THE SURREY DEBATE 2019 HOUSING IN SURREY: HOW CAN WE SQUEEZE IT IN? 18 SEPTEMBER 2019
WELCOME HUGO BLACK CLA, BREC CHAIRMAN
INTRODUCTION LUKE WEST, PARTNER, SMITH & WILLIAMSON
ANDREW SHIRLEY CHIEF SURVEYOR, CLA
ROLE OF LANDOWNERS 1. Historically house builders in the community 2. Now residential landlords, but more are being approached for new build 3. Employment providers 4. Place shapers Can/should we revitalise our role as house builders? And shift from imposition of housing on a community to meeting a real need
Questions to the asked/answered Housing surveys – ageing population? The young? Affordability? 1. 2. Break link with transport and services 3. Innovative solutions 4. What defines a community are there links between them 5. What do we want to see?
GREEN BELT (1947) 1. Prevent Urban Sprawl 2. Stop coalescence of settlements 3. Safeguarding the countryside 4. Setting and character of historic towns 5. Urban regeneration It is a planning policy, not a landscape or environmental designation
FUTURE CONSIDERATIONS 1. Is it fit for purpose [eroded from the inside, expanded on the outside but leap frogged] 2. Roll of transport hubs 3. Affordable housing and community needs [NPPF 145(f)] 4. Diversification 5. Changes of use of land [NPPF 146(e)] 6. Class Q
SARAH JANE CHIMBWANDIRA CEO OF SURREY WILDLIFE TRUST
Recovering Surrey’s Nature
Provisioning Services Regulating Services Cultural Services Nature Recovery Networks – nature based solutions Ecosystem Services Supporting Services (Natural Capital)
Policy & Legislative Overview for delivering a Convention on Nature Recovery Network Biological Diversity 1992 EU • Habitats Regulations Biodiversity 2010 Strategy UK • Biodiversity 2020 Biodiversity • National Planning Policy Framework • Making Space for Nature – Lawton Strategy 25 Year • Agriculture Bill • Environment Bill Environment Plan • Net Gain
Net Gain Potential • Area of development requiring offsets over next 5 years - 739ha • Area of habitat restoration/creation to achieve no net loss - 1,059ha and 84km hedgerow • This would generate £1.6M funding for conservation
Biodiversity Net Gain “ A structured, measurable approach to compensating for adverse biodiversity impacts from development, achieved as significant & genuine habitat enhancements, after all best attempts to minimise impacts through avoidance and mitigation have been exhausted .” “Biodiversity Net Gain is an approach to development that leaves biodiversity in a better state than before” (CIEEM). ... values Biodiversity in ‘units’ as a product of the extent, rarity and condition of habitats compensates for loss in units on a like-for-like basis to the same value plus an uplift (= ‘gain’) presumption that compensation to take place on-site or as close as possible (ie . ‘locally’); only beyond this when necessary...
National Planning Policy Framework 2018 Chapter 15. Conserving & enhancing the natural environment : 170. Planning policies & decisions should contribute to and enhance the natural and local environment by: ‘ minimising impacts on and providing net gains for biodiversity, including by establishing coherent ecological networks that are more resilient to current and future pressures ’ 171. Plans should: ‘.. take a strategic approach to maintaining and enhancing networks of habitats and green infrastructure; and plan for the enhancement of natural capital at a catchment or landscape scale across local authority boundaries ’ 174 . To protect and enhance biodiversity and geodiversity, plans should: ‘.. Identify, map and safeguard components of local wildlife -rich habitats and wider ecological networks, including the hierarchy of international, national and locally designated sites of importance for biodiversity; wildlife corridors and stepping stones that connect them; and areas identified by local partnerships for habitat management, enhancement, restoration or creation; and promote the conservation, restoration and re-creation of priority habitats, ecological networks and the protection and recovery of priority species; and identify and pursue opportunities for securing measurable net gains for biodiversity.’
Priest Hill , Ewell - a case-study in Net Gain site originally worth c.195 Biodiversity Units – this has been more than doubled
TOM FYANS DEPUTY CHIEF EXECUTIVE, CPRE
CPRE A thriving beautiful countryside valued and enjoyed by all
PEOPLE’S ENGAGEMENT WITH NATURE • 89% say spending time outdoors important • Health and exercise most common reason • 90% concerned about environmental damage
SURREY’S NATURAL ENVIRONMENT • Most heavily wooded county in England • Surrey Hills & High Weald AONBs • 70% Green Belt
SURREY’S HOUSING CHALLENGE • Lack of affordable housing • High & unrealistic housing targets • Highly constrained by designation
WHAT HOUSING IS REQUIRED? • Need not demand • More social housing • More small scale developments
WHERE SHOULD IT GO? • Brownfield First • Public land First? • Rural Exception sites
WHAT DO WE WANT? • More funding for rural social housing • Respect for Environmental constraints • Land value reform
DAVID LOCK FOUNDER AND STRATEGIC PLANNING ADVISER, DAVID LOCK ASSOCIATES
COUNTRY LANDOWNERS ASSOCIATION: THE 2019 SURREY DEBATE Seasons Café, Guildford Cathedral, 18 September 2019 HOUSING IN SURREY: HOW CAN WE SQUEEZE IT IN? A Perspective in Seven Minutes David Lock CBE MRTPI Strategic Planning Adviser and founder, David Lock Associates (planners and urban designers); Vice President, Town and Country Planning Association; Board member, Ebbsfleet Development Corporation 2014 -2018
REGIONAL PLANNING PRACTICE Draft revised RPG9, December 2000
RPG9 Core Strategy March 2001
Wisley Airfield (dis ) Gosden Hill Farm Slyfield Blackwell Farm Ash & Tongham Guildford BC Adopted Plan: the 5 strategic sites, October 2019
Redhill Aerodrome location cross border Tandridge, and Reigate & Banstead, Surrey: Garden City proposal
NOW CHOOSE…. 1. PRIVATE DEVELOPMENT COMPANY 2. LOCAL AUTHORITY DIRECT DEVELOPMENT 3. PUBLIC/PRIVATE JOINT VENTURE 4. NEW TOWN DEVELOPMENT CORPORATION a) Created and controlled by the Government b) New Form: Created by the Government at local authorities’ request, and controlled by those local authorities
PROMOTE IT OR BE OVERLOOKED MAKE NO LITTLE PLANS DON’T BE GREEDY or in defensive mode: CAMPAIGN FOR STRATEGIC GROWTH PLANS The baby was thrown out with the bathwater
dlock@davidlock.com 50 North Thirteenth St, Central Milton Keynes, MK9 3BP, UK
DELIVERY OF STRATEGIC DEVELOPMENT THROUGH PLANNING PROCESSES Voluntary Joint Plan or larger than local strategy? Local Plan(s) Allocation Development Framework SPD (can be superfluous) Outline Application for whole Infrastructure Applics Detailed Applics Construction
Q&A
CHAIRMAN’S SUMMARY LUKE WEST, SMITH & WILLIAMSON
FUTURE EVENTS Last chance to secure around £1 million of Renewable Heat Incentive (RHI) 3 October 2019 – Reigate, Surrey Forestry Conference – “Supplying more than timber” 9 October 2019 – Newbury Racecourse, Berkshire Tourism Conference 15 October 2019 – Stoke Place, Buckinghamshire Please visit www.cla.org.uk or call 01264 313 434 for further information.
THANK YOU CLA South East Andover Hampshire T: 01264 313434 E:southeast@cla.org.uk www.cla.org.uk
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