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The Greens, Hertford The Greens, Hertford Birch Green, Cole Green & Letty Green Draft East Hertfordshire District Plan Preferred Options Consultation Representations on behalf of the Gascoyne Cecil Estates These representations The representations have been prepared by support the identification JB Planning Associates of Birch Green, Cole Green (JBPA) on behalf of and Letty Green as Group the Gascoyne Cecil 2 Villages but recommend Estates (the Estate) in some amendments to the relation to the Preferred draft Plan to ensure that Options Consultation sufficient scope is retained on the emerging East to allow the villages to Hertfordshire District Plan remain sustainable and (the draft District Plan). vibrant communities. May 2014 Historical Context The Gascoyne Cecil Estates The Estate has been at the Development will always be a New development does heart of local communities for contentious matter – change not have to be bad. Careful more than four hundred years, will always give rise to fears for planning and design can and continues to flourish in what the future might hold. The overcome many of the spite of the challenges that the Estates believe that change is shortcomings of more typical passage of time has brought. not only inevitable but in many housing developments. We To quote from the Gascoyne cases is desirable. However it believe that well-designed Cecil Estates prospectus: must take place in partnership urban extensions can be with local communities and a vital driver of prosperity “Estates cannot stand still; the Estates have worked hard and in turn assist in the nothing is more certain than in recent years to engage regeneration of other parts of terminal decline if preservation with communities and key our existing towns and villages. of the past outweighs the needs stakeholder partners. We of the present and future. The strongly believe that local Adopting a longer term vision Estates are managed on behalf communities should have and having a desire to remain of the Marquess of Salisbury their say in how towns and at the heart of our communities by Gascoyne Cecil Estates. villages might evolve. means we will listen to people’s aspirations and concerns While the challenges evolve, Release of farm land for and strive to achieve the best the ethos behind the Estates’ development will always be a possible results that build approach to management difficult decision. We believe, upon our own history.” remains constant: however, that where such development is necessary it is • To enhance our environment important to engage and lobby and secure the long- for the best possible standard term prosperity both of development. Thus, we will of the Estates and their ensure that the Estates remain extended communities. at the heart of any debate on future expansion of towns and • To preserve the best of what villages and that development we already hold, improving built on Estates land creates this with new homes, high- places of which people can quality public spaces and be proud and which provide thriving businesses – all sustainable communities for of which will provide many generations to come. employment and support to local communities for years to come. 2 The Three Greens, Hertford Representations to the emerging Birch Green, Cole Green & Letty Green East Hertfordshire District Plan R ive r M im ram Henry Wood NG5855 0.35 Gascoyne Cecil Estates land ownership NG4537 13.88 surroundingPanshanger House the Three Villages Birchall Wood High Grove Chisel Shelf NG6986 7.20 Hertingfordbury School Colegreen NG6458 House NG8760 Forge Cottage 0.28 4.50 Birch Green B NG6058 NG1659 IRC 0.40 HA 0.24 LL Cole Green LA Greater Captain's Wood NE NG8950 Garden Centre 0.17 Kit's Stockings NG5845 0.30 D NG6750 A NG6049 0.20 O 0.49 NG8749 R 45.63 NG9536 Howellpark Wood H NG1540 C 0.01 0.26 A O NG1740 C 0.20 D L NG6534 NG7530 O NG6029 6.36 E Munn's Farm 0.04 H NG8928 0.55 T Farthing Hall 0.11 NG0321 Labby Green 20.06 NG6918 NG1115 0.03 0.04 NG7612 NG2314 Cowper Arms NG9312 0.06 0.02 0.09 (PH) Maitland Wood NG3704 0.28 Pumping NG3904 Balancing Station NG3803 NG4905 Pond NG6704 0.08 0.05 4.17 0.17 NG6601 S 4 T 1 0.45 A 4 T E I N A O LA h) N (Pat EL y R reen Wa AP Civic Cole G O H NG2188 A C Amenities D 14.84 Site WO O L M E DEAD NG0670 Letty Green R FIEL S D LAN (T 0.08 E rack) L A Nursery N Piper's End E Orchard House Holwell Court Farm NG9458 The Elms 8.95 Woolmer's Park The Three Greens, Hertford Representations to the emerging 3 Birch Green, Cole Green & Letty Green East Hertfordshire District Plan Hatfield Park Estate Office, Hatfield House, Hatfield, Hertfordshire, AL9 5NF Tel: 01707 287000 Fax: 01707 275719 Land ownership – Cole Green, Birch Green, Letty Green SCALE: DATE: 1:9000 28/06/2007 MAP FILE REFERENCE: Munns Farm pink.mpd Produced by Pear Technology Services Ltd www.peartechnology.co.uk [email protected] Based on Ordnance Survey 1:2500 Land-Line data with the permission of the Controller of HMSO ©Crown Copyright Strategic Context East Hertfordshire District Plan Housing Need The draft District Plan states that the “evidence indicates” a need for 15,000 new homes between 2011 and 2031 – an average of 750 new homes a year (draft Policy DPS1). We understand that this figure is a rounding of the Government’s 2011 (as published in April 2013) population projection for the District of 14,716 new households (an increase from the 2008 population projection of 13,224 new households). In justifying the proposed Thus the true need for However, the housing use of the 15,000 new homes housing within the District requirement projections1 set out figure, the Council has stated2 could be up to 3,600 new in the Council’s latest Strategic that there is “no justifiable homes higher than is being Housing Market Assessment reason for not relying on such planned for by the Council. (SHMA) of March 2013 suggest official projections as a basis a need for between 16,900 and for informing planning for New Homes 18,600 new homes; notably housing and related policy SHMA 16,800–18,600 these figures are based on work”; however to do so would Draft Plan 15,000 the lower 2008 population be contrary to the NPPF (para. projections as opposed to 159), which requires that the the higher 2011 projections. need and demand for housing is also taken into account. 2. East Herts Council District Planning Executive Panel 25 July 2013 Report by Executive Member for Strategic Planning and Transport, Population 1. Excluding the Net Nil-Migration and Household Projections: household projection figure (xref NPPG). Update Report, Paragraph 2.20. 4 The Three Greens, Hertford Representations to the emerging Birch Green, Cole Green & Letty Green East Hertfordshire District Plan Housing Land Supply The National Planning Policy plan period would be reached Guidance (NPPG) supports with almost a whole years’ The Council estimates that (para. 35) the approach worth of housing (731 homes) during the first 5 years of the whereby a shortfall in housing having not been delivered. plan period (2011–2016), only supply is made up in the short- 2,654 new homes will have term, usually over the course The NPPF also requires been built instead of the 3,750 of the next 5 years. Despite this, an “additional buffer of 5% required (5 × 750) – a shortfall the Council is proposing that (moved forward from later of 1,096 homes; the Council has the shortfall be made up over in the plan period) to ensure not provided any calculation to the course of the remaining choice and competition in support the 2,654 figure. Indeed, 15 years of the plan period (i.e. the market for land” – in this the Council’s latest (February 2016-2031), the only apparent case an additional 188 homes 2014) Annual Monitoring justification being that “it is (3,750 × 5%). (The Council Report (AMR) predicts that not realistic” to expect the erroneously (para. 3.3.6) applies only 2,341 homes will be proposed sites to contribute this 5% buffer to the 5 year delivered between 2011 and to reducing the shortfall in the requirement plus the shortfall 2016; if so, then the shortfall first 5 years (in fact the Council suggested by it rather than just will be 1,409 rather than 1,096 is referring to the second 5 to the 5 year requirement.) as stated in the draft Plan. years of the plan period (2016– 2021), or effectively the first half The Council thus proposes that The National Planning Policy of the plan period (2011-2021)). the District Plan provide for a Framework (NPPF) requires The Council therefore proposes total of 4,321 homes during the (para. 47) that local planning that the shortfall of 1,096 period 2016–2021, whereas the authorities should “identify homes (assuming that this is figure should be 5,034 homes and update annually a supply the shortfall rather than 1,409 (3,750 + 188 + 1,096) or 5,347 of specific deliverable sites homes mentioned above) be (3,750 + 188 + 1,409). Indeed, if sufficient to provide 5 years’ made up at a rate of 73.1 homes the overall need for housing is worth of housing” – in this case (1,096 / 15) per year over the as suggested by the Council’s sufficient land for 3,750 homes.
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