Blueprint Briefing - Interim update, May 2011 - TrustNews June 11
Last year the present government introduced the concept of 'Localism' with the intention that decisions concerning the extent and location of development should be taken locally rather than directed by central government via 'Regional Spatial Strategies', and this change is expected to become law before the end of the year. In the intervening period local government was required to re-consult the public on their draft 'Core Strategy' of the new 'Local Plan' for the District which is required of them. With very little time in which to do this, the City Council devised a clever consultation process that they called 'Blueprint'. This invited all the parish councils and (for unparished Winchester) various representative organisations such as the Trust to respond to how they would like to see local strategy written.
Following the combined formal Response by CWT, WinACC & WACA, there have been follow-up meetings when innumerable issues have been discussed between ourselves and with both officers and councillors, but it seems to us that all issues are secondary to the single issue of whether when and how the population of Winchester Town should be increased. This does not mean that the other issues are any less important but that their solutions can follow, or are dependent on, a decision about this fundamental and very contentious question of growth.
We might wish it otherwise, but there is no point at this stage in discussing the factors affecting growth that could only be altered by central government legislation. These include the present lack of any protected status for this unique cathedral city and its setting, and the way in which 'affordable' housing can only be acquired on the back of market-value housing, so that 40 houses for those who need them require the planners to first permit 60 for those who merely want them. We must all (our City Council included) press the government to find another way, but even if this were ever to happen, the planners cannot wait. The adoption of a new Core Strategy is urgent if Winchester is not to suffer ad hoc development, and the deadline is the end of this year.
Similarly, there is no point in discussing what might have been; we must go on from where we are now. So here are some questions that face us, and our current answers.
Does Winchester Town need more affordable housing?
On the basis of the available evidence it certainly does, and is falling ever shorter in satisfying the forecast need year by year. Barton Farm, if allowed by the Inspector/ Minister, would solve the problem for a while, but unless things change, not for very long. If Barton Farm is not allowed, the need will become increasingly acute.
Is there an alternative to enlarging the population of the town?
Now that we have Localism no other settlement can be obliged to take Winchester's overspill as might have been the case with top-down planning. And, of course, Winchester cannot be obliged to absorb anyone else's need, although, as we have seen, we are to some extent forced by the national affordable-housing policy to absorb other people's desire to live here.
How great is the housing need?
We believe that, although very considerable, housing need may be over-stated for various reasons and we are asking the Local Authority to re-assess need by category before committing to the present figures.
What options are there for accommodating housing need?
When the presently suspended Core Strategy was first put out to consultation, only two options were offered: confine growth within the present urban boundary, or accept a step-change that necessitated greenfield development around the urban periphery. The choice seemed to be to cram the City to its detriment, or encroach on the setting. A third option appeared to be emerging: to increase the density of the City to the maximum acceptable extent with a lesser degree of peripheral development. If it can be well-managed and well-designed, this is still our preferred option.
Is there any other option?
Theoretically yes, it might be possible to set a limit to growth at some level. But we are told this would result in a privileged, ageing population, and a dying city. This might not necessarily have to be so; indeed, unless it is accepted that over the course of time Winchester will spread to join the neighbouring villages, some such policy will have to be adopted. So why not face up to it now? Not everyone who would like to live in any particular place may do so; this is why green belt and other landscape protection policies have been adopted nationally. We do not believe this fourth option can be applied right now, but we do believe there must be a limit to the growth of the City. So we shall ask that the Core Strategy should include provision for a limitation policy.
What conditions should be applied to growth in the revised Core Strategy?
We are asking that the following be done first:
- Reassess housing need (as opposed to want) in an order of priority;
- Investigate climate change impacts for all options;
- Assess the impact on historic character and setting for all options based on the Winchester and its Setting report;
- Investigate the relationship between economic growth and related inward migration;
- Progress the review of the Vision for Winchester with the Town Forum.
And we are asking that the following are included in core strategy policies:
- Filling empty properties;
- Building new housing as a first priority within the existing settlements, incorporating transport improvements and good access to schools, shops and employment, using public transport, cycling and/or walking;
- High density infill wherever possible without destruction of desirable neighbourhood characteristics;
- Building on inner city car parks and other potentially redundant sites;
- Greenfield site allocation to be the subject of a conceptual framework or neighbourhood plan;
- Restricting new multi-dwelling development to high-density terrace/semi-detached housing and flats;
- Incorporation of a good design requirement;
- A policy for an eventual limit to growth.
We shall report to you again when we have the City Council's reaction.