Arne's Neighbourhood Plan passes its Examination

The Examiner's report on Arne's Neighbourhood Plan has now been published.  The Examiner, Jill Kingaby, carefully considered the changing policy background, with the Purbeck Local Plan's own small site policy having been amended as part of that Local Plan's examination, and yet to be adopted.

The draft Neighbourhood Plan had included a housing target of 3 and 4 new dwellings per annum (ie 48 - 64 dwellings).  The Inspector did consider raising this to 4 - 5 dwellings (which was more in line with the 'strategy off' housing need based on the latest housing projections) but on closer examination agreed that the upper end of this range could be potentially unsustainable in such an environmentally sensitive place.  Her solution was to use 4 dwellings per annum (64 dwellings) as a minimum, but agreed with the Parish Council that, because of the highly constrained nature of the parish, this need not be made policy and would simply be contained in the supporting text.

The Plan (as modified) can now proceed to referendum - at the current time this will be just over a year away (May 2021) unless the Government revise its regulations in light of progress in the Covid-19 fight.  However, the Plan should be given significant weight in planning decisions during the interim period.

Government update on Neighbourhood Plans and the current Covid19 restrictions

Update to the National Planning Policy Guidance confirms that examined plans who will now wait til May 2021 for their referendum can be given significant weight in decision-making.  The legislation could change to bring the date forward if this is possible and appropriate - but who knows where we will be in a month or so.

No clear guidance yet on consultations during the lockdown, other than being aware of the current restrictions and social distancing requirements.  Wareham Town Council (who were half way through their Regulation 14 consultation) are one such group affected.  A couple of groups in Dorset are just starting their examinations having finished their Regulation 16 consultations just before the lockdown (Milton Abbas and Shaftesbury) - the gorups are waiting to see how these proceed or whether they too get delayed, which will be down to the appointed examiners. 

https://www.gov.uk/guidance/neighbourhood-planning--2#covid-19.

What has been happening lately on the Neighbourhood Plan front?

About time I got everyone back up to speed on Neighbourhood Plan progress in the Dorset area... so what has happened since my last post?  Looking at the most recent first (and just concentrating on the plans I have been involved with):

Upper Marshwood Vale - big "yay" - passed its referendum on 13 February, 79 voting "yes" (25 "no") on what was a rainy day.  Turnout around 22%, so lower than the Dorset average, but perhaps not surprising given the weather and the very rural (and dispersed) nature of that area.  Big congratulations to all the team.

Bridport area (which I was involved in helping with in the early stages) passed its examination, so will be going to referendum next week.  This is a very good example where a number of Parish Councils have worked together - Allington, Bradpole, Bridport, Bothenhampton & Walditch and Symondsbury.  Certainly shows that joint working is possible, and I wonder if this is the biggest collaborative effort on Neighbourhood Planning yet?

Milton Abbas and Shaftesbury Neighbourhood Plans were both submitted for their examinations in January, and Dorset Council are running the pre-examination consultations as I type.

Motcombe Neighbourhood Plan - was formally 'made' on 10 December following its successful referendum on 7 November.  This was a result of a lot of effort from a small but very determined Parish Council team - and not easy with the planning application pending on Shorts Green Farm (which could not have been allocated in the plan due to the flood risks associated with that site).

Puddletown and Chickerell Neighbourhood Plans - have been through their pre-submission consultation and we are busy analysing all the feedback

And keep an eye out for Wareham, who are about to go through their second pre-submission consultation, having withdrawn their plan (which was at examination) in order to make some changes as they no longer needed to revise the Green Belt boundary and have found enough brownfield sites to meet their identified housing need.

Lots of other activity too - Sutton Poyntz, Portland, Blandford plus news see https://www.dorsetcouncil.gov.uk/planning-buildings-land/planning-policy/neighbourhood-plans-in-dorset.aspx.  And quite a few new areas being designated to start their journeys.  

Purbeck Local Plan Examination - Week 1

Certainly a busy week in Wareham for Inspector Ms Beverley Doward BSc BTP MRTPI.  This was the first week of the Local Plan examination hearing sessions, which sat for full days Tuesday through to Thursday and continued onto the Friday morning. 

Of particular interest to many will be the discussion on the housing numbers - as this is the first Local Plan tested following the end of the transition arrangements under the old NPPF.  A key issue was establishing the baseline - Purbeck District Council had used the 2016 year as the starting point for their calculations, but others felt either the 2018 or 2019 years should have been used.  Having looked at the NPPG wording, the Inspector indicated that she was minded to use the 2018 figures as the latest confirmed at the time of submission (in early 2019), with the 2017 affordability ratio (as published in March 2018) for the same reason.  Using these, the annual housing target will have to go up to at least 180 dwellings per annum (rather than 168dpa) with further consideration still to be given to whether there are exceptional circumstances to raise this further, including the likely shortfalls in Christchurch and the New Forest.

There was also a lot of debate around the sustainability appraisal and habitats regulations, and Green Belt release (particularly the large-scale release proposed at Morden Park, which has been included to facilitate a holiday park that in turn will enable a strategic SANG to be delivered and additional environmental improvements made within the park).

From a Neighbourhood Plan perspective there was a clear steer from the Inspector that the District Council should consider further which policies are truly strategic (rather than 'all') and how wording could be modified so that Neighbourhood Plans are not needlessly over-ridden or curtailed by the new Local Plan. 

The hearing sessions will resume in early August for a further week, focusing on the site allocations and the controversial 'small sites' policy that certainly received a lot of flack this week.  For more information the examination webpage is https://www.dorsetcouncil.gov.uk/planning-buildings-land/planning-policy/purbeck/local-plan-review-purbeck/local-plan-review-purbeck.aspx

Going postal in Purbeck

Last day to submit statements for the Purbeck Local Plan examination. 

With 3 paper copies required (email is not enough), and in light of the Climate emergency declared by Dorset Council at their first meeting on 16 May, I hope Royal Mail have bought in e-trikes to the Dorset depot as part of their carbon cutting trial!

Dorset Local Plan updates

Couple of updates this week on the Local Plan situation.

The new timetable for the Dorset Local Plan Review is to be considered by the newly formed Cabinet at its meeting at the end of June (as announced by David Walsh - pictured - who has taken on the Cabinet role for Planning).  This should clarify whether the East, North and West Dorset's separate plan reviews are to be abandoned in order to focus on the combined plan.

Purbeck's Local Plan examination is moving forward, with the issues and Inspector's questions now published and two hearing sessions set for early July then early August.  Inspector Beverley Doward has raised about 150 questions to be answered - so it is understandable why she is setting a strict word limit on written responses!  Deadline for further submissions is set at 5pm on Friday 7 June 2019.

Another Neighbourhood Plan examined

The Examiner’s report on the Milborne St Andrew Neighbourhood Plan has been received – and subject to a few changes it has passed and should go referendum (or ‘people's vote’ if you like!) probably in August or September. 
 

The Examiner was satisfied with the plan’s approach to assessing and dealing with the area’s housing needs, including the mixed use site allocation opposite the Business Centre (which is subject to a live application).  In general he was happy with nearly all the policies, with a couple of very minor wording changes.  The two policies that he felt did need a bit more refinement were the one on design (where he has left it to the Parish Council to make some changes, mainly to simplify it) and the one on parking standards (where he has said we should delete the need to comply with our proposed parking standards, because he felt that this would be over-prescriptive and also he wasn’t convinced it was helpful to deviate from the county standards).

So the Neighbourhood Plan is certainly gaining weight - which will need to be fully considered when all the 'rejected' sites whose applications are in and waiting for a decision get decided. 

Broadwindsor examined

The Examiner's report on the Broadwindsor Group Neighbourhood Plan was received at the very end of last week, recommending that the plan (as modified by some very minor changes), should proceed to a referendum.

The Examiner says "It is clear that a great deal of commitment and effort has gone into the production of the BGPNP, and that it is founded on a desire to provide suitable and environmentally friendly homes, local employment and local services, whilst protecting the Dorset Area of Outstanding Natural Beauty which is highly valued by the local community."

This is likely to be the first to go in front of the new Dorset Council, who are legally required to consider the Examiner's report before the plan can have its referendum.

Shout out today for two Neighbourhood Plans:

Sturminster Newton, where the Neighbourhood Plan referendum showed clear support for the plan (89% in favour) despite changes made by the Examiner to remove the 'reserve' status of two sites to allow them to come forward sooner - countering the point made by some developers that Neighbourhood Plans are a NIMBY's charter.  Interestingly the Examiner had deleted the Bull Tavern site (as the Local Planning Authority had objected to it on heritage grounds) but the Committee overturned the officer's recommendation to refuse permission, on the basis that the community benefits outweighed the heritage concerns.  It rather begs the question whether the Committee should have be more involved in responding to the Neighbourhood Plan consultations!

Holwell, whose plan was officially 'made' at Full Council this week.  But I am sure the volunteers will not rest for long - there is a certain Village Hall project that no doubt will take up the slack!

First NPPF2 plan to be examined?

Purbeck District Council submitted its Local Plan for examination on Monday (28 January).  I'm wondering if it gets the record for the first plan to be examined under the revised (July 2018) NPPF, given the deadline for having plans examined under the 'old' NPPF ran out on the 24 January. 

It introduces some potentially controversial new policies such as the 'small sites policy', a 'second homes' policy as well as reviewing the Green Belt to release land around Lytchett Matravers, Upton and Wareham, and strategic allocations at Wool and Moreton (Crossways)

For more information see their Local Plan Review webpage

More Neighbourhood Plan news

There is quite a run of Neighbourhood Plan news on my blog - and I make no apologies as there is a lot going on in Dorset. Updates this week include:

An appeal decision in regard to one of the key sites in the Shillingstone Neighbourhood Plan has been issued, with the proposed development (that was contrary to the Neighbourhood Plan requirements yet had been recommended for approval by officers) firmly dismissed. This shows that Neighbourhood Plans can make a difference.

Hazelbury Bryan has received their Examiner's report recommending some minor changes and to proceed to referendum.  The Examiner commended the Plan for being attractively set out, with generous use of plans and photographs, making it very user-friendly and easy to navigate.   

Holwell Neighbourhood Plans' Examiner's report is now available online.  The Examiner recommended some minor changes and to proceed to referendum. He congratulated the Working Group and the Parish Council on producing a comprehensive and well-illustrated document, that captured the character and appearance of the parish and showed a commendable extent of contact with the public during the preparation of the Plan. 

Sturminster Newton's Examiner's report has also been received - again recommending that the plan can proceed to referendum, but with more significant changes including making the reserve sites into site allocations and increasing the supply above that of the adopted Local Plan, based on the need for additional housing identified through the (yet to be examined) Local Plan Review. The controversial site adjoining the Bull Tavern has also been deleted - although the Examiner did consider that it may be possible to alter the policy in order to comply, but that this may not be helpful in the context of the existing planning application for that site.

Fontmell Magna Neighbourhood Plan was formally 'made' on 28 November, with the District Council offering its congratulations to the Parish Council and members of the Neighbourhood Plan Group in producing a successful plan.

Last, but by no means least, Arne Neighbourhood Plan starts its pre-submission consultation today, and will run to 28 January 2019.

Dorset Neighbourhood Plans - update

A few notable Neighbourhood Plan milestones achieved so far this month

• Piddle Valley Neighbourhood Plan's referendum took place yesterday (19 April) - the results have been declared with 75% in favour of the plan
• Gillingham's examination has now concluded, and the examiner's report has been published, signalling that this too can progress to referendum subject to some relatively modest amendments.
• Sturminster Newton's plan is now going through its pre-examination consultation
• The pre-examination consultation on the plan for Askerswell parish, created by their Neighbourhood Forum, ends on Monday.
• The plans for Fontmell Magna and Pimperne have also been submitted for their examination. 
• Hazelbury Bryan has published its pre-submission draft plan for consultation

A fantastic amount of effort by local volunteers representing their communities, so that local people can have more of a voice on the future of their area!

Loders Neighbourhood Plan - next step Referendum

Loders' Neighbourhood Plan has passed its Examination.  Congratulations to all involved!  The next step will be a local referendum.  As long as enough local residents vote 'yes', the Neighbourhood Plan should then become the second 'made' plan in Dorset.

Claire Wright undertook the examination over the Christmas period, and commended the extent to which the group had reached out to its community and was an inherently community-driven document, and the fact that the plan was clear, concise (at just under 30 pages) and easy to understand.  She has suggested some very minor modifications, none of which fundamentally change the Plan's contents or direction.  The District Council will formally consider her report in March.

It is likely that the referendum will be held on 5 May, to combine with the Police and Crime Commissioner elections on that date. 

Buckland Newton - submitted for its examination

Buckland Newton have taken the next step towards finalising their neighbourhood plan.  The proposed plan has been submitted to West Dorset District Council, and the District Council have agreed that it can proceed to examination. 

The neighbourhood plan takes forward the aspirations identified in the Parish Plan, and proposes a range of small housing sites mainly around the larger settlement of Buckland Newton, but also some very small scale development in the hamlets.  Most of the sites are put forward as rural exception sites, to ensure that they will provide some affordable housing (as they are under the now withdrawn '10 unit' affordable housing threshold proposed nationally).  The plan also sets out housing type and design criteria as well as safeguarding the key community spaces and places in the parish, and allocating a site for a new recreation area.

Will be keeping track on their progress over the coming months...

North Dorset Local Plan and housing numbers update

For those of us that are keeping an eye on when the Examiner's report on the North Dorset Local Plan will be published, there has been some interesting updates in the last month on the latest figures emerging on housing needs for the area, leading to an exchange between the Inspector and the District Council. 

The Inspector has been made aware that the Eastern Dorset 2015 SHMA which assessed the likely housing need for the housing market area is to be published soon. From the information available it seems that it concludes that the objectively assessed need for North Dorset is 330 dwellings a year – compared to the earlier SHMA estimate of 285.  So a 15% uplift in total.  Obviously no decision as yet where this might be allocated - particularly as the 330 dwellings is an indicative split across the housing market area, and depending on the capacity and constraints, this may need to go up or down under the combined Council's Duty to Cooperate. 

The District Council are keen to get their Plan regarded nonetheless, and press ahead with starting their review straight away (they say they will start by 31 March 2016).  It does signal that there is likely to be more housing land required, and that this would need to be identified and allocated in the review (if there isn't sufficient supply coming forward above that already identified by the District Council). 

Will we get to see Inspector David Hogger's final report before Christmas?  And see the details in the SHMA?  Watch this space...

UPDATE - the housing needs report is in fact already on the Purbeck section of the Dorset Council's website - click here to view - the graph on page 197 (shown below) illustrates the different requirements.  Both Purbeck and North Dorset have a significant chunk of their need to support the likely employment growth in the area (which would otherwise be stalled by lack of employees, or lead to higher levels of commuting).  The 330 suggested annual figure for housing in North Dorset does not include residential care homes which if included would add on a further 17 units a year to this figure. 

A shiny, new Local Plan for West Dorset, Weymouth and Portland

The West Dorset, Weymouth and Portland Local Plan was finally adopted on15 October (at Weymouth and Portland) and 22 October (at West Dorset).  The new Plan replaces the previous Local Plans for each area, which no longer need to be referred to in planning decisions. 

The new Local Plan will cover the period to 2031, although an early review (by 2021) is anticipated to ensure there is sufficient ongoing supply of housing land.  This is critical, as without a robust housing land supply the Local Plan policies can be over-ruled.

It still amazes me how much time these plans take to get through the process.  Both Councils were working on draft plans, before taking the decision in 2011 to work together on a combined plan for the whole area.  The adoption comes 4 years on from the first public sessions on the issues and options, and the examination process took 2 years.  But at least, unlike some, the examiner concluded that the plan could be adopted.

This is good news for neighbourhood plan groups working in the area, who now have certainty on the over-riding strategy that their plans should align with. 

Alongside the Local Plan, the Community Infrastructure Levy has also been adopted.  However a date has yet to be set for when it will come into effect, and it certainly won’t be used until April 2016 at the earliest (whilst the various systems are put into place), and until then the Councils will rely on section 106 agreements to secure infrastructure funding where they can.

For more information visit the Council's planning policy pages

Major milestones passed for West Dorset, Weymouth and Portland

The West Dorset, Weymouth and Portland Local Plan is firmly on track for adoption this Autumn.  The final hurdle has been passed, with the publication of the Inspector’s report announcing that, with modifications, the plan has been found sound.

The planners won’t be able to sit back for too long, as the plan will need to be reviewed by 2021, and the Inspector says this review should “identify a long-term strategy for development in the Dorchester area and reappraise housing provision in Sherborne”.

The five year housing supply has been closely examined, with the Inspector ruling out some of the ‘supply’ because of uncertainty or lack of evidence, but still finding that there is 5.1 years in the bag.   With such a slim margin he then goes on to say “it is imperative that the Councils do not ignore new opportunities which come forward in sustainable locations and are consistent with other policy provisions”

Of particular interest is the outcome on affordable housing in light of the recent High Court ruling that the national guidance on minimum thresholds should be quashed.   The Inspector has said that it is fine to go ahead with the requirement for all open market housing sites to contribute to affordable housing needs.  Good news for those in housing need - but probably not for your balance sheet if you were looking to build your own house.

The Councils are also on track to introduce the Community Infrastructure Charging Levy (CIL), with rates now agreed by the same Inspector.  We shall wait to hear when this will come into effect.

Loders Neighbourhood Plan on track for examination

Loders Parish Council submitted its Neighbourhood Plan and supporting evidence for examination, and has now received confirmation from West Dorset District Council that they will be appointing an independent examiner, and gearing up for the examination. 

It will be interesting to hear whether the examiner will require a hearing (as was the case with Cerne Valley) or whether they deal with the examination entirely based on the evidence and written representations. 

Watch this space!

Progress on the North Dorset Local Plan

The North Dorset Local Plan Examination moved on a step with the publication of the District Council’s responses to some of the issues raised at the examination hearings.  Of particular note is the change in the plan period to 2031 and the proposed retention of the settlement boundaries and higher housing target for Stalbridge and the larger villages.  Care homes and neighbourhood plans also feature in the updated supply numbers.  The housing targets will now expressed as a minimum, the reference to prioritising 2 and 3 bed house sizes for open market houses is to be removed.

Only invited participants can comment at this stage, but there will be a chance to comment on all the major changes at a later stage.

If you want to find out more it is worth checking out the following links

MHD006: recommends extending the plan period to 2031, and increasing the housing target to 285dpa (dwellings per annum).  It also says that provision will be made for an early plan review to incorporate new emerging evidence on housing needs in conjunction with other Dorset authorities.

MHD007: recommends retaining settlement boundaries around Stalbridge and the more sustainable villages (Bourton, Charlton Marshall, Child Okeford, East Stour, Fontmell Magna, Hazelbury Bryan, Iwerne Minster, Marnhull, Milborne St Andrew, Milton Abbas, Motcombe, Okeford Fitzpaine, Pimperne, Shillingstone, Stourpaine, Winterborne Kingston, Winterborne Stickland and Winterborne Whitechurch), and that between them these provide 41dpa (dwellings per annum).  No change is made for rural employment provision. 

MHD008: proposes including care homes (C2 use class) in the housing supply.  It also revises some of the start dates and capacities of specific sites based on landowner updates, and refers to 42 housing sites ‘identified in Neighbourhood Plans’.

MHD018: sets out a range of proposed changes that arose during the hearing sessions.  This includes changes to the policy wording of (take a deep breath here) Policies 3 (Climate Change), 6 (Housing Distribution), 7 (Delivering Homes), 9 (Affordable Housing), 11 (The Economy), 13 (Grey Infrastructure), 15 (Green Infrastructure), 16 (Blandford), 17 (Gillingham), 18 (Shaftesbury), 19 (Sturminster Newton), 21 (Gillingham Strategic Site Allocation), 24 (Design), 27 (Retention of Community Facilities), 30 (Existing Employment Sites in the Countryside) and 32 (Equine-Related Developments in the Countryside). 

All the documents can be found here.

North Dorset's Housing Numbers

Lots of talk at the examination hearings this week about housing numbers for North Dorset and whether the 280 annual target of homes to be built is high enough.  A common concern raised by participants was about the housing needs evidence.  They felt the Council has not fully explored the economic or affordable housing implications, both of which could mean that the overall housing target should be higher.

The Council responded by saying that they do anticipate delivering around 350 homes every year in the next 5 years or so, which they argue should provide sufficient comfort to allow the plan to be adopted with an early review of the numbers when the new housing data is released and considered by all the Eastern Dorset planning authorities.

The Inspector suggested some further work for the Council – in particular whether there may be other ways to boost the affordable housing delivery  - what other options have been considered and why were these rejected?

At the very least it would appear that the 280 figure is to be adjusted slightly upwards to take into account the proportion of housing that is taken up by second homes, and made a ‘minimum’ target and subject to an early review.