Development Control - TrustNews Feb 02
It seems that the perils evident now, at the beginning of 2002, will be with us for the rest of the year - and, unfortunately, probably for much longer.
This could be said to be the Time of the Developer, for not only has it been decided that Hampshire and other south-eastern counties should accommodate many additional people, but also that Urban Capacity Reports should be produced in support of emerging Local Plans. It now seems the effect of these instructions is to be compounded by a further proposal that our local authorities should be relieved of the responsibility of deciding whether new developments in the area are desirable, apparently to "make the system work better for business", according to Lord Falconer, Minister for Housing, Planning and Regeneration. Never mind whether this would be better for business - what about Winchester and other similar towns?
It seems unlikely that the consequences were ever considered when the Urban Capacity Reports were proposed. We understand the aim of these studies was to show the sites on which development would be possible, rather than where it is either desirable or acceptable. It is unfortunate that in Winchester neither the developers nor their agents appear to have appreciated this, perhaps because it wasn't made clear in the report. As a result, many Wintonians have received letters stating that their land had been highlighted on the map accompanying the letter "because it is the Council's view that the land is likely and available to be developed within the next 10 years". This was not the impression the Council intended to give, even though it is keen to accommodate as many extra people as possible throughout the city in accordance with the directions of PPG3 (Planning Policy Guidance Note 3: Housing). This is a policy the Trust agrees with in general terms, but only when it is applied with skill and forethought as outlined in the Vision document and summarised in the Policy Chairman's report.
The Development Control panels have consequently been faced with many schemes incorporating the mantra of increased density within Winchester's boundaries. These range from one or two dwellings in gardens described as "gold mines' by local estate agents and schemes on back land plots acquired by buying adjoining portions of long rear gardens, to sizeable development on large sites such as Salters on Salters Lane, and Chilbolton Court on the corner of Sarum Road and Chilbolton Avenue. It is easy to see that schemes of the size of the last two will have a considerable effect on the infrastructure of their surrounding areas, but when several small- to middle-sized schemes by different developers are proposed in a neighbourhood, it is less easy to appreciate what their cumulative effect will be. This is because, having been made in separate applications, they will be considered individually and, unless there is an overall brief for development in the area, the peripheral complications that could arise will not necessarily be considered.
Having made large investments acquiring the land, developers want to proceed without delay, so that we are almost under siege, for no sooner has one proposal been seen and perhaps refused, than an amended scheme takes its place, or another development is proposed nearby. The Planners have to cope with this situation throughout the District, and they must feel somewhat like Hercules trying to cut off the hydra's nine heads: as fast as they deal with one scheme, two more spring into existence.
This constant running from behind and making decisions on such an ad hoc basis does not bode well for the future. There are already signs that in some areas the characteristics that make them special are being whittled away, and there is no evidence of there being any strategy for coping with this flood of proposed developments. It is essential that this influx should follow guidance based on what is good for Winchester, and not be solely developer-led, as at present.
Developers build their schemes and move on, but we are left trying to cope with the damage that has been done to the character of our City.