frameworks at both local and national levels.
- Infrastructure and Services: Evaluates the availability and capacity of infrastructure and services to support new housing developments.
- Residential Amenity: Considers the impact of housing supply on the living conditions and quality of life for existing and future residents.
- Sustainability: Addresses the long-term sustainability of housing developments in relation to environmental, economic, and social factors.
- Land Use: Directly affects decisions on the allocation and use of land for housing developments.
Conclusion
The primary categories are Local and National Planning Policies, Land Use, and Economic Benefits, as these directly relate to the planning framework, housing needs, and implications of the housing land supply assessment.
Infrastructure and Services, Sustainability, and Residential Amenity are also relevant as they reflect the broader impacts and considerations of the proposed housing developments.
Planning Application 27000/005: Land to the rear and including Fair Winds, 61 Lymington Bottom Road, Medstead, Alton
PREFACE
Proposal: 53 Dwellings with Vehicular Access
Case Officer: Samantha Owen
Developer: Bewley
The Local Draft Development Plan 2021-2040 now includes the very parcel of land that Bargate Homes promoted as part of their masterplan to significantly expand the village of Medstead, but in a way that is not considered significant.
Planning Application Documents Grouped Based on Submitters
Plus, a short description of what each of them is about.
Shows the location of gas mains, important for ensuring safe development practices and integrating the development with existing utility infrastructure.
Includes plans for ancillary structures such as garages and cycle stores, contributing to the overall design, functionality, and amenity value of the development.
Outlines developable areas, primary street alignments, and access points for vehicles, pedestrians, and cyclists. Crucial for assessing the impact on local traffic, access routes, and connectivity to existing infrastructure.
Defines the boundary of the application site, indicating the land area to be developed. Essential for assessing land use and ensuring compliance with zoning and planning regulations.
Provides essential details about the proposed development, including the type and number of residential units, existing use, and proposed changes.
Assesses the impact on trees and vegetation…This detailed analysis is crucial for ensuring the proposed development aligns with environmental sustainability and local policy requirements, maintaining the area’s ecological balance and visual aesthetics.
Evaluates the archaeological potential of the site, identifying areas of historical significance and proposing necessary mitigation measures to preserve heritage assets.
Assesses the biodiversity value of the site and outlines measures to enhance it post-development, ensuring compliance with environmental conservation standards. Focuses on biodiversity net gain strategies.
Outlines types of boundary treatments (e.g., walls, fences). Affects privacy, security, and visual appeal of the development. Details boundary treatments for the development, ensuring privacy and security for residents.
Details proposed building heights, vital for evaluating the visual impact, conformity with local design standards, and potential effects on the surrounding area. Shows the proposed building heights to maintain a consistent visual aesthetic.
Outlines different character areas within the proposed development, specifying their distinct architectural and landscape characteristics. The areas are categorised into types such as Picturesque Suburban, Pocket Green, and Formal Suburban. Defines thematic and aesthetic guidelines for various sections of the development.
Outlines the purpose and description of the planning application. Discusses the housing mix and community needs.
Discusses gas mains and related safety measures for the proposed work area.
Provides a comprehensive design and access statement, including character areas and architectural treatments. Discusses refuse strategy, accessibility, and the integration of green spaces. Addresses landscape integration and biodiversity enhancement.
Provides a comprehensive overview of the design principles and access considerations for the development project, covering aspects such as layout, scale, appearance, landscaping, and access arrangements. Provides an overview of design principles and accessibility arrangements.
Provides detailed planning for the site’s layout, indicating locations of local areas of play and access points. Details green spaces and tree retention plans.
Provides safety measures for working near gas mains.
This document is an ecological assessment that evaluates the ecological interest of the site, including habitats, species, and potential impacts of the proposed development. It provides details on existing ecological features, surveys conducted, and the ecological value of the site.
Outlines energy and sustainability measures for the development.
Shows existing structures and application boundary. Indicates the layout of existing buildings and natural features.
Evaluates the potential flood risks associated with the proposed development and outlines measures to mitigate these risks.
Details measures to promote sustainable travel, reduce traffic, and encourage the use of non-car modes of transport.
Outlines the green infrastructure elements, including parks, green corridors, and biodiversity enhancements.
Details the types and tenures of housing proposed, ensuring a balanced and inclusive community.
Provides guidance on safe excavation and construction practices to avoid damaging underground utilities.
Evaluates the visual and landscape impacts of the development, proposing measures to mitigate negative effects.
Provides a comprehensive layout of the proposed landscape features, aiming to integrate the development harmoniously with the natural environment.
Outlines the overall approach to landscape design, focusing on enhancing biodiversity and visual appeal.
Shows the geographical context and location of the proposed development, indicating how it fits within the broader land use and infrastructure network.
UKNOWN
Specifies the materials to be used in construction, ensuring they meet design standards and sustainability criteria.
Specifies the maximum building heights for a development project in South Medstead, including maximum permissible heights (e.g., 2 storeys, maximum 9.3m to ridge) and other key parameters for planning purposes.
Contains detailed floor plans and elevations for different house types within the development. It provides specific measurements, layout designs, and structural details for various housing units. Contains detailed floor plans and elevations necessary for construction and approval.
Outlines the proposed parking and cycling infrastructure, including the number of parking spaces and cycle sheds.
Provides an overview of the planning application, aligning the proposal with local and national planning policies.
Includes detailed plans and elevations for private house types, detailing the architectural design.
Shows the coloured layout of the proposed site, highlighting the arrangement of buildings and open spaces.
Similar to the coloured site layout, provides a detailed layout of the site.
Details the refuse collection strategy, including locations of bin storage areas and collection points.
Addresses the developer’s response to the Community Infrastructure Levy (CIL), indicating compliance with financial contributions.
Assesses the road safety implications of the proposed development, identifying potential hazards.
Provides sectional views of the site, important for understanding the vertical aspects of the development.
Discusses the impact on existing utility services and necessary adjustments.
Details regarding the Scottish and Southern Electricity Networks, crucial for ensuring continuous service provision.
Analyses traffic flow and the impact of the development on the local transport network.
Provides a detailed assessment of transportation issues, including traffic volume and access points.
Similar to the Transport Assessment, focuses on the transport-related aspects of the development.
Comprehensive evaluation of transportation implications, ensuring adequate planning for movement and access.
Shows how the developer has engaged with the community and incorporated their feedback.
Assesses facilities for non-motorised users, ensuring accessibility and safety for pedestrians, cyclists, and horse riders.
Offers safety guidance for working near electrical infrastructure.
Details specific housing designs, impacting the quality and layout of residential units.
This document assesses the impact on trees within the proposed development site. It highlights concerns about the lack of long-term planning for newly planted trees and potential negative impacts on existing trees. Trees play a crucial role in mitigating climate change and maintaining visual amenity, which are key environmental considerations. The design and appearance of the development are also affected by how well trees are integrated and maintained within the landscape.
The archaeological assessment indicates a moderate to good potential for encountering Neolithic remains. Heritage and conservation considerations are essential to ensure that significant archaeological finds are preserved and appropriately managed, maintaining the historical integrity of the area.
This document discusses the need for Section 106 agreements to address affordable housing, site management, and potential impacts on local sporting provisions. Infrastructure and services considerations ensure that the development provides necessary support facilities and does not negatively impact existing community resources.
This comment from the Environmental Health department notes that the site does not lie on or near potentially contaminated land but requires radon protection. Managing air and water quality is crucial to ensure the health and safety of future residents and the surrounding environment.
The drainage assessment confirms that the site is in flood zone 1 but emphasizes the need for robust drainage systems to manage increased runoff. Effective flood risk management is essential to prevent future flooding and protect both the development and surrounding areas.
This document discusses the proposed 40% affordable housing provision, which falls short of the required 70%. Ensuring adequate affordable housing and meeting local and national planning policies are crucial for supporting community needs and maintaining policy compliance.
The Fire and Rescue Service’s comments highlight the need for adequate access for firefighting appliances and sufficient water supplies. Infrastructure and safety considerations ensure that emergency services can effectively respond to incidents and protect residents.
The Lead Local Flood Authority comments emphasize the need for adequate drainage systems to manage increased runoff. Proper flood risk management and environmental impact considerations are vital to ensure sustainable development and protect against climate change effects.
- Relevance: Focuses on healthcare infrastructure capacity.
- Sufficiency: Adequate for initial assessment but highlights the need for reassessment if additional developments impact capacity.
- Relevance: Focuses on healthcare infrastructure capacity.
- Sufficiency: Adequate for initial assessment but highlights the need for reassessment if additional developments impact capacity.
This document discusses the impact of the development on local public footpaths, specifically FP18 and FP19. Public opinion and traffic and access considerations are important to ensure that the development does not negatively impact the usability of public rights of way and maintains community support.
Thames Water comments on the potential impact of the development on the local sewer network. Ensuring air and water quality and adequate infrastructure and services are critical to prevent environmental pollution and support the needs of the development.
The objection document raises several concerns regarding the proposed development:
- Environmental and Ecological Impact: Potential harm to existing trees and biodiversity.
- Archaeological Significance: Risk to Neolithic remains.
- Flood Risk and Drainage: Need for robust drainage systems to manage runoff.
- Community and Social Impact: Insufficient affordable housing and lack of comprehensive EIA.
- Public Services and Infrastructure: Impact on local footpaths and healthcare infrastructure.
- Health and Safety: Fire safety, radon protection, and land contamination management.
The objection document focuses on traffic and access concerns related to the proposed development. Key points include:
- Increased Traffic Congestion: The proposed solutions are insufficient, leading to potential congestion and safety hazards.
- Parking and Cycle Strategy: Insufficient parking spaces and lack of secure cycle storage, leading to on-street parking and safety issues.
- Infrastructure Deficiencies: Narrow footways and lack of street lighting pose risks for pedestrians and cyclists.
- Historical Context and Recommendations: References past concerns and the need for comprehensive traffic impact assessments.
The objection document argues that the proposed development does not meet the sustainability criteria outlined in Paragraph 11 of the National Planning Policy Framework (NPPF). Key points include:
- Procedural Concerns: Incomplete disclosure and lack of public awareness.
- Impact on Traffic and Access: Increased congestion and potential delays to emergency services.
- Potential Procedural Error: Failure to disclose all material considerations and omission of a comprehensive Environmental Impact Assessment (EIA).
- Conclusion: Urges rejection of the application unless substantial revisions are made.
Planning Application Documents Grouped Based on Material Planning Considerations
Planning Application Documents (Filed by Developer)
Nothing found.
Consultee Comments
This comment from the Environmental Health department notes that the site does not lie on or near potentially contaminated land but requires radon protection. Managing air and water quality is crucial to ensure the health and safety of future residents and the surrounding environment.
Thames Water comments on the potential impact of the development on the local sewer network. Ensuring air and water quality and adequate infrastructure and services are critical to prevent environmental pollution and support the needs of the development.
Our Comments
The objection document raises several concerns regarding the proposed development:
- Environmental and Ecological Impact: Potential harm to existing trees and biodiversity.
- Archaeological Significance: Risk to Neolithic remains.
- Flood Risk and Drainage: Need for robust drainage systems to manage runoff.
- Community and Social Impact: Insufficient affordable housing and lack of comprehensive EIA.
- Public Services and Infrastructure: Impact on local footpaths and healthcare infrastructure.
- Health and Safety: Fire safety, radon protection, and land contamination management.
Other
Nothing found.
.
Planning Application Documents (Filed by Developer)
Includes plans for ancillary structures such as garages and cycle stores, contributing to the overall design, functionality, and amenity value of the development.
Outlines types of boundary treatments (e.g., walls, fences). Affects privacy, security, and visual appeal of the development. Details boundary treatments for the development, ensuring privacy and security for residents.
Details proposed building heights, vital for evaluating the visual impact, conformity with local design standards, and potential effects on the surrounding area. Shows the proposed building heights to maintain a consistent visual aesthetic.
Outlines different character areas within the proposed development, specifying their distinct architectural and landscape characteristics. The areas are categorised into types such as Picturesque Suburban, Pocket Green, and Formal Suburban. Defines thematic and aesthetic guidelines for various sections of the development.
Provides a comprehensive design and access statement, including character areas and architectural treatments. Discusses refuse strategy, accessibility, and the integration of green spaces. Addresses landscape integration and biodiversity enhancement.
Provides a comprehensive overview of the design principles and access considerations for the development project, covering aspects such as layout, scale, appearance, landscaping, and access arrangements. Provides an overview of design principles and accessibility arrangements.
Provides detailed planning for the site’s layout, indicating locations of local areas of play and access points. Details green spaces and tree retention plans.
Shows existing structures and application boundary. Indicates the layout of existing buildings and natural features.
Outlines the green infrastructure elements, including parks, green corridors, and biodiversity enhancements.
Evaluates the visual and landscape impacts of the development, proposing measures to mitigate negative effects.
Provides a comprehensive layout of the proposed landscape features, aiming to integrate the development harmoniously with the natural environment.
Outlines the overall approach to landscape design, focusing on enhancing biodiversity and visual appeal.
Specifies the materials to be used in construction, ensuring they meet design standards and sustainability criteria.
Specifies the maximum building heights for a development project in South Medstead, including maximum permissible heights (e.g., 2 storeys, maximum 9.3m to ridge) and other key parameters for planning purposes.
Contains detailed floor plans and elevations for different house types within the development. It provides specific measurements, layout designs, and structural details for various housing units. Contains detailed floor plans and elevations necessary for construction and approval.
Includes detailed plans and elevations for private house types, detailing the architectural design.
Shows the coloured layout of the proposed site, highlighting the arrangement of buildings and open spaces.
Similar to the coloured site layout, provides a detailed layout of the site.
Provides sectional views of the site, important for understanding the vertical aspects of the development.
Analyses traffic flow and the impact of the development on the local transport network.
Provides a detailed assessment of transportation issues, including traffic volume and access points.
Similar to the Transport Assessment, focuses on the transport-related aspects of the development.
Comprehensive evaluation of transportation implications, ensuring adequate planning for movement and access.
Consultee Comments
This document assesses the impact on trees within the proposed development site. It highlights concerns about the lack of long-term planning for newly planted trees and potential negative impacts on existing trees. Trees play a crucial role in mitigating climate change and maintaining visual amenity, which are key environmental considerations. The design and appearance of the development are also affected by how well trees are integrated and maintained within the landscape.
Our Comments
Nothing found.
Other
Nothing found.
.
Planning Application Documents (Filed by Developer)
Addresses the developer’s response to the Community Infrastructure Levy (CIL), indicating compliance with financial contributions.
Consultee Comments
Nothing found.
Our Comments
Nothing found.
Other
Nothing found.
.
Planning Application Documents (Filed by Developer)
Assesses the biodiversity value of the site and outlines measures to enhance it post-development, ensuring compliance with environmental conservation standards. Focuses on biodiversity net gain strategies.
Provides a comprehensive design and access statement, including character areas and architectural treatments. Discusses refuse strategy, accessibility, and the integration of green spaces. Addresses landscape integration and biodiversity enhancement.
Provides detailed planning for the site’s layout, indicating locations of local areas of play and access points. Details green spaces and tree retention plans.
This document is an ecological assessment that evaluates the ecological interest of the site, including habitats, species, and potential impacts of the proposed development. It provides details on existing ecological features, surveys conducted, and the ecological value of the site.
Outlines the green infrastructure elements, including parks, green corridors, and biodiversity enhancements.
Evaluates the visual and landscape impacts of the development, proposing measures to mitigate negative effects.
Provides a comprehensive layout of the proposed landscape features, aiming to integrate the development harmoniously with the natural environment.
Outlines the overall approach to landscape design, focusing on enhancing biodiversity and visual appeal.
Shows the coloured layout of the proposed site, highlighting the arrangement of buildings and open spaces.
Consultee Comments
This document assesses the impact on trees within the proposed development site. It highlights concerns about the lack of long-term planning for newly planted trees and potential negative impacts on existing trees. Trees play a crucial role in mitigating climate change and maintaining visual amenity, which are key environmental considerations. The design and appearance of the development are also affected by how well trees are integrated and maintained within the landscape.
The Lead Local Flood Authority comments emphasize the need for adequate drainage systems to manage increased runoff. Proper flood risk management and environmental impact considerations are vital to ensure sustainable development and protect against climate change effects.
Our Comments
The objection document raises several concerns regarding the proposed development:
- Environmental and Ecological Impact: Potential harm to existing trees and biodiversity.
- Archaeological Significance: Risk to Neolithic remains.
- Flood Risk and Drainage: Need for robust drainage systems to manage runoff.
- Community and Social Impact: Insufficient affordable housing and lack of comprehensive EIA.
- Public Services and Infrastructure: Impact on local footpaths and healthcare infrastructure.
- Health and Safety: Fire safety, radon protection, and land contamination management.
Other
Nothing found.
.
Planning Application Documents (Filed by Developer)
Evaluates the potential flood risks associated with the proposed development and outlines measures to mitigate these risks.
Consultee Comments
The drainage assessment confirms that the site is in flood zone 1 but emphasizes the need for robust drainage systems to manage increased runoff. Effective flood risk management is essential to prevent future flooding and protect both the development and surrounding areas.
The Lead Local Flood Authority comments emphasize the need for adequate drainage systems to manage increased runoff. Proper flood risk management and environmental impact considerations are vital to ensure sustainable development and protect against climate change effects.
Our Comments
The objection document raises several concerns regarding the proposed development:
- Environmental and Ecological Impact: Potential harm to existing trees and biodiversity.
- Archaeological Significance: Risk to Neolithic remains.
- Flood Risk and Drainage: Need for robust drainage systems to manage runoff.
- Community and Social Impact: Insufficient affordable housing and lack of comprehensive EIA.
- Public Services and Infrastructure: Impact on local footpaths and healthcare infrastructure.
- Health and Safety: Fire safety, radon protection, and land contamination management.
Other
Nothing found.
.
Planning Application Documents (Filed by Developer)
Evaluates the archaeological potential of the site, identifying areas of historical significance and proposing necessary mitigation measures to preserve heritage assets.
Consultee Comments
The archaeological assessment indicates a moderate to good potential for encountering Neolithic remains. Heritage and conservation considerations are essential to ensure that significant archaeological finds are preserved and appropriately managed, maintaining the historical integrity of the area.
Our Comments
The objection document raises several concerns regarding the proposed development:
- Environmental and Ecological Impact: Potential harm to existing trees and biodiversity.
- Archaeological Significance: Risk to Neolithic remains.
- Flood Risk and Drainage: Need for robust drainage systems to manage runoff.
- Community and Social Impact: Insufficient affordable housing and lack of comprehensive EIA.
- Public Services and Infrastructure: Impact on local footpaths and healthcare infrastructure.
- Health and Safety: Fire safety, radon protection, and land contamination management.
Other
Nothing found.
.
Planning Application Documents (Filed by Developer)
Shows the location of gas mains, important for ensuring safe development practices and integrating the development with existing utility infrastructure.
Outlines developable areas, primary street alignments, and access points for vehicles, pedestrians, and cyclists. Crucial for assessing the impact on local traffic, access routes, and connectivity to existing infrastructure.
Discusses gas mains and related safety measures for the proposed work area.
Provides detailed planning for the site’s layout, indicating locations of local areas of play and access points. Details green spaces and tree retention plans.
Provides safety measures for working near gas mains.
Provides guidance on safe excavation and construction practices to avoid damaging underground utilities.
Shows the geographical context and location of the proposed development, indicating how it fits within the broader land use and infrastructure network.
Details the refuse collection strategy, including locations of bin storage areas and collection points.
Discusses the impact on existing utility services and necessary adjustments.
Details regarding the Scottish and Southern Electricity Networks, crucial for ensuring continuous service provision.
Shows how the developer has engaged with the community and incorporated their feedback.
Offers safety guidance for working near electrical infrastructure.
Consultee Comments
This document discusses the need for Section 106 agreements to address affordable housing, site management, and potential impacts on local sporting provisions. Infrastructure and services considerations ensure that the development provides necessary support facilities and does not negatively impact existing community resources.
The Fire and Rescue Service’s comments highlight the need for adequate access for firefighting appliances and sufficient water supplies. Infrastructure and safety considerations ensure that emergency services can effectively respond to incidents and protect residents.
- Relevance: Focuses on healthcare infrastructure capacity.
- Sufficiency: Adequate for initial assessment but highlights the need for reassessment if additional developments impact capacity.
Thames Water comments on the potential impact of the development on the local sewer network. Ensuring air and water quality and adequate infrastructure and services are critical to prevent environmental pollution and support the needs of the development.
Our Comments
The objection document raises several concerns regarding the proposed development:
- Environmental and Ecological Impact: Potential harm to existing trees and biodiversity.
- Archaeological Significance: Risk to Neolithic remains.
- Flood Risk and Drainage: Need for robust drainage systems to manage runoff.
- Community and Social Impact: Insufficient affordable housing and lack of comprehensive EIA.
- Public Services and Infrastructure: Impact on local footpaths and healthcare infrastructure.
- Health and Safety: Fire safety, radon protection, and land contamination management.
Other
Nothing found.
.
Planning Application Documents (Filed by Developer)
Defines the boundary of the application site, indicating the land area to be developed. Essential for assessing land use and ensuring compliance with zoning and planning regulations.
Shows existing structures and application boundary. Indicates the layout of existing buildings and natural features.
Shows the geographical context and location of the proposed development, indicating how it fits within the broader land use and infrastructure network.
Consultee Comments
This document assesses the impact on trees within the proposed development site. It highlights concerns about the lack of long-term planning for newly planted trees and potential negative impacts on existing trees. Trees play a crucial role in mitigating climate change and maintaining visual amenity, which are key environmental considerations. The design and appearance of the development are also affected by how well trees are integrated and maintained within the landscape.
The archaeological assessment indicates a moderate to good potential for encountering Neolithic remains. Heritage and conservation considerations are essential to ensure that significant archaeological finds are preserved and appropriately managed, maintaining the historical integrity of the area.
This document discusses the need for Section 106 agreements to address affordable housing, site management, and potential impacts on local sporting provisions. Infrastructure and services considerations ensure that the development provides necessary support facilities and does not negatively impact existing community resources.
This comment from the Environmental Health department notes that the site does not lie on or near potentially contaminated land but requires radon protection. Managing air and water quality is crucial to ensure the health and safety of future residents and the surrounding environment.
The drainage assessment confirms that the site is in flood zone 1 but emphasizes the need for robust drainage systems to manage increased runoff. Effective flood risk management is essential to prevent future flooding and protect both the development and surrounding areas.
This document discusses the proposed 40% affordable housing provision, which falls short of the required 70%. Ensuring adequate affordable housing and meeting local and national planning policies are crucial for supporting community needs and maintaining policy compliance.
The Fire and Rescue Service’s comments highlight the need for adequate access for firefighting appliances and sufficient water supplies. Infrastructure and safety considerations ensure that emergency services can effectively respond to incidents and protect residents.
The Lead Local Flood Authority comments emphasize the need for adequate drainage systems to manage increased runoff. Proper flood risk management and environmental impact considerations are vital to ensure sustainable development and protect against climate change effects.
- Relevance: Focuses on healthcare infrastructure capacity.
- Sufficiency: Adequate for initial assessment but highlights the need for reassessment if additional developments impact capacity.
- Relevance: Focuses on healthcare infrastructure capacity.
- Sufficiency: Adequate for initial assessment but highlights the need for reassessment if additional developments impact capacity.
This document discusses the impact of the development on local public footpaths, specifically FP18 and FP19. Public opinion and traffic and access considerations are important to ensure that the development does not negatively impact the usability of public rights of way and maintains community support.
Thames Water comments on the potential impact of the development on the local sewer network. Ensuring air and water quality and adequate infrastructure and services are critical to prevent environmental pollution and support the needs of the development.
Our Comments
Nothing found.
Other
Nothing found.
.
Planning Application Documents (Filed by Developer)
Provides essential details about the proposed development, including the type and number of residential units, existing use, and proposed changes.
Outlines the purpose and description of the planning application. Discusses the housing mix and community needs.
Details the types and tenures of housing proposed, ensuring a balanced and inclusive community.
Provides an overview of the planning application, aligning the proposal with local and national planning policies.
Addresses the developer’s response to the Community Infrastructure Levy (CIL), indicating compliance with financial contributions.
Consultee Comments
This document discusses the proposed 40% affordable housing provision, which falls short of the required 70%. Ensuring adequate affordable housing and meeting local and national planning policies are crucial for supporting community needs and maintaining policy compliance.
Our Comments
Highlights inadequate and biased community consultation, lack of transparency, and superficial responses to community concerns. Emphasises that the public’s trust has been eroded due to manipulated feedback and fear of voicing opinions, urging the council to reject the application.
Addresses outdated traffic data, insufficient survey methods, and inadequate mitigation measures. Raises concerns about existing flooding problems, exacerbation of flood risks, and lack of detailed flood risk mitigation plans. Also discusses the strain on local infrastructure and risks to safety and accessibility.
Focuses on the negative impacts on residential amenity, including mental health and well-being, noise pollution, and air quality. Highlights the community disruption caused by continuous construction and the lack of transparency in public consultation processes.
Cites significant biodiversity net loss, insufficient mitigation measures, and potential adverse effects on local wildlife. Emphasises the cumulative impact with previous developments and inadequate consideration of in-combination effects, urging the council to address these issues before proceeding.
Questions the deliverability and sustainability of the project due to outdated data, insufficient flood risk measures, and inaccurate housing supply figures. Raises concerns about the strain on infrastructure and services, and the lack of community trust and engagement. Urges a thorough review and potential independent audit of the planning application procedures.
The objection document raises several concerns regarding the proposed development:
- Environmental and Ecological Impact: Potential harm to existing trees and biodiversity.
- Archaeological Significance: Risk to Neolithic remains.
- Flood Risk and Drainage: Need for robust drainage systems to manage runoff.
- Community and Social Impact: Insufficient affordable housing and lack of comprehensive EIA.
- Public Services and Infrastructure: Impact on local footpaths and healthcare infrastructure.
- Health and Safety: Fire safety, radon protection, and land contamination management.
The objection document focuses on traffic and access concerns related to the proposed development. Key points include:
- Increased Traffic Congestion: The proposed solutions are insufficient, leading to potential congestion and safety hazards.
- Parking and Cycle Strategy: Insufficient parking spaces and lack of secure cycle storage, leading to on-street parking and safety issues.
- Infrastructure Deficiencies: Narrow footways and lack of street lighting pose risks for pedestrians and cyclists.
- Historical Context and Recommendations: References past concerns and the need for comprehensive traffic impact assessments.
The objection document argues that the proposed development does not meet the sustainability criteria outlined in Paragraph 11 of the National Planning Policy Framework (NPPF). Key points include:
- Procedural Concerns: Incomplete disclosure and lack of public awareness.
- Impact on Traffic and Access: Increased congestion and potential delays to emergency services.
- Potential Procedural Error: Failure to disclose all material considerations and omission of a comprehensive Environmental Impact Assessment (EIA).
- Conclusion: Urges rejection of the application unless substantial revisions are made.
This objection focuses on the inadequacies of the consultation process and the developer’s attempt to control the narrative, which undermine the transparency and effectiveness of the planning application process.
Other
Nothing found.
.
Planning Application Documents (Filed by Developer)
Nothing found.
Consultee Comments
This document discusses the impact of the development on local public footpaths, specifically FP18 and FP19. Public opinion and traffic and access considerations are important to ensure that the development does not negatively impact the usability of public rights of way and maintains community support.
Our Comments
The objection document argues that the proposed development does not meet the sustainability criteria outlined in Paragraph 11 of the National Planning Policy Framework (NPPF). Key points include:
- Procedural Concerns: Incomplete disclosure and lack of public awareness.
- Impact on Traffic and Access: Increased congestion and potential delays to emergency services.
- Potential Procedural Error: Failure to disclose all material considerations and omission of a comprehensive Environmental Impact Assessment (EIA).
- Conclusion: Urges rejection of the application unless substantial revisions are made.
Other
Nothing found.
.
Consultee Comments
Includes plans for ancillary structures such as garages and cycle stores, contributing to the overall design, functionality, and amenity value of the development.
Outlines types of boundary treatments (e.g., walls, fences). Affects privacy, security, and visual appeal of the development. Details boundary treatments for the development, ensuring privacy and security for residents.
Outlines the purpose and description of the planning application. Discusses the housing mix and community needs.
Provides a comprehensive design and access statement, including character areas and architectural treatments. Discusses refuse strategy, accessibility, and the integration of green spaces. Addresses landscape integration and biodiversity enhancement.
Details the types and tenures of housing proposed, ensuring a balanced and inclusive community.
Shows the coloured layout of the proposed site, highlighting the arrangement of buildings and open spaces.
Similar to the coloured site layout, provides a detailed layout of the site.
Details specific housing designs, impacting the quality and layout of residential units.
Consultee Comments
This document discusses the proposed 40% affordable housing provision, which falls short of the required 70%. Ensuring adequate affordable housing and meeting local and national planning policies are crucial for supporting community needs and maintaining policy compliance.
Our Comments
The objection document raises several concerns regarding the proposed development:
- Environmental and Ecological Impact: Potential harm to existing trees and biodiversity.
- Archaeological Significance: Risk to Neolithic remains.
- Flood Risk and Drainage: Need for robust drainage systems to manage runoff.
- Community and Social Impact: Insufficient affordable housing and lack of comprehensive EIA.
- Public Services and Infrastructure: Impact on local footpaths and healthcare infrastructure.
- Health and Safety: Fire safety, radon protection, and land contamination management.
Other
Nothing found.
.
Planning Application Documents (Filed by Developer)
Outlines energy and sustainability measures for the development.
Details measures to promote sustainable travel, reduce traffic, and encourage the use of non-car modes of transport.
Specifies the materials to be used in construction, ensuring they meet design standards and sustainability criteria.
Consultee Comments
Nothing found.
Our Comments
The objection document argues that the proposed development does not meet the sustainability criteria outlined in Paragraph 11 of the National Planning Policy Framework (NPPF). Key points include:
- Procedural Concerns: Incomplete disclosure and lack of public awareness.
- Impact on Traffic and Access: Increased congestion and potential delays to emergency services.
- Potential Procedural Error: Failure to disclose all material considerations and omission of a comprehensive Environmental Impact Assessment (EIA).
- Conclusion: Urges rejection of the application unless substantial revisions are made.
Other
Nothing found.
.
Planning Application Documents (Filed by Developer)
Outlines developable areas, primary street alignments, and access points for vehicles, pedestrians, and cyclists. Crucial for assessing the impact on local traffic, access routes, and connectivity to existing infrastructure.
Details measures to promote sustainable travel, reduce traffic, and encourage the use of non-car modes of transport.
Outlines the proposed parking and cycling infrastructure, including the number of parking spaces and cycle sheds.
Shows the coloured layout of the proposed site, highlighting the arrangement of buildings and open spaces.
Assesses the road safety implications of the proposed development, identifying potential hazards.
Assesses facilities for non-motorised users, ensuring accessibility and safety for pedestrians, cyclists, and horse riders.
Consultee Comments
This document discusses the impact of the development on local public footpaths, specifically FP18 and FP19. Public opinion and traffic and access considerations are important to ensure that the development does not negatively impact the usability of public rights of way and maintains community support.
Our Comments
The objection document focuses on traffic and access concerns related to the proposed development. Key points include:
- Increased Traffic Congestion: The proposed solutions are insufficient, leading to potential congestion and safety hazards.
- Parking and Cycle Strategy: Insufficient parking spaces and lack of secure cycle storage, leading to on-street parking and safety issues.
- Infrastructure Deficiencies: Narrow footways and lack of street lighting pose risks for pedestrians and cyclists.
- Historical Context and Recommendations: References past concerns and the need for comprehensive traffic impact assessments.
The objection document argues that the proposed development does not meet the sustainability criteria outlined in Paragraph 11 of the National Planning Policy Framework (NPPF). Key points include:
- Procedural Concerns: Incomplete disclosure and lack of public awareness.
- Impact on Traffic and Access: Increased congestion and potential delays to emergency services.
- Potential Procedural Error: Failure to disclose all material considerations and omission of a comprehensive Environmental Impact Assessment (EIA).
- Conclusion: Urges rejection of the application unless substantial revisions are made.
Other
Nothing found.
.
Go 2 EDHC Planning Application Portal
Planning Application 55318/001: Land west of Beechlands Road, South Medstead, Alton
PREFACE
Proposal: 70 Dwellings with Vehicular Access
Case Officer: Samantha Owen
Developer: Bargate Homes
- On the map above, marked in red, you can see the plot of land that is the subject of this planning application.
- It was subjected to an EIA screening application almost at the same time as the Estate of Ashwood in 2013, and Bargate bought an option to purchase that land before the Ashwood Estate was completed.
- On the map below, marked by a blue contour line, you can see plots of land targeted by Bargate Homes (part of Vivid), Cala Homes, and Redrow Homes as part of their master plan for significant expansion of the village of Medstead.
- This is in addition to the step one of that expansion, marked in grey as the Estate of Ashwood, which they have already completed. Interestingly, one of the plots filled in blue is now added to the draft Local Development Plan 2021-2040.
The Local Draft Development Plan 2021-2040 now includes the very parcel of land that Bargate Homes promoted as part of their masterplan to significantly expand the village of Medstead, but in a way that is not considered significant.
Planning Application Documents Grouped Based on Submitters
Plus, a short description of what each of them is about.
It is a detailed map outlining various access and movement networks for the proposed development.
The key elements shown in the plan include:
- Site Boundary: The outer limits of the development area.
- Vehicular Access: Points where vehicles can enter and exit the development.
- Pedestrian Access: Entry points and pathways specifically for pedestrians.
- Cycle Access: Designated entry points and routes for cyclists.
- Primary Street: The main roads within the development.
- Secondary Street: Smaller roads branching from the primary streets.
- Shared Surface Street: Streets designed to be shared by vehicles, pedestrians, and cyclists.
- Private Drive: Access routes meant for individual properties.
- Pedestrian Link: Paths connecting different parts of the development for pedestrian use.
- Cycle Link: Paths designated for cyclist use to connect various areas.
WHAT ASPECTS SHOULD BE EVALUATED IN RELATION TO THIS DOCUMENT?…
Establishes:
Energy Efficiency: The checklist outlines proposed measures for achieving energy efficiency in the development, such as aiming for a minimum of 31% carbon reduction and integrating renewable energy technologies like air source heat pumps and photovoltaic panels.
Biodiversity: Commitment to achieving a minimum of 10% biodiversity net gain, with plans to incorporate water butts, sustainable drainage systems (SuDS), and maintain green infrastructure.
Construction Practices: Plans to consider sustainable sourcing of materials, waste management, and the potential reuse of building materials.
Weak Points:
Deferred Details: Many critical details, including specific energy efficiency measures and SuDS, are deferred to the Reserved Matters (RM) stage, which means there’s no immediate commitment to these measures.
Lack of Specific Commitments: While the document outlines intentions, it lacks specific, immediate commitments, creating uncertainty about the actual implementation and effectiveness of the proposed measures.
Potential Implementation Gaps: The success of the sustainability measures depends on detailed plans and execution at the RM stage, which might differ from the initial proposals.
WHAT ASPECTS SHOULD BE EVALUATED IN RELATION TO THIS DOCUMENT?…
Establishes:
Basic Application Information: Provides essential details about the application, including the site location, description of the proposed development (up to 70 dwellings with vehicular and pedestrian accesses, public open space, landscaping, and drainage), and the developer’s details.
Document References: Confirms the submission of various supporting documents, such as the Design and Access Statement, Services Plan, and Flood Risk Assessment.
Residential Units: Specifies the types and numbers of proposed residential units, including market and affordable housing.
Weak Points:
General Information: The application form itself does not provide detailed justifications or assessments but references other documents for comprehensive details.
Potential Gaps in Application Package: If referenced documents do not fully address key concerns, there may be gaps in the application package.
Lack of Immediate Detail: The form defers many specifics to the supporting documents, requiring thorough review of all referenced materials to get a complete understanding of the proposal (over 1k pages).
Material Consideration Explanation:
Local and National Planning Policies: The application form confirms compliance with planning policies, which is crucial for obtaining approval.
Infrastructure and Services: The details about vehicular and pedestrian accesses, public open space, and drainage impact local infrastructure and services, ensuring the development meets community needs.
Residential Amenity: Information about residential units impacts the assessment of the development’s fit within the community, considering factors like housing type, density, and mix.
WHAT ASPECTS SHOULD BE EVALUATED IN RELATION TO THIS DOCUMENT?…
Establishes:
- Procedures for monitoring tree protection, including pre-commencement meetings, site visits, and regular checks.
- Importance of involving a supervising arboriculturist to oversee protection measures.
Weak Points:
- The reliance on regular monitoring and supervision might be compromised if not strictly enforced.
- Any lapses in monitoring could lead to unauthorised damage to protected trees.
WHAT ASPECTS SHOULD BE EVALUATED IN RELATION TO THIS DOCUMENT?…
Establishes:
- Guidelines for installing new structures in RPAs while minimising root damage and soil disturbance.
- Recommends using pile, pad, or post supports for substantial structures to minimize soil excavation.
- Advises keeping existing below-ground structures to support new ones, reducing the need for new excavations.
- Provides methods to ensure water and air input under substantial structures.
Weak Points:
- Ensuring proper hand-digging techniques to avoid significant roots is essential.
- The risk of compaction and chemical contamination must be managed carefully during installation.
- The effectiveness of these methods depends on careful planning and adherence to guidelines to prevent root damage and soil compaction.
WHAT ASPECTS SHOULD BE EVALUATED IN RELATION TO THIS DOCUMENT?…
Establishes:
- Guidelines for installing or upgrading services (e.g., utilities) within RPAs to avoid damage to tree roots.
- Recommends trenchless installation methods (e.g., thrust boring) to prevent soil and root disturbance.
- Advises hand-dug trenches as a fallback when trenchless methods are not feasible, with precautions to avoid significant root damage.
- Provides methods to protect exposed roots during installation, such as using hessian for temporary protection.
Weak Points:
- Ensuring proper installation techniques to prevent root damage is critical.
- The effectiveness of trenchless and hand-dug methods relies on careful execution and supervision by an arboriculturist.
- Backfilled material around excavated services must be managed to maintain permeability and avoid compaction.
WHAT ASPECTS SHOULD BE EVALUATED IN RELATION TO THIS DOCUMENT?…
Establishes:
- Guidelines for conducting landscaping activities within RPAs without causing harm to trees.
- Emphasis on minimising soil disturbance and protecting root systems.
Weak Points:
- Landscaping activities have a high potential for causing unintended damage if not carefully managed.
- Ensuring all landscaping works are supervised and comply with arboricultural guidelines.
WHAT ASPECTS SHOULD BE EVALUATED IN RELATION TO THIS DOCUMENT?…
Establishes:
- Specifications for installing temporary protective fencing around tree root protection areas (RPAs).
- Importance of keeping fencing in place throughout construction activities.
Weak Points:
- Potential for unauthorised removal or alteration of fencing without proper supervision.
- Regular maintenance and checks are crucial to ensure the fencing remains effective.
WHAT ASPECTS SHOULD BE EVALUATED IN RELATION TO THIS DOCUMENT?…
Establishes:
- Methods for protecting the ground and tree root systems from compaction and damage during construction.
- Use of various materials and techniques to maintain soil integrity and support tree health.
Weak Points:
- Effectiveness depends on proper installation and maintenance of ground protection measures.
- Risk of soil compaction if ground protection is not adequately implemented.
WHAT ASPECTS SHOULD BE EVALUATED IN RELATION TO THIS DOCUMENT?…
Establishes:
- Measures to prevent contamination of RPAs from pollutants such as cement, chemicals, and vehicle washings.
- Importance of implementing pollution control measures to avoid root damage and soil contamination.
Weak Points:
- Risk of pollution control measures being insufficient or not properly maintained.
- Any spills or contamination incidents could have significant long-term impacts on tree health.
WHAT ASPECTS SHOULD BE EVALUATED IN RELATION TO THIS DOCUMENT?…
Establishes:
- Precautions to prevent damage to tree branches and trunks from cranes and piling rigs.
- Use of banksmen and facilitation pruning to avoid contact with trees.
Weak Points:
- Potential for human error or inadequate supervision leading to accidental damage.
- Ensuring all operatives are properly trained and briefed on tree protection protocols.
WHAT ASPECTS SHOULD BE EVALUATED IN RELATION TO THIS DOCUMENT?…
Establishes:
- Height restrictions for vehicles and equipment to prevent damage to low tree branches.
- Use of height restriction bars and careful planning of access routes.
Weak Points:
- Risk of vehicles exceeding height restrictions and causing damage.
- Proper enforcement and monitoring are crucial to prevent accidental impacts.
WHAT ASPECTS SHOULD BE EVALUATED IN RELATION TO THIS DOCUMENT?…
Establishes:
- Guidelines for conducting excavation within RPAs to minimize damage to tree roots.
- Recommends the use of hand tools or compressed air soil displacement to avoid mechanical excavation.
- Specifies that roots over 2.5 cm in diameter should only be cut with the approval of the supervising arboriculturist.
- Protects exposed roots from drying out and temperature extremes using dampened hessian or similar coverings.
Weak Points:
- The success of these measures heavily relies on strict adherence to guidelines and supervision.
- Unauthorised or improper excavation practices could lead to significant damage to tree roots and compromise tree health.
WHAT ASPECTS SHOULD BE EVALUATED IN RELATION TO THIS DOCUMENT?…
Establishes:
- Procedures for safely removing surfacing and structures within RPAs without causing damage to roots.
- Emphasises the importance of manual removal using appropriate tools and the use of machinery only from outside the RPAs.
- Highlights the potential need to leave below-ground structures in place to avoid excessive disturbance.
Weak Points:
- Risks associated with unauthorized removal or improper handling, leading to potential root damage.
- Effective monitoring and compliance are critical to ensure the protection of roots during these activities.
WHAT ASPECTS SHOULD BE EVALUATED IN RELATION TO THIS DOCUMENT?…
Establishes:
- Guidelines for installing new surfacing or upgrading existing surfacing in RPAs while minimising root damage.
- Recommends the use of three-dimensional cellular confinement systems filled with washed stone to distribute loads and avoid soil compaction.
- Advises against conventional surfacing installation methods that require excavation and compacting a supporting sub-base.
- Provides options for edge retention that do not involve significant soil disturbance.
Weak Points:
- Ensuring proper installation techniques and avoiding conventional methods that could damage roots is essential.
- The effectiveness of proposed solutions depends on careful planning and execution to prevent compaction and maintain permeability.
WHAT ASPECTS SHOULD BE EVALUATED IN RELATION TO THIS DOCUMENT?…
Establishes:
- The necessity of protecting trees during construction to comply with environmental standards and regulations.
- The potential impacts on trees and mitigation strategies to ensure minimal damage to the existing landscape.
Weak Points:
- The effectiveness of mitigation measures might be questioned, especially if past attempts have shown inadequate results.
- Implementation and adherence to these measures need thorough monitoring to ensure compliance.
WHAT ASPECTS SHOULD BE EVALUATED IN RELATION TO THIS DOCUMENT?…
Key Points:
- The site has archaeological potential due to its proximity to Romano-British and prehistoric remains.
- Baseline research indicates low potential for significant archaeological remains.
- Four Grade II listed buildings within 1km of the site, no scheduled monuments within the study area.
- Field observations revealed no significant archaeological features.
- Previous fieldwork in the vicinity found limited archaeological features, primarily of prehistoric and post-medieval periods.
Summary:
The archaeological assessment suggests that while there is some potential for archaeological remains, the significance is likely low. The proposed development includes measures for archaeological mitigation to assess and record any deposits found during construction.
Weak Points:
- Limited archaeological fieldwork on-site could mean unexpected finds during construction, potentially causing delays.
- The presence of nearby listed buildings necessitates careful consideration to avoid impact on their settings.
WHAT ASPECTS SHOULD BE EVALUATED IN RELATION TO THIS DOCUMENT?…
This plan serves as a comprehensive guide for planners, developers, and stakeholders, ensuring that the development respects existing natural features and infrastructure while capitalising on opportunities to enhance the site’s environmental and social value.
Weak Points:
- Potential Overlook of Smaller Ecological Features:
- The focus may primarily be on major ecological features (e.g., Category A and B trees), potentially overlooking smaller but still significant ecological components.
2. Risk of Inadequate Buffer Zones:
- The suggested buffer zones might not be sufficient in all areas to protect sensitive ecological zones from construction impact.
3. Limited Detail on Soil and Water Management:
- The plan might lack comprehensive details on managing soil erosion and water runoff, especially in areas marked as low surface water flood risk zones.
4. Potential Public Access Challenges:
- While public rights of way and footpaths are indicated, there may be challenges in ensuring these are adequately accessible during all phases of development.
5. Integration of Proposed and Existing Infrastructure:
- The plan may not fully address how new infrastructure will integrate with existing systems, particularly concerning utilities and roadways.
WHAT ASPECTS SHOULD BE EVALUATED IN RELATION TO THIS DOCUMENT?…
Establishes:
Outline Application Submission: Provides a summary of the outline planning application for up to 70 dwellings, including details about vehicular and pedestrian accesses, public open space, landscaping, and drainage.
Referenced Documents: Lists the documents and plans submitted as part of the application package, including transport assessment, ecological impact assessment, flood risk assessment, and more…
Weak Points:
General Information: The letter primarily provides an overview without detailed justifications or specific data. It refers to other documents for comprehensive details.
Potential for Overlooked Concerns: If the referenced documents do not fully address key concerns, there may be gaps in the application package.
WHAT ASPECTS SHOULD BE EVALUATED IN RELATION TO THIS DOCUMENT?…
Establishes:
Describes the proposed development, including design principles, access, and landscaping.
Provides a framework for sustainable high-quality development.
Incorporates pedestrian and vehicular access, emphasizing connectivity and sustainability.
Weak Points:
The proposed development includes two-storey houses, which may not align with the existing bungalow-style houses on Beechlands Road, potentially impacting local character.
Claims of sustainability and design quality may not fully address practical issues such as drainage and traffic impact.
WHAT ASPECTS SHOULD BE EVALUATED IN RELATION TO THIS DOCUMENT?…
Key Features:
- Boundaries: The red outline indicates the site boundary.
- Parcels: Different areas within the site boundary, indicating various uses.
- Infrastructure: Roads, paths, and other infrastructure elements within the development area.
WHAT ASPECTS SHOULD BE EVALUATED IN RELATION TO THIS DOCUMENT?…
Key Points:
Surveys conducted between 2018 and 2024, including habitat and species-specific surveys. Identified 25 Important Ecological Features (IEFs), including habitats and species of local and regional importance. Recommendations include habitat protection, creation of wildlife corridors, and mitigation measures for light and noise pollution.
Summary:
The ecological impact assessment highlights the need for careful planning to protect local wildlife. Recommendations focus on minimising disturbance to habitats and implementing strategies to enhance biodiversity.
Weak Points:
- Some data, including tube tests, are from 2018, raising concerns about their current relevance and accuracy.
- Potential biases in survey methods and interpretations to favour the developer’s outcomes.
- Mitigation measures may be optimistic and require thorough verification.
WHAT ASPECTS SHOULD BE EVALUATED IN RELATION TO THIS DOCUMENT?…
Establishes:
Detailed existing layout of the site, including topography and vegetation.
Weak Points:
- Potential impact on existing natural features and vegetation.
- The layout may not account for the existing drainage and flood risks adequately.
WHAT ASPECTS SHOULD BE EVALUATED IN RELATION TO THIS DOCUMENT?…
Key Points:
- The site is within Flood Zone 1, indicating low flood risk.
- Surface water runoff and drainage are critical considerations.
- Recommendations for detailed drainage plans and site-specific infiltration tests.
Summary:
The flood risk assessment indicates low overall flood risk but emphasises the importance of managing surface water runoff through comprehensive drainage solutions.
Weak Points:
1. Scope of the Flood Risk Assessment
- Insufficient Coverage: The current assessment may not fully address the broader hydrological impacts on lower-lying areas such as Beechlands Road and Red Hill, and Lymington Bottom.
- Lack of Cumulative Impact Analysis: The study may not adequately consider the cumulative impact of both the existing and proposed developments on downstream locations.
2. Historical Context and Previous Developments
- Lack of Full Environmental Impact Assessment (EIA): Previous developments in the rural area did not undergo a comprehensive EIA, leading to unaddressed flood risks and environmental impacts.
- Omissions in Historical Data Review: The assessment may not thoroughly incorporate historical flood data and local knowledge, which are crucial for understanding the current flood risks.
3. Detailed Drainage Plans and Testing
- Lack of Detailed Drainage Plans and Infiltration Tests: The absence of detailed drainage plans and infiltration tests at this stage could delay the project if required later.
4. Effectiveness of Drainage Solutions
- Ensuring Effective Drainage Solutions: The effectiveness of the proposed drainage solutions in preventing any increase in flood risk to surrounding areas must be ensured.
5. Existing Flooding Issues
- Exacerbation of Existing Flooding Issues: The development may exacerbate existing flooding issues at the Beechlands Road and Red Hill junction, potentially making the situation worse for residents.
- Previous Mitigation Efforts: The Beechlands Road and Red Hill junction, which is lower than the already delivered estate and the proposed one, often floods. Previous road fixes by the developer have not resolved the issue.
WHAT ASPECTS SHOULD BE EVALUATED IN RELATION TO THIS DOCUMENT?…
Disclaimer
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The document uses Paragraph 11 to argue for the approval of new housing developments unless adverse impacts significantly outweigh the benefits.
Disclaimer
The plan includes:
- Proposed Site Boundary:
- Delineates the boundaries of the development site.
- Existing Vegetation:
- Shows existing trees and hedgerows that will be enhanced as part of the development.
- Proposed Plantings:
- Native Hedgerows: New hedgerows using native species.
- Native Hedgerow Trees: Planting of trees within the hedgerows.
- Native Shrubs: Planting of various native shrubs.
- Street Trees: Trees planted along the streets within the development.
- Ornamental Shrub Planting: Decorative shrubs planted throughout the development.
- Grassland Areas:
- Amenity Grassland: Grassy areas for general use and recreation.
- Species Rich Grassland: Grassland areas with a variety of plant species to enhance biodiversity.
- Amenities and Pathways:
- Benches: Placement of benches throughout the development for seating.
- Play Area: Designated areas for children’s play.
- Hoggin Path: Paths made from a compacted mixture of gravel, sand, and clay.
Weak Points:
Ratio of Natural to Developed Land:
- The ratio of natural to developed land may not be sufficient to achieve the intended mitigation measures. The proposed landscape features may not adequately compensate for the loss of natural land, leading to a net negative impact on local biodiversity and ecosystem services.
Effectiveness of Mitigation Measures:
- The proposed mitigation measures, such as planting native species and creating grasslands, might not be sufficient to offset the environmental impact of the development. Detailed impact assessments and more robust mitigation strategies may be required to truly compensate for the loss of natural habitats.
Impact on Local Hydrology:
- The introduction of new planting areas and changes in land use could alter local hydrology. The plan does not detail how these changes might affect water runoff, drainage, or local water bodies.
WHAT ASPECTS SHOULD BE EVALUATED IN RELATION TO THIS DOCUMENT?…
Disclaimer
Disclaimer
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- Relevance: Focuses on healthcare infrastructure capacity.
- Sufficiency: Adequate for initial assessment but highlights the need for reassessment if additional developments impact capacity.
This objection focuses on the inadequacies of the consultation process and the developer’s attempt to control the narrative, which undermine the transparency and effectiveness of the planning application process.
To strengthen my objection to the outline planning application, I emphasise that this application, presented as a Paragraph 11 application based on the Pegasus documentation, requires the level of detail provided by a full planning application. The developers appear to be pushing for approval based on Paragraph 11, but without the necessary details to ensure compliance with sustainability requirements, this application should not proceed in its current outline form.
I urge the planning authority to consider these points and require a full planning application that provides comprehensive details and assessments. This approach will ensure that all potential impacts are thoroughly evaluated and that the development aligns with the principles of sustainable rural growth.
Questions the deliverability and sustainability of the project due to outdated data, insufficient flood risk measures, and inaccurate housing supply figures. Raises concerns about the strain on infrastructure and services, and the lack of community trust and engagement. Urges a thorough review and potential independent audit of the planning application procedures.
Cites significant biodiversity net loss, insufficient mitigation measures, and potential adverse effects on local wildlife. Emphasises the cumulative impact with previous developments and inadequate consideration of in-combination effects, urging the council to address these issues before proceeding.
Focuses on the negative impacts on residential amenity, including mental health and well-being, noise pollution, and air quality. Highlights the community disruption caused by continuous construction and the lack of transparency in public consultation processes.
Addresses outdated traffic data, insufficient survey methods, and inadequate mitigation measures. Raises concerns about existing flooding problems, exacerbation of flood risks, and lack of detailed flood risk mitigation plans. Also discusses the strain on local infrastructure and risks to safety and accessibility.
Highlights inadequate and biased community consultation, lack of transparency, and superficial responses to community concerns. Emphasises that the public’s trust has been eroded due to manipulated feedback and fear of voicing opinions, urging the council to reject the application.
This document argues that the proposed development does not meet sustainability criteria required by Paragraph 11 of the NPPF. It urges the council to reject the application unless substantial revisions are made to address critical concerns comprehensively. Issues raised include procedural errors, potential procedural errors, and impacts on traffic and access.
Planning Application Documents Grouped Based on Material Planning Considerations
Go 2 EDHC Planning Application Portal
