Linked Events

  • WHC Cabinet Housing & Planning: October 15, 2014
  • WHC Cabinet Housing and Planning Panel - Housing need for th: October 23, 2014
  • WHC Cabinet Housing and Planning Panel - reserve date for to: October 29, 2014
  • WHC Cabinet Housing and Planning Panel - update of other evi: November 13, 2014
  • BPRA update to WHBC Local Plan public meeting BP URC: November 27, 2014
  • WHC Cabinet Housing and Planning Panel - Local Plan consulta: December 11, 2014
  • WHC Local Plan consultation document - to ratify Cabinet Hou: December 17, 2014
  • Local Plan public meeting at Chancellor's 7.30pm: March 03, 2015
  • Local Plan public meeting at Memorial Hall 8.15pm: March 05, 2015

Author Topic: Housing, planning, and development in North Mymms  (Read 650646 times)

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Re: Housing, planning, and development in North Mymms
« Reply #1530 on: October 23, 2016, 09:05:28 am »
Anyone who has not yet responded on the local plan needs to do so by 5pm Monday. You can email localplan@welhat.gov.uk

As Aqila has reminded us, there is still time to respond to the Welwyn Hatfield Borough Council Local Plan proposals. I have to admit that I left it late, sending an email this morning. It's the last chance for local residents to have their say on plans to develop the area - whether you are in favour or against - so don't miss the opportunity, unless, of course, you don't have a view.

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Re: Housing, planning, and development in North Mymms
« Reply #1531 on: October 23, 2016, 08:44:15 pm »
Anyone who has not yet responded on the local plan needs to do so by 5pm Monday. You can email localplan@welhat.gov.uk

As well as responding on individual sites please consider responding to the draft Infrastructure Development Plan (IDP).  This is frightening in its inadquacy - over £240million has been estimated to supply the infrastructure needed to support the 12,100 additional dwellings in the area.  Sources for this money are not clear and are based on trust!!!  Without a viable infrastructure plan the Local Plan itself is not viable.

The document is 155 pages long - too long for most people to read and assess adequately.  If you have time read the section on the area that concerns you most (e.g. Health, Transport etc)  http://consult.welhat.gov.uk/portal/planning_policy/local_plan_proposed_submission_august_2016/lpss_idp?pointId=4102104

I have sent a response, and I attach a word version.  Please feel free to use parts of this, but it is better not to send identical letters.

You have till 5pm Monday.
 
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Re: Housing, planning, and development in North Mymms
« Reply #1532 on: October 24, 2016, 07:24:39 am »
As well as responding on individual sites please consider responding to the draft Infrastructure Development Plan (IDP).  This is frightening in its inadquacy - over £240million has been estimated to supply the infrastructure needed to support the 12,100 additional dwellings in the area.  Sources for this money are not clear and are based on trust!!!  Without a viable infrastructure plan the Local Plan itself is not viable.

Interesting read. That total is £110 million less than the £350 million a week that the Brexit leave group lied would be provided, nationally, for the NHS alone.

I notice in your letter that you say the health provision set aside for Welwyn Hatfield in the IDP is £40.64m. I had a quick read through and couldn't find that figure, but I am guessing you have extrapolated it from all the other figures in there. Would that figure be a one-off or an annual amount? Can you point to the page where you arrived at that number, please?

Having had to attend a couple of hospital appointments at The Lister over recent months I can't see how this is going to help the NHS cope with caring for any more people in the area with cancellations and five hour waiting not unusual. On health grounds alone that figure seems inadequate.

I'll read through the health part again and, once I get your clarification, I'll bash off an email before the deadline. Thanks again for raising this. I've embedded the document you linked to below.

David

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Re: Housing, planning, and development in North Mymms
« Reply #1533 on: October 24, 2016, 08:06:58 am »
Hi David

See summary of costs in Appendix 1.  £40.6m is correct.

 
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Re: Housing, planning, and development in North Mymms
« Reply #1534 on: October 24, 2016, 08:35:07 am »
Hi David
See summary of costs in Appendix 1.  £40.6m is correct.

Thanks, I have made a screen grab of the relevant section (about health cost estimates) and have attached it below. I have also embedded the relevant part of the IDP (Appendix 1) about costs to help anyone else who is interested find it.

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Re: Housing, planning, and development in North Mymms
« Reply #1535 on: January 05, 2017, 03:33:33 pm »
Good afternoon


The next Council planning meeting takes place on Thursday 12 January at 7.30 at the Main Council offices in Welwyn Garden City


The Council will review the Local plan annual monitoring document. A brief summary is attached .


The full document is on the main Council website
 

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Re: Housing, planning, and development in North Mymms
« Reply #1536 on: February 02, 2017, 08:29:38 am »
From The Guardian today...

Rush to build new homes will increase flooding, experts warn
Quote
Plans for one million new homes by 2020 risk overwhelming drains, unless the government ends freeze on legal requirements for sustainable drainage

Rush to build new homes will increase flooding, experts warn
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Re: Housing, planning, and development in North Mymms
« Reply #1537 on: February 02, 2017, 05:06:46 pm »
The next meeting of the Welwyn Hatfield Council CHPP meeting will take place next Thursday at the Council offices at 7.30 pm


The document for discussion  is attached
 

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Re: Housing, planning, and development in North Mymms
« Reply #1538 on: February 28, 2017, 10:55:17 am »
The next CHPP Council meeting will be on 16 March


Further details will be published nearer the time


  This is likely to be the meeting where the  Local plan is finalised
 

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Re: Housing, planning, and development in North Mymms
« Reply #1539 on: February 28, 2017, 11:52:22 am »
We are holding our AGM at 8pm on Monday 27 MARCH 2017 at the United Reformed Church, Brookmans Park.


The meeting will be followed with a talk from Kevin FitzGerald from the Campaign to Protect Rural England, Hertfordshire.


For further details please see our March 2017 newsletter below which also contains an update on the Local Plan.


We hope to see you there!




 


 

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Re: Housing, planning, and development in North Mymms
« Reply #1540 on: March 09, 2017, 12:35:40 pm »
LOCAL PLAN UPDATE

 
The Agenda Report Pack for the forthcoming WHBC Cabinet Housing Planning Panel meeting on 16 March 2017 has now been uploaded and is available to view and download:


http://democracy.welhat.gov.uk/ieListDocuments.aspx?CId=165&MId=500


There are a large number of documents available to view that either:


a)      Contain a summary of all the 3,000 representations received in the Consultation on the Draft Local Plan Proposed Submission document, Policies Map, Sustainability Appraisal, Habitats Regulations Assessment and Draft Infrastructure Delivery Plan that took place between 30 August and 24 October 2016 and a proposed response to the issues raised.
 
b)      Set out a schedule of minor modifications that officers propose should be made to the Plan in light of consultation representations. Minor modifications are changes to typographical or grammatical errors, changes to improve clarity or changes to update facts.



Summary
 
The Executive Summary in the Report Pack states that no main modifications that would amend the content or intent of the Plan are proposed and recommends that the Panel recommends to Cabinet and Council that the Local Plan, Policies Map and associated submission documents should be submitted with minor modifications to the Secretary of State for public examination.


In essence, this means that providing the Panel do not make any main modifications, the North Mymms sites to be removed from the Green Belt and developed remain the same as in the Proposed Submission Local Plan:


WELHAM GREEN:
 WeG4b/SDS7 Marshmoor – 80 dwellings and 40,500m2 of employment land
 GTLAA01/HS35 Foxes Lane - 12 pitches
 Hat11/HS11 Land at Southway (next to New Barnfield) – 120 dwellings
 
 BROOKMANS PARK:
 BrP4/HS22 Land west of Brookmans Park - 250 dwellings
 BrP13/HS21 West of Golf Club Road - 14 dwellings
 BrP14/HS23 East of Golf Club Road – 10 dwellings
 
 LITTLE HEATH:
 BrP7/HS24 Hawkshead Road (on a reduced site area) - 100 dwellings
 LHe1/HS25 Land north of Hawkshead Road – 35 dwellings
 

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Re: Housing, planning, and development in North Mymms
« Reply #1541 on: March 22, 2017, 12:13:59 pm »
Latest from the WH Times on the Local plan reflecting residents views


http://edition.pagesuite-professional.co.uk/launch.aspx?eid=a24c3670-f2a4-474d-8146-7a2cf43466e4&pnum=6
 

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Re: Housing, planning, and development in North Mymms
« Reply #1542 on: March 22, 2017, 01:20:12 pm »
The above link takes you to the WH Times subscription page.
 

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Re: Housing, planning, and development in North Mymms
« Reply #1543 on: March 23, 2017, 09:10:04 am »
Further to the link for the WH Times a new and compressed version is attached.


This shows the specific article for the Local plan. Hope this helps everyone
 

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Re: Housing, planning, and development in North Mymms
« Reply #1544 on: March 23, 2017, 08:03:21 pm »

Top Hertfordshire campaigner at Brookmans Park Green Belt Meeting


http://www.whtimes.co.uk/news/top_hertfordshire_campaigner_at_brookmans_park_green_belt_meeting_1_4945628


AGM Monday 27 March at 8pm


Please come along


Venue: United Reformed Church, Bluebridge Road, Brookmans Park.


Presided by: Gary Mabbutt, MBE, Honorary President.


Speaker: Kevin FitzGerald, TD, DL, Hon Director of CPRE, Hertfordshire.


This will be an opportunity to talk about the latest developments in the Local Plan.
 

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Re: Housing, planning, and development in North Mymms
« Reply #1545 on: April 26, 2017, 12:20:02 pm »
Latest letters in this weeks W H Times.

Concerns over affordable housing house numbers and schools

These were all raised in LHAG submission to the Council
 

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Re: Housing, planning, and development in North Mymms
« Reply #1546 on: June 09, 2017, 12:10:31 pm »
I've just been sent a link to the June edition of the council's Local Plan News, embedded below.

<a href="http://www.welhat.gov.uk/CHttpHandler.ashx?id=12430&amp;p=" target="_blank">http://www.welhat.gov.uk/CHttpHandler.ashx?id=12430&amp;p=</a>
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Re: Housing, planning, and development in North Mymms
« Reply #1547 on: August 02, 2017, 03:17:24 pm »
Attached is the latest article in the Welwyn Hatfield Times re the Local plan.
The inspector has raised a number of key questions which the Council have to respond by Friday 4th August.

More info to follow on their reply!
 

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Re: Housing, planning, and development in North Mymms
« Reply #1548 on: August 04, 2017, 05:11:59 pm »
Simply put WHC have not allocated enough new homes due to local opposition. That's local governance for you, after all what did they expect?
 

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Re: Housing, planning, and development in North Mymms
« Reply #1549 on: August 12, 2017, 03:45:25 pm »
Many will have recieved the following via email. I thought I should post it here so we have it on record in the public discussion forum.

From: Louise St John Howe, Programme Officer, Welwyn Hatfield EiP

Dear Representor,

Following my email of 4th June, 2017 when I notified you of the Inspector’s appointment,  I am now able to give you further details concerning the examination of the Welwyn Hatfield Local Plan.

Due to the complexity of the Local Plan and number of representations received  the Inspector has organised  the hearing sessions into four distinct sessions, and full  details concerning this are available in his Guidance Notes at paras 19-28.   All the hearing sessions will take place in the Council Chamber at  the Welwyn Hatfield Council Offices, The Campus, Welwyn Garden City, AL6 6AE and will start at 10.00 am. 

Dates for the first two stages of hearing sesions are set out below:-

Stage 1:  Legal Soundness and Duty to Co-operate

Thursday 21st September
Friday 22nd September

Please find attached the following documents which are relevant to Stage 1 of the hearing sessions:-

     
(Embedded below)

Stage 2:  Overarching Strategy & Associated Policies

24th October - 27th October
1st November - 3rd November

Details of the issues and questions  for the hearing sessions in October and November will be sent out at the end of the first week of September

Stage 3:  Topic Specific Policies

Dates to be announced

Stage 4 Settlement Policies and Site Allocations:

Dates to be announced

Please note the following deadlines for Stage 1 and Stage 2 of the hearing sessions:-

Notification of wishing to Participate:
It is necessary to notify me if you wish to take part in the hearing sessions, regardless of whether you indicated previously that you wished to particpate. Full details are set out in Para 16-18  of the Inspector’s Guidance Notes. 

Please view the examination documents EX02 Inspector’s Preliminary Questions, and EX04  Council’s response to Inspector’s Preliminary Questions before contacting me about participation at stage 1, because in the light of these documents you may consider that it is no longer necessary.     
 
Stage 1 - 5.00 pm  Friday 8th  September
Stage 2 - 5.00 pm  Friday 6th October
Stage 3 - to be advised
Stage 4 - to be advised 

Hearing Statements
Full details on the provision of hearing statements are set out in Paras 33-37 and in Appendix A of the Inspector’s Guidance Notes. 

Stage 1 - 5.00 pm Friday 8th September
Stage 2 - 5.00 pm Friday 6th  October
Stage 3 - to be advised

Please get in contact with me if anything is unclear or you would like any further information.

Kind regards,

Louise

Louise St John Howe
Programme Officer,
Welwyn Hatfield EiP


<a href="http://www.brookmans.com/pdfs/EX06%20Issues%20and%20Questions%20for%20Examination%20Legal%20matters.pdf" target="_blank">http://www.brookmans.com/pdfs/EX06%20Issues%20and%20Questions%20for%20Examination%20Legal%20matters.pdf</a>

<a href="http://www.brookmans.com/pdfs/EX07%20Guidance%20Notes%20for%20Examination%20(Final)%2012.8.17.pdf" target="_blank">http://www.brookmans.com/pdfs/EX07%20Guidance%20Notes%20for%20Examination%20(Final)%2012.8.17.pdf</a>

<a href="http://www.brookmans.com/pdfs/EX08%20Draft%20Programme%20V.1%20%2012.8.17%20.pdf" target="_blank">http://www.brookmans.com/pdfs/EX08%20Draft%20Programme%20V.1%20%2012.8.17%20.pdf</a>
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Re: Housing, planning, and development in North Mymms
« Reply #1550 on: September 06, 2017, 06:51:56 am »
The latest North Mymms District Green Belt Society newsletter dropped through the door this week. It's embedded below. The groups new website also highlights a number of areas "under threat".

<a href="http://www.greenbeltsociety.org.uk/wp-content/uploads/2017/09/news-letter-09-17.pdf" target="_blank">http://www.greenbeltsociety.org.uk/wp-content/uploads/2017/09/news-letter-09-17.pdf</a>
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Re: Housing, planning, and development in North Mymms
« Reply #1551 on: September 27, 2017, 08:08:52 pm »
This email just dropped into my inbox.

Dear Representor,

The Inspector has issued the agenda and programme for stage 2 of the hearing sessions of the Welwyn Hatfield Local Plan and these can be accessed below:-

<a href="http://welhat.gov.uk/CHttpHandler.ashx?id=12640&amp;p=0" target="_blank">http://welhat.gov.uk/CHttpHandler.ashx?id=12640&amp;p=0</a>

<a href="http://welhat.gov.uk/CHttpHandler.ashx?id=12647&amp;p=0" target="_blank">http://welhat.gov.uk/CHttpHandler.ashx?id=12647&amp;p=0</a>

Hearing Statements

The deadline for hearing statements has been extended to Monday 9th October 2017 at 5.00 pm. Providing your electronic copy is with me by this deadline the 3 hard copies can be posted to me on Monday 9th October.

The Inspector has asked me to stress that all further written submissions in the Statements should only address the Issues for Examination which are set out in the Inspector’s Agenda.

The hearing sessions at Stage 2 are dealing with the over-arching strategy of the Local Plan. There will not be any discussion on individual sites at the Stage 2 hearing sessions other than by way of example. All matters relating to these will be dealt with together at the hearing sessions on site allocations in Stage 4, with the exception of Site SDS2 (WGC5), South-East of Welwyn Garden City. This is to be discussed at a joint session with representors to the adjacent site in East Hertfordshire District, probably in November.

Notification of wishing to Participate:

It is necessary to notify me if you wish to take part in the hearing sessions, regardless of whether you indicated previously that you wished to participate. Full details are set out in Para 16-18  of the Inspector’s Guidance Notes, sent with my email of 12th June, 2017. The deadline for notifying me is Monday 9th October at 5.00 pm.

If anything is unclear or you have any queries please do not hesitate to get in touch with me.

Kind regards,

Louise St John Howe
Programme Officer
PO Services,
PO Box 10965,
Sudbury, Suffolk CO10 3BF
Tel: 07789486419
email: louise (at) poservices (dot) co (dot) uk
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Re: Housing, planning, and development in North Mymms
« Reply #1552 on: March 06, 2018, 01:24:46 pm »
Local green belt campaigners are claiming that developers want to add another 899 new houses to the 609 already set out for North Mymms in the Draft Plan.

Green belt society fears 1,500 new homes in North Mymms
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Re: Housing, planning, and development in North Mymms
« Reply #1553 on: March 06, 2018, 02:17:08 pm »
So long as ordinary folk can afford them I don't have a problem with that and 1500 homes does not sound a lot to me. What I do have an issue with is the recent properties being built in BP many of which remain unsold. This is having a knock on effect on existing planned builds as I know of several sites where permission has been given a few years ago but building has yet to start. Clearly they are waiting for favourable market conditions (which usually mend a higher margin!) but this is just one of the problems with the current system.
 

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Re: Housing, planning, and development in North Mymms
« Reply #1554 on: March 06, 2018, 05:19:11 pm »
So long as ordinary folk can afford them I don't have a problem with that

Depends what you mean by ordinary folk! Only a small percentage of any development will actually be affordable housing - probably 10%. Developers will be pushing for this to be as low as possible because of high land values in this area and that they therefore will have 'viability' issues.

The current definition of 'affordable housing' used for planning is simply a min. 20% discount off market value subject to a price cap of £250.000.

So, probably only 10% of any development will be 'affordable' and will probably cost £250,000.

I roughly calculate that you would need to be earning approx £80.000 p.a. to get a mortgage  (less any deposit that you may have been able to save)                           

Is that the salary that ordinary folk earn? - I don't think so.


 

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Re: Housing, planning, and development in North Mymms
« Reply #1555 on: March 06, 2018, 06:03:18 pm »
I agree with your numbers. However we are at this point due to the failure of successive governments to build / encourage the volume of homes required that has pushed homes to such highs that they are now in a position that it is politically difficult for them to push for a material reduction in house prices (impact on pensions, rents, perceived asset values etc). Also not helped by the recent help to buy scheme which has simply maintained high house prices and provided house builders with excessive profits. £100m bonus payout for one chief exec seems bonkers to me, imagine the homes you could have been built with that.

The bottom line is that the only way to create the homes required for 'ordinary folk' is dare I say it to free up cheap greenbelt belt land thereby reducing the overall cost.  Any builder can tell you that they can build a good quality detached home for around £150k and that's with a margin. Where there's a will there is a way unfortunately the current government sees the greenbelt topic as guaranteed votes particularly from the 50+ but they need to change particularly as they have now evidenced the rise of the younger voter.
 

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Re: Housing, planning, and development in North Mymms
« Reply #1556 on: March 06, 2018, 06:25:59 pm »
Absolutely agree about the failure of successive governments!

However, Green Belt land will not be cheap and land owners will want their slice of the pie - although it is clearly cheaper to develop a greenfield site as opposed to a brownfield site.

Whatever price a developer pays for land is irrelevant - they will not pass this on in the final price. The market price is the market price and round here that means expensive!

I suspect that what you will actually see is a raft of executive style houses built to maximise profits and any 'affordable' housing bought by existing property owners as 'buy to lets'.

You can guarantee that those new landlords will be renting their properties at full market rent which will continue to trap potential first time buyers in the vicious circle of not being able to save for a deposit.

The only way to create the homes for 'ordinary folk' is to build social housing or what was previously known as Council houses and rent these at genuinely affordable rents.

Our Council builds about 100 pa. which is woefully short on the known need.


 

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Re: Housing, planning, and development in North Mymms
« Reply #1557 on: March 07, 2018, 03:38:54 pm »
I don't think there is one answer but at the end of the day you cannot deny that simple economics of demand and supply will impact costs. The problem we have is that developers like to control supply and as a result they hold onto planning permission and drip feed housing at rates which help sustain inflated margins. Once again I find it bonkers that a chief exec of a house builder can earn a bonus of £100m. Profit earned off the back of vastly inflated house prices just doesn't sound right.
 

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Re: Housing, planning, and development in North Mymms
« Reply #1558 on: May 10, 2018, 08:37:00 am »
The following has just been posted on the NMDGBS website.

<a href="http://www.greenbeltsociety.org.uk/wp-content/uploads/2018/05/WHBC-Local-Plan-Examination-Stage-4-1.pdf" target="_blank">http://www.greenbeltsociety.org.uk/wp-content/uploads/2018/05/WHBC-Local-Plan-Examination-Stage-4-1.pdf</a>
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