Planning Appraisal Group - TrustNews Dec 19
In the past three months our panels have reviewed 102 applications, although very recently we have seen a sharp decline in the number of applications coming through. Some of those reviewed were of course for very minor alterations, for small changes to previously granted permission or for signage, such as that for the Theatre Royal where we asked them to simplify what they were proposing. Another application to which we objected was for a further extension to the so-called temporary Vodafone mast at the junction between Bereweeke Road and Andover Road (first submitted in 2015). We felt that a more permanent solution, with proper landscaping should be found. However permission was in the event granted for a further 12 month extension. The planning application for Prospect House (the old Station Master’s House) on Magdalen Hill has been refused.
We also objected to applications for HMOs or increases in the number of occupants of existing HMOs. Our view is that there is still a need for a proper student housing policy including the need to estimate the number of places required in purpose built student housing. An assessment of student housing numbers is now required as a separate item to be included in the new Local Plan so we hope that this might be addressed. Student housing developments are attractive because they do not have to meet the same standards as would be required for residential accommodation. It becomes an issue if the student accommodation cannot be filled by students. There was recently a request (allowed) from the developers of a property on Sparkford Road to allow their property to be used temporarily (until next September 2020) by young professionals since the accommodation was not ready in time for the beginning of term this Autumn. We hope this does not become a pattern but are concerned because the rents charged for some of this accommodation are such that often only overseas students can afford it.
One item which came out of a question raised at a planning committee meeting was the fact that Natural England published a document in June 2019 with a requirement that all new development in the Solent region be able to demonstrate nitrate neutrality. This was thought likely to impact all planning applications for residential development in the Partnership for Urban South Hampshire (PUSH) area, including Fareham, Gosport, Havant, East Hampshire and Portsmouth. Confusion on this issue is affecting Winchester‘s local plan because of a European Court of Justice ruling concerning the impact of nutrients on EU designated conservation sites (of which there are many along the Solent), the uncertainties of Brexit and conflicting advice from the Environment Agency. Natural England have produced a ‘working draft’ methodology for developers to calculate the nitrogen budget of their development and determine whether the nitrogen load is expected to increase. Unclarity on this issue and the halting of planning application approvals in some areas (Portsmouth, Havant and along the Test Valley) is causing problems for some small developers. In any case it seems that a Habitat Regulations Assessment will have to be part of the Local Plan.
We have recently started to keep track of the number of trees (either TPC or TPO) for which permission to fell has been granted. So far we have noted 10. In the majority of these cases it was not clear that there would be replacement planting. WCC agrees that replanting wherever possible should be encouraged because trees make a positive contribution to the character of Winchester and also, in light of the declaration of a climate emergency, it has to be acknowledged that tree planting in appropriate locations helps to mitigate carbon dioxide emissions, improves water retention and creates the shade needed during hot weather.
Members and Public Comments
The Trust welcomes informative comments from local people, but must avoid being influenced by vested interests or personal matters. Individuals who believe their interests are being threatened by proposed schemes are advised to contact their Ward Councillors, who have more influence over such matters. If you would like to see details of Trust objections to planning applications and their fate, please go to the monthly PAG reports on our website.