Update on Local Plan Issues.
In view of the concern expressed over test drilling work at Westhorpe Fields I thought it might be appropriate to provide an update on what will happen in the future over the Local Plan development.
Fanny Avenue Planning Application.
Firstly, it is appropriate to consider why the Fanny Avenue application was passed, even though it related to Green Belt (GB) land.
The application was for 26 affordable homes, which can be social rental, private rental, or shared ownership, to be built on Green Belt land adjacent to Fanny Avenue. All can be occupied by anyone fulfilling the criteria, not just those in need in Killamarsh.
Affordable homes is the magic phrase in relation to planning applications anywhere. The whole issue of affordability is complicated, but does not necessarily mean that reasonable, cheap houses will be available for everyone to buy. There is a view, based upon alleged extensive research, that more than 460 affordable homes are needed within North East Derbyshire every year until 2033. This figure is ridiculous, unrealistic and unachievable, but the Council will grab any application proposed exclusively for affordable homes very quickly, as was the case in respect of Fanny Avenue.
Unfortunately, the lack of a settled Local Plan means that any application, even on land within the GB, judged to be ‘sustainable’ (a legal definition), will be passed, providing that it fits the ‘exception’ rules (see next paragraph). All of the ‘sustainability’ requirements are laid out in the National Planning Policy Framework (NPPF) document. This is the definitive rule book on planning applications.
The rules in respect of Green Belt mean that no ‘inappropriate’ development should take place, but there are exceptions, one of which is for small, sustainable developments of affordable housing for local need. Despite valiant efforts by some local residents, and RAGE members, the Planning Committee passed the plan. Whilst all who contributed to the challenge to this application were disappointed with the result it was not unexpected, despite very valid arguments against it, because it ticked all the legal boxes.
Westthorpe Fields.
I am aware that many people are concerned about the drilling operations taking place on Westthorpe Fields. There is nothing we can do about this at present because the owner of the fields, Harworth Estates, are entitled to carry out any legal work they want to on that ground.
It is possible that Harworth Estates, or their developer, will put in a planning application based on the vulnerability created by the current lack of a Local Plan, but it is unlikely. The land will still be part of the Green Belt until the local plan is passed and specific areas are removed from the Green Belt. If they do put in an application the current law would suggest that it would be refused as ‘inappropriate’ development. They are probably preparing to put in a planning application immediately after the Local Plan has been passed.
Local Plan Timetable.
The relevant timetable from now on is as follows:
- The final draft of the Local Plan will be presented to the NEDDC Cabinet in late October, 2017, and then passed for final public consultation in November, 2017. It is very important that everyone comments on this final draft because only comments made in respect of the final draft will be passed to the Government Inspector, who will decide whether the Plan should be passed. Comments made in respect of previous drafts will not be counted. We will have a meeting as soon as I have read and understood the final draft Plan.
- The final Plan will be sent to the Secretary of State, who will appoint a Government Inspector in February, 2018, so that the Plan can receive his/her consideration. There will be a public hearing (dates unknown) in respect of the Plan and anyone can raise relevant issues with the Inspector. When we get to this stage we will have a further meeting to outline the rules and protocol for such comments to the Government Inspector, and to ensure there is no duplication of challenges (this is frowned upon).
- The finalised Local Plan, which says how much development can take place, and where, will be adopted around November, 2018.
- Any planning application based on the Plan will then go through the normal process with the NEDDC Planning Committee, and will have to pass the ‘sustainability’ test. We will have the opportunity to put forward objections in respect of each individual planning application in Killamarsh. However, the Green Belt issue will no longer be relevant to those applications where the specific areas of land have been removed from the Green Belt. However, you will recall that the Council themselves have identified areas of concern in respect of each of the areas identified to be removed from the Green Belt. Road safety, access and previous mining activity being chief amongst those areas of concern.
The decision in respect of Fanny Avenue was a huge disappointment, but is not the end of the fight. To paraphrase Winston Churchill, it is not the end, nor even the beginning of the end. It is merely the end of the beginning. We need to keep fighting against these ridiculous proposals.
If anyone wishes to raise any questions about the process, or anything I have written, then please email secretary@ killamarsh-rage.co.uk and I will help if I can.
As I have said, as soon as we receive the final draft of the Local Plan, which should include infrastructure requirements, we will hold a meeting to explain what the issues are.
As I have explained at previous meetings, we cannot take any positive action until we receive a copy of the Plan or a specific planning application, i.e. something that we can react to. Meanwhile, we continue to collect evidence and prepare to fight.
Unless people in Killamarsh, particularly those living in the north and east of Killamarsh, want to live in a building site, for the next ten years at least, they need to do something. If not, don’t complain about what happens. Remember, for all Killamarsh residents, we are talking about 613 new dwellings, 2,500 people and 1,200 cars. You will not be able to park, move at ‘rush’ periods, get a doctors/dentist appointment or get a place in a local school without great difficulty. Think of the disruption caused by recent small-scale building projects and road works. Those to come will make these seem like a pleasant memory. This is because we are seen as having good infrastructure!!!
If you are a Parish Councillor or a District Councillor reading this, we badly need your help as well.
Paul Johnson, Chair of RAGE.