Crondall Neighbourhood Plan Ref.: CRON-PL-NHP-0018 Issue: 2.0 Target Numbers Confirmation Date: 20th Feb 2018

Crondall NP Target Numbers Confirmation

1. Executive Summary The target set by Hart for the Crondall Neighbourhood Plan (NP) on the 9th February 2017 was for 66 new houses over the plan period of 2016 to 2032. However, the New Hart (Reg 19) Draft local Plan1 does not give a target for Crondall and leaves it to the Neighbourhood Plan. We plan to continue with the NP close to this number. Our Housing and Economic Needs Assessment indicates that this is correct. Since the work on the neighbourhood plan started on the 21st June 2016, 10 additional dwellings have been approved and 1 more (potential) dwelling has been validated by Hart which has a reasonable probability of approval. 4 more were granted in May 2016 which count in Hart’s planning year which starts on 1st April 2016, making 15 in the planned period. The historic Windfall build rate in Crondall Parish (2001 – 2017) is: 2.0yr (excluding garden sites). Hence over the remaining plan period (2018 – 2032), excluding the first 2 years a total of 28 might be expected. However as these are not certain, only 57% of this figure is assumed, giving a windfall allowance of 12. The resulting total to be planned as identified development sites is therefore: 66-15-12 = 39.

Figure 1-1. Summary of dates and key figures

Motion: Council is asked to agree that the NPWG proceed on the basis of a planned development total of 40-45 with other assumptions and allowances as defined in this paper.

1 Hart Cabinet of 2 Jan 2018 and ratified by full Council 0n 6 Jan 2018

Crondall Parish Council Page 1 of 6

Crondall Neighbourhood Plan Ref.: CRON-PL-NHP-0018 Issue: 2.0 Target Numbers Confirmation Date: 20th Feb 2018

2. Why Define a Target? The Neighbourhood Plan is required to be in “general conformity” with the Strategic Policies2 of the Hart Local Plan. Without a specific number assigned by the Local Plan, Crondall needs to return to NPPF principles to define and justify a development target for the Parish. By having defined “sites” Crondall achieves some measure of protection against further development being imposed by Hart as the 2 plans are required to be complementary. Hart could still decide at some future date to impose additional development targets, but such action could be strongly challenged based on the agreed direction in the Crondall NP and is therefore seen as highly unlikely. The existence of defined sites in the Crondall NP makes it much harder for Hart to justify additional development load. It’s not a guarantee (nothing will provide that), but a stronger negotiating position. The Local Authority is required to support the Neighbourhood Plan process taking a “proactive and positive approach, working collaboratively with a qualifying body”. Arbitrary assignment of additional housing to an NP area without comparison with other sustainable alternatives would struggle to show due process. By retaining the original target assigned by Hart, Crondall demonstrates a strong commitment to the principles of sustainable development that are strongly endorsed by central government. These views are reflected in the attitudes of Inspectors at Appeals and Plan Examinations. Thus, Crondall would be viewed as doing the correct and expected actions that Inspectors would seek to endorse. The recent consultation by government on housing targets and methods3 included (para 99) a formula-based approach for housing allocation in proportion to housing numbers. The new Neighbourhood Planning Act 2017 includes provision to strengthen the standing of NPs while allowing local authorities to make necessary changes in their strategic direction, hence the bar to change to a NP is considerably raised and local authorities will probably seek easier areas in which to add additional dwellings. In Hart this is most likely to be the “ search area”, although any prediction on planning targets and government policy more than a few years into the future is fraught with difficulty! The overall targets can be mitigated by the assessment of Windfall expectations (based on historic rates). The validity of such assumptions can also be underpinned by “possible” sites that fall within existing Hart polices and would not be curtailed by the NP. Overall it is better to have a “reasonable” target than none and the basis for justifying the numbers herein has been informally tested at Hart who agreed it in principle.

3. Key Dates The following key dates are defined for the purposes of calculation: - • Working Group formed and work started on the Neighbourhood Plan 21st June 2016 • Crondall Neighbourhood Plan Area approved by Hart Cabinet: 1st Sept 2016 • Hart Cabinet paper proposed 66 new houses including windfalls. 9th Feb 2017 • List of NP Sites frozen for Site Assessment Consultation 24th July 2017 • Hart new Draft Local Plan approved at Cabinet 6th Jan 2018 • Crondall Neighbourhood Plan including draft site assessment 9th Jan 2018 • Crondall Neighbourhood Plan “Made” date is estimated as Dec 2018 assuming the consultation and referendum processes proceed as planned

2 https://www.gov.uk/guidance/local-plans--2 Paragraph: 013 Reference ID: 12-013-2070728, Revision date: 28 07 2017 3Planning for the right homes in the right places: consultation proposals (closed Nov 2017)

Crondall Parish Council Page 2 of 6

Crondall Neighbourhood Plan Ref.: CRON-PL-NHP-0018 Issue: 2.0 Target Numbers Confirmation Date: 20th Feb 2018

4. Hart Requirement Hart Reg 18 Draft Local Plan (April 2017): Identifies Crondall’s target as 66 in Para 112 Hart Reg 19 New Draft Local Plan January 2018 does not set a specific target for Crondall Parish and leaves it to the Neighbourhood Plan to propose the number of sites to be developed. It has established a 16-year time frame of 1st April 2016 to 2032 with a plan for 6,346 new homes.

5. Locally Calculated OAHN The Crondall Housing and Economic Needs Assessment Paper proposed at total of 50 to 60 new dwellings over the next 16 years to 2032 (NP Plan Period) including social housing and there should be a preference for one and two-bedroom properties for new home owners or for villagers to downsize into. This is supported by the results of the Questionnaire and the feedback from the sites consultation.

6. Applications Approved Since 1 April 2016 The following applications have been Granted (including clearing conditions) since 1 April 2016, that create an additional 14 dwellings. See Annex A for details. • Finns Industrial Park, Bowenhurst Lane. 16/00471/PRIOR, 22/02/16: +4 net dwellings • Blue Bell Lodge, Rye Common Lane. 16/03269/FUL, 06/02/17: +1 net dwelling • Clare Park Retirement Residences 15/02977/FUL Cleared 27/02/17: +7 dwellings • Clifton Barn 16/02758/PRIOR Change from Agricultural Given 14/12/16: +1 dwelling • The Bourne, Redlands Lane 17/00851/FUL 20/06/2017: +1 net dwelling

7. Applications in process before the NP is “made” These only include applications that have been submitted to Hart, have been validated and are considered to have a reasonable possibility of being granted. • The Horns 17/02041/FUL: +1 net dwelling if approved • Gazings Farm 17/02364/FUL has been validated by Hart, but with objections from the Parish Council and the Hart Conservation Officer, with non-conformance to several saved policies, it is not considered a likely success. • Broden Stables 16/02377/FUL (appeal) is due for consideration in Q1/2018 and will be resisted by: Hart, Parish Council, Crondall Society, Action Group and residents. There may be other applications that will be approved before the “NP made date” in December 2018 that are not in the list of NP Sites that was frozen on 24th July 2017 in preparation for the Site Assessment Consultation. Any Applications that are granted after this date will be considered as “Windfall”. Several other sites are being put forward as Pre-Apps which have not been included and if approved would become Windfalls. The New Reg 19 Draft Local Plan p127 defines windfall sites as “Sites which have not been specifically identified as available in the Local Plan process. They normally comprise previously developed sites that have unexpectedly become available.” This definition has also been applied to the Neighbourhood Planning process.

Crondall Parish Council Page 3 of 6

Crondall Neighbourhood Plan Ref.: CRON-PL-NHP-0018 Issue: 2.0 Target Numbers Confirmation Date: 20th Feb 2018

In calculating the numbers there will be no double counting between the Granted, In Process, Planed site and Windfall sites

8. Assumptions and Principles • Crondall NP target for new homes can include a reasonable allocation of “windfall” based on historic rates (with pragmatic moderation) using the same process as in the New Hart Reg 19 Draft Local Plan p137 • Site allocation and housing numbers cannot be an exact science. The aim is to have “reasonable probability” of delivering the target over the plan period • “Granted” has been taken to mean the date than Hart has approved the application and that it will be completed in a reasonable timescale • The dates used in this analysis are taken to be when Hart confirm in writing to the applicant that development could start including the discharge of SANG, SAMM and other conditions

Crondall Parish Council Page 4 of 6

Crondall Neighbourhood Plan Ref.: CRON-PL-NHP-0018 Issue: 2.0 Target Numbers Confirmation Date: 20th Feb 2018

Annex A: Historic Windfall Development Rate The following applications have been granted in Crondall (based on the reduced parish size since the re-definition of the boundary with the split from 1st April 2010). The list includes a small number of separated dwellings that have been consolidated (leading to a net reduction in dwellings). Garden Net Address Ref. No Notes ? Gain Land Adjacent 19 Green Springs This was amenity land, not 01/01294/FUL N 3 Crondall Surrey garden. Land At 2 And 3 Glebe Road Crondall Seems to be garden 04/02604/FUL Y 2 Farnham GU10 5PJ Described as "residential Land Adj The Platt Street 05/02383/FUL Y 1 curtilage", but hard to tell if it Crondall Farnham GU10 5NY was operated as "garden". Land To The Rear Of,1 Elm Cottage Noted as garden in Hart's Pankridge Street Crondall Farnham 06/02770/FUL Y 1 planning report. GU10 5QX 1 - 2 Townsend Cottages Dippenhall Noted Street Crondall Farnham Surrey GU10 08/03423/FUL N -1 5PF Quillets Farm Lane Crondall Farnham Demolition and 09/02885/FUL N 1 Surrey GU10 5QE redevelopment Greenacres Dippenhall Street Crondall Land being used as garden 10/00684/FUL Y 1 Farnham Surrey GU10 5PE The Old Dairy Church Street Crondall Storage sheds and old dairy 11/01003/FUL N 2 Farnham Surrey GU10 5QQ re-developed as new homes. Fouroaks 41 Crondall Road Crookham Greenfield site 11/01063/FUL N 3 Village Fleet GU10 9RU Court Acre Croft Lane Crondall Redevelopment of site. 14/00354/FUL N 1 Farnham GU10 5QF Clare Park Private Retirement Clare Park grounds are an Residences Ltd Clare Park Farnham 14/01289/FUL N 1 amenity space, not "garden". Surrey Furney Copse Farm Crondall Road Greenfield site Fleet Hampshire 14/01491/FUL N 1 GU51 5SZ Junction Of A287/Crondall Road Greenfield site Bowling Alley Crondall Farnham Surrey 14/01653/FUL N 3 GU10 5RL Stable was ancillary to main Swanthorpe Barn Crondall Farnham house, development creates 14/02297/FUL N 1 GU10 5PY separate dwelling on similar footprint, not garden. Blue Bell Lodge Rye Common Lane Greenfield site 15/02191/LDC N 1 Crondall Farnham GU10 5DE The Brambles Church Street Crondall Noted 15/02873/LBC N -2 Farnham Surrey GU10 5QL The Horns Ph Bowling Alley Crondall Change of use. 15/02902/FUL N 1 Farnham GU10 5RJ Clare Park Private Retirement Clare Park grounds are an Residences Ltd Clare Park Farnham 15/02977/FUL N 6 amenity space, not "garden". Hampshire GU10 5DT Finns Industrial Park, Bowenhurst Lane, Determined as "Prior 16/00471/PRIOR N 4 Crondall Farnham Surrey GU10 5RX Approval Not Required" Fouroaks 41 Crondall Road Crookham Greenfield site 16/00766/FUL N 1 Village Fleet Hampshire The Bourne Redlands Lane Crondall 17/00851/FUL Y 1 Was used as garden. GU10 5RF Table 0-1. Summary of net dwellings granted permission (1/10/2001 to 1/1/2018)

Crondall Parish Council Page 5 of 6

Crondall Neighbourhood Plan Ref.: CRON-PL-NHP-0018 Issue: 2.0 Target Numbers Confirmation Date: 20th Feb 2018

1/10/2001 to 1/1/2018 = 32 net new dwellings, => 2.0/yr. Over the 14 year Plan period (2018 – 2032), • Excluding the first 2 years (to align with Hart policy) • Implies 28 dwellings that might be expected to come forward via this route However, the rate of delivery has slowed down in recent years as the density within the settlement boundary has reached a natural limit. Hence to avoid any over-counting and pursue a pragmatic approach, the expected figure is moderated by 57%, to define a Windfall expectation of 12 dwellings over the plan period.

Crondall Parish Council Page 6 of 6