Following two stages of the Elmbridge draft Local Plan Examination in Public, the Planning Inspector has written to us with her findings and recommendations on the Elmbridge Local Plan.
The letter is available below for residents to read.
The key takeaway from the letter is that in its current form, the Inspector finds the Elmbridge draft Local Plan “unsound” meaning she would not approve the Plan in its current form.
However, a pathway towards a revised draft Local Plan which could then be deemed “sound” has been provided by the Inspector.
The Inspector also acknowledges the government’s recent actions to increase house building in England, including the current consultation on the National Planning Policy Framework (NPPF) which would increase Elmbridge’s housing target to 1,443 per year.
While these are of course considerations for all local authorities, residents should be aware that the Elmbridge draft Local Plan is being assessed against the current NPPF which has a housing target of 650 per year.
Key points from the Inspector’s letter
We would highlight the following points from the letter:
- “My view is that the Plan as submitted is unsound. The Plan may be capable of being made sound through main modifications.”
- “Based on the Council’s identified supply…this would mean that there would be a shortfall of around 6,300 dwellings over the Plan period as a whole. This is a very significant shortfall which requires an alternative approach to meeting the housing needs of the borough over the plan period.”
- “The Plan should be modified to ensure that there are sufficient sites to provide for the minimum 5 years’ worth of housing against the housing requirement”.
- “Contrary to the views expressed by the Council, it is my view that the benefits of doing so would outweigh the harm to the green belt and as a result, exceptional circumstances do exist to warrant an element of green belt release”.
- “The release of an element of green belt land to meet the identified housing needs would be a justified and effective approach in this instance.”
- “The Council should, in light of the content of this letter, reflect on the actions I have identified as necessary to make the plan sound…”
- “The Council should revisit the Sustainability Appraisal, the options for meeting local housing need, the conclusions drawn in relation to the green belt work already completed and consideration of all alternative sites, including the potential release of green belt sites, to address the 6300 housing shortfall.”
- “The delivery of affordable housing is one of the most pressing issues facing the Borough and is identified as a key priority for the Council.”
- “This ranks Elmbridge as one of the least affordable boroughs in the country.”
- “Given the acute position regarding current affordable housing need, the scale of the backlog and the ever-worsening position regarding affordability ratios within Elmbridge, it is my view that the Council should seek to address the backlog during the plan period.”
Best interests of Elmbridge considered
Our draft Local Plan was always an ambitious one as it looked to balance resident views on green belt development, against a high need for new homes in the borough, especially more affordable homes.
We submitted a draft Plan for examination that had the best interests of Elmbridge at its heart, as it sought to provide a Plan focussed on sustainability and biodiversity, with new homes and economic growth, while protecting the green belt.
However, we need to rethink that approach considering the Inspector’s letter.
We understand this may alarm some residents. Building on green belt has historically not been favoured by our residents, with fears of uncontrolled and out of character development into green spaces often voiced.
While tough decisions will have to be made in the weeks and months ahead, we can assure you that our Design Code and other existing and active planning policies protect our borough and ensure that development is in keeping with the character of our towns and villages.
Revisiting the Local Plan growth strategy to look at green belt sites does not undermine our existing policies that protect the borough’s green spaces. We will continue to have robust policies to protect green belt and green spaces in our towns and villages. Allocating green belt sites through the local plan process removes their green belt designation and their protection. It does not make all green belt sites suitable for development.
Delivery timetable
The next step is for us to work up a bold and achievable timetable to deliver the changes to the draft Local Plan proposed by the Inspector. We will need to work quickly and robustly to show the Inspector that we are committed to delivering a sound Local Plan for Elmbridge.
The Inspector has indicated that the new government has set a target for plan modifications to be achieved in six months. However, the Planning Inspectorate does have the discretion to lengthen this timeframe. It is likely that completing the tasks outlined in the Inspector’s letter will require more than six months. We are currently evaluating the timetable and programme needed to accomplish this work.
Doing nothing is not an option
If we don't act, Elmbridge’s planning decisions will be vulnerable to challenges, which could result in us losing control over development in the borough. This might lead to applications for projects on land we find unsuitable, and a higher number of decisions being made by the Planning Inspector through the appeals process. A sound Local Plan is the only way we can ensure sustainable development in our communities with the necessary supporting infrastructure – roads, schools and medical facilities.
In the meantime, residents can be assured that the current planning policies in place continue to protect and support our borough.
We appreciate the advice given by the Inspector and the opportunity to further progress the draft Local Plan. We are also grateful for the level and quality of work our officers have dedicated to the draft Local Plan.
We were committed to submitting a draft Local Plan that responded to the views of our residents, especially on green belt development. We knew there would be questions asked and we marched forward with the best interests of Elmbridge in mind. We will continue to have that ethos as we strive to do our very best for Elmbridge.
We will provide a further update in a few weeks.
Cllr Mike Rollings, Leader
Cllr Simon Waugh, Deputy Leader
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