Steering Group Minutes January 2019

HACKLETON PARISH COUNCIL

NEIGHBOURHOOD PLAN STEERING GROUP

Chair:- Cllr R Hawkesford

Clerk:- G Wells

Email:- clerk@hackletonparishcouncil.gov.uk

NEIGHBOURHOOD PLAN STEERING GROUP

Hackleton Parish Council

Date:- 14th January 2019

Time:- 7.00pm

Venue:- Liz Harrison Room – Hackleton Village Hall

Attendees:-

Cllr R Hawkesford (Chair)

Cllr Willmer

M Woolley

C Lloyd

Apologies:-

Cllr Charteress

 

The Clerk

 

Item No.

OPENING PROCEDURES

NP/01/01/19

Apologies – Motion Agreed:- It was resolved that apologies received from Cllr Charteress be received and approved.  

NP/02/01/19

Declarations of Interest – There were no declarations of interest.

NP/03/01/19

Minutes of the Meeting 10th December 2018 – Motion Agreed:- It was resolved that the minutes of the meeting 10th December 2018 be approved.

Item No.

HPNP CONTENTS REQUIREMENT / REVIEW

NP/04/01/19

Report on the meeting with E Gingell (SNC), 8th January 2019- see Appendix A. 

NP/05/01/19

Report on the response to enquiries raised by HPNPSG to consultant Michael Wellock – Motion Agreed:- It was resolved that there was no further action to take at this time.

NP/06/01/19

Larkfleet Homes Survey – The following statement had been put out by Hackleton Parish Council:-

The survey you will have received from a firm of planning consultants Strategic Planning & Research Unit who have been retained by Larkfleet Homes has no connection to Hackleton Parish Council or our emerging Neighbourhood Development Plan.

 As part of the Neighbourhood Plan, objective Housing Needs and Sites Assessments reports have been commissioned through Locality (the official government agency) and have been undertaken by independent planning consultants working for the Parish Council. These will be finalised very shortly. These reports will be based on the whole Parish area and not just Hackleton.

 You will be consulted in due course; the findings and recommendations will be published locally and you will have the opportunity to respond. You will be able to read about this – and other aspects of the work towards the Neighbourhood Plan on the official website www.hpnp.org.uk.

NP/07/01/19

Housing Needs Assessment & Sites Assessment – Landowners of identified sites had been contacted and responses were awaited. Due to the confidential and sensitive nature of the identified sites, information would be circulated prior to a formal consultation. Various other options were discussed which it was felt important not to lose sight of.

With regard the Housing Needs Assessment, Members confirmed that the technical report had been received and an optimum number of houses had been identified. As the report had not as yet been signed off it was to remain private and confidential at this stage. Any housing numbers identified for the Parish would not have to be built at once although a prime site could be recognised with a forward programme of future developments set out within the plan.

NP/08/01/19

Draft Plan Requirements & Action Plan – Members agreed that the draft plan with policies was required and would be sent out for review prior to the formal consultation. Motion Agreed:- It was resolved that the following policy areas would be delegated as follows:-

Cllr Willmer – The Built & Natural Environment;

Cllr Hawkesford – Housing;

C Lloyd – The Built / Historic element of The Built & Natural Environment;

M Woolley – Connections & Transport;

M Woolley – Economy

SNC /WNJCS policies would need to be taken into consideration and these policies would not need to be re-written / justified as they already existed.

Members discussed the policy area ‘Regenerating & Building Communities’ and agreed it would be useful to consult with the community over this. It was considered that it would be useful to bring services into the community given the transport situation and the ageing population. Members considered where such activities could be supported / take place given the restrictions on use of the Village Hall in the day time Monday – Friday.

Item No.

CLOSING PROCEDURES

NP/09/01/19

Date of next meeting – Monday 11th February 2019.

An informal meeting would take place 1st February 2019 to run through policy requirements.  

       

 

Appendix A:-

 

Hackleton Parish Neighbourhood Plan Steering Group meeting

Tuesday 8th January 2019

Apologies: Carol Lloyd and Tina Chartress

Attending: Ellie Gingell (SNC), Cllr Roy Hawesford, Cllr Jo Willmer, Maz Woolley

 

Informal Meeting with Ellie Gingell Principal Planning Officer South Northants Council

Notes on Discussions:

CURRENT POSITION – Roy has now had the site suitability report but still awaits the Housing Needs Analysis though a revised draft had been promised by the end of the 8th.

SNC SUPPORT FOR OUR NP – Ellie confirmed that she is leaving SNC as we had been previously informed and that a Planning Officer will be allocated to support us. Ellie will make sure we are informed of the name and contact details as soon as who will be responsible for our plan is confirmed.

LARKFLEET HOMES – Ellie made clear that spru/Larkfleet Homes survey sent to residents in the Parish was not sponsored by SNC, though spru/Larkfleet had contacted SNC Housing prior to carrying it out.  Ellie has asked the housing team to provide formal clarification on the survey to the Parish Council.

REMOVAL OF BUS SERVICE – Ellie informed us that SNC have reviewed their settlement hierarchy following NCC removal of subsidies and the closure of many rural bus services round the County. This has not altered the level in the hierarchy of any of the settlements within our parish. A discussion was had about the longer term suitability of parts of the Parish as a location for those who have no access to a car such as the visually impaired or those on benefits or incomes which make running a car impossible. Although a local car share scheme and a shoppers bus service are currently starting up neither address the need for students to get to locations like Northampton College or of those who use the bus for journeys to/from work in Northampton. JW pointed out that this makes a pedestrian/cycle route spine through the parish of even more potential benefit.

HOW TO ALLOCATE SITES – Ellie reminded us that we are looking at the plan period up to 2029 and that the HNA will identify the numbers suggested to be built by that date. The build level for the whole period does not have to be allocated immediately so a sensible proportion to be built in early years of plan can be allocated and other sites identified as ‘contingency sites’ or future sites to be brought forward when criteria that you put in plan are met (but within the plan period). This would be part of Neighbourhood plan review process. So if a Developer or the Community could prove flexibility so they couldn’t just develop anywhere the community could release one of the next suitable sites identified in their plan as the next phase.

HOW TO STRUCTURE OUR WORK – Ellie suggested that we do not attempt to write policies in planning language but to:

  • Work through a table which lists focus policy areas from the WNJCS and then looks at what we want in each area and what evidence we have. Ellie agreed to supply a sample table for our use
  • List everything that we want the local plan to address on sticky notes to make sure the table captures everything
  • She also advised looking at the Planning Aid Document on writing policies

AMBITIONS WHICH ARE NOT LAND USE POLICIES – Ellie pointed out that the plan can record aspirations for the use of Community Infrastructure money going forward. This covers items discussed like spine, parish office/drop in, etc. It would be separate section in the document to avoid confusion.

POLICY STRUCTURE – Ellie encouraged us to create Policies that apply across the Parish, and then create policies for the settlement areas and then for the rural areas outside boundaries as a policy suited to one village may not apply to all.

ENVIRONMENT – Ellie suggested consulting the statutory parties as soon as you have a draft plan since change is easier at draft stage than following comments they might make under Regulation 14 consultations. Ellie advised that the Magic Map from DEFRA is a useful environmental aid. Some discussion was held on Bats, Newts and how to recognise the area that such creature roam over. Ellie pointed out restrictions from the SSI etc exist. Ellie to provide a map of the gravel pits special area for birds.

RELATIONSHIP TO OTHER POLICIES – A made Neighbourhood Plan joins the Local Plan, WNJCS, and NPPF document as the Development Plan for the area. SNC has a number of supplementary policies like Design guides and Parking which can be found on their website. These carry less ‘weight’ than development plan documents, including the Neighbourhood Plan and some are guidance. So if we want to make this guidance mandatory e.g. the off street parking calculation in their parking advice for off street parking,  in part or parts of the parish they need to be re-stated as policies in the NP.

PARKING – Ellie pointed out that offstreet parking is not the only factor. Visitor parking and street parking is important too. Street design can create marked parking places and obvious car channels which can slow traffic flows to an appropriate speed for a minor road. Ellie pointed out the need to have rules for infill sites as well as for new development sites if required.

INFRASTRUCTURE – It is possible to specify that developers of new sites will ensure that services are provided to a certain standard. So for Broadband unless the Developer can show that they will provide the  infrastructure to allow all properties on the site to connect to what the Government defines as fast broadband building would not be permitted. The emerging Part 2 Local Plan contains some advice.

EXAMPLES OF LIMITATIONS TO POLICIES –  Deemed planning permission (permitted development) allows people to build substantial extensions to the rear of their property including roof conversions and dormer windows so a policy to stop people converting bungalows to two storey dwellings will not achieve its aims/ cannot be enforced. However careful use of design guides may limit how the front of a property is altered.

PLANS TO LOOK AT – Ellie suggested that Broughton Astley in Leicestershire and Wing in Aylesbury Vale might be worth reading.

NEXT STEPS – To review Ellie’s table and allocate work on topics and arrange a brainstorm with post-it notes.

THANKS – Roy thanked Ellie for help and encouragement and wished her luck on our behalf for her next role.

 

Steering Group Working Party Meeting January 2019

Hackleton Parish Neighbourhood Plan Steering Group Working Party Meeting

Tuesday 8th January 2019

Apologies: Carol Lloyd and Tina Chartress

Attendees: Ellie Gingell (SNC), Cllr Roy Hawesford, Cllr Jo Willmer, Maz Woolley

Informal Meeting with Ellie Gingell Principal Planning Officer South Northants Council

Notes on Discussions:

CURRENT POSITION – Roy has now had the site suitability report but still awaits the Housing Needs Analysis though a revised draft had been promised by the end of the 8th.

SNC SUPPORT FOR OUR NP – Ellie confirmed that she is leaving SNC as we had been previously informed and that a Planning Officer will be allocated to support us. Ellie will make sure we are informed of the name and contact details as soon as who will be responsible for our plan is confirmed.

LARKFLEET HOMES – Ellie made clear that spru/Larkfleet Homes survey sent to residents in the Parish was not sponsored by SNC, though spru/Larkfleet had contacted SNC Housing prior to carrying it out.  Ellie has asked the housing team to provide formal clarification on the survey to the Parish Council.

REMOVAL OF BUS SERVICE – Ellie informed us that SNC have reviewed their settlement hierarchy following NCC removal of subsidies and the closure of many rural bus services round the County. This has not altered the level in the hierarchy of any of the settlements within our parish. A discussion was had about the longer term suitability of parts of the Parish as a location for those who have no access to a car such as the visually impaired or those on benefits or incomes which make running a car impossible. Although a local car share scheme and a shoppers bus service are currently starting up neither address the need for students to get to locations like Northampton College or of those who use the bus for journeys to/from work in Northampton. JW pointed out that this makes a pedestrian/cycle route spine through the parish of even more potential benefit.

HOW TO ALLOCATE SITES – Ellie reminded us that we are looking at the plan period up to 2029 and that the HNA will identify the numbers suggested to be built by that date. The build level for the whole period does not have to be allocated immediately so a sensible proportion to be built in early years of plan can be allocated and other sites identified as ‘contingency sites’ or future sites to be brought forward when criteria that you put in plan are met (but within the plan period). This would be part of Neighbourhood plan review process. So if a Developer or the Community could prove flexibility so they couldn’t just develop anywhere the community could release one of the next suitable sites identified in their plan as the next phase.

HOW TO STRUCTURE OUR WORK – Ellie suggested that we do not attempt to write policies in planning language but to:

  • Work through a table which lists focus policy areas from the WNJCS and then looks at what we want in each area and what evidence we have. Ellie agreed to supply a sample table for our use
  • List everything that we want the local plan to address on sticky notes to make sure the table captures everything
  • She also advised looking at the Planning Aid Document on writing policies

AMBITIONS WHICH ARE NOT LAND USE POLICIES – Ellie pointed out that the plan can record aspirations for the use of Community Infrastructure money going forward. This covers items discussed like spine, parish office/drop in, etc. It would be separate section in the document to avoid confusion.

POLICY STRUCTURE – Ellie encouraged us to create Policies that apply across the Parish, and then create policies for the settlement areas and then for the rural areas outside boundaries as a policy suited to one village may not apply to all.

ENVIRONMENT – Ellie suggested consulting the statutory parties as soon as you have a draft plan since change is easier at draft stage than following comments they might make under Regulation 14 consultations. Ellie advised that the Magic Map from DEFRA is a useful environmental aid. Some discussion was held on Bats, Newts and how to recognise the area that such creature roam over. Ellie pointed out restrictions from the SSI etc exist. Ellie to provide a map of the gravel pits special area for birds.

RELATIONSHIP TO OTHER POLICIES – A made Neighbourhood Plan joins the Local Plan, WNJCS, and NPPF document as the Development Plan for the area. SNC has a number of supplementary policies like Design guides and Parking which can be found on their website. These carry less ‘weight’ than development plan documents, including the Neighbourhood Plan and some are guidance. So if we want to make this guidance mandatory e.g. the off street parking calculation in their parking advice for off street parking,  in part or parts of the parish they need to be re-stated as policies in the NP.

PARKING – Ellie pointed out that offstreet parking is not the only factor. Visitor parking and street parking is important too. Street design can create marked parking places and obvious car channels which can slow traffic flows to an appropriate speed for a minor road. Ellie pointed out the need to have rules for infill sites as well as for new development sites if required.

INFRASTRUCTURE – It is possible to specify that developers of new sites will ensure that services are provided to a certain standard. So for Broadband unless the Developer can show that they will provide the  infrastructure to allow all properties on the site to connect to what the Government defines as fast broadband building would not be permitted. The emerging Part 2 Local Plan contains some advice.

EXAMPLES OF LIMITATIONS TO POLICIES –  Deemed planning permission (permitted development) allows people to build substantial extensions to the rear of their property including roof conversions and dormer windows so a policy to stop people converting bungalows to two storey dwellings will not achieve its aims/ cannot be enforced. However careful use of design guides may limit how the front of a property is altered.

PLANS TO LOOK AT – Ellie suggested that Broughton Astley in Leicestershire and Wing in Aylesbury Vale might be worth reading.

NEXT STEPS – To review Ellie’s table and allocate work on topics and arrange a brainstorm with post-it notes.

THANKS – Roy thanked Ellie for help and encouragement and wished her luck on our behalf for her next role.

Steering Group Minutes December 2018

HACKLETON PARISH COUNCIL

NEIGHBOURHOOD PLAN STEERING GROUP

Chair:- Cllr R Hawkesford

Clerk:- G Wells

Email:- clerk@hackletonparishcouncil.gov.uk

 

NEIGHBOURHOOD PLAN STEERING GROUP

Hackleton Parish Council

Date:- 10th December 2018

Time:- 7.00pm

Venue:- Liz Harrison Room – Hackleton Village Hall

Attendees:-

Cllr R Hawkesford (Chair)

Cllr Charteress

Cllr Ward

Cllr Willmer

G Youens

M Woolley

C Lloyd

Apologies:-

 

The Clerk

 

Item No.

OPENING PROCEDURES

NP/01/12/18

Apologies – There were no apologies to receive.

NP/02/12/18

Declarations of Interest – There were no declarations of interest.

NP/03/12/18

Minutes of the Meeting 12th November 2018 – Motion Agreed:- It was resolved that the minutes of the meeting 12th November 2018 be approved and signed by Cllr Hawkesford.

NP/04/12/18

Chairs Report – Cllr Hawkesford report (Appendix A) had been circulated to all members.

Item No.

HPNP CONTENTS REQUIREMENT / REVIEW

NP/05/12/18

Housing Needs Assessment & Sites Assessment update and requirements – A ‘private and confidential’ housing needs assessment report had been received from Locality but concern was expressed regarding the formulaic process and resulting figures within that report regarding housing need requirements. As a result of those concerns the report had been forwarded to Ellie Gingell at SNC who had considered the report and had offered support with regard the information. An amended housing needs assessment wasexpected 17th December 2018.

Cllr Hawkesford advised that a site assessment had taken place and that, whilst some comments had been made, there were no great issues for consideration. Realistically, it was considered that more sites would need to be identified as some sites may not be put forward by the landowner. The Neighbourhood Plan will cover the period up until 2029 and the Inspectors have to believe that it is likely any proposed development sites would be likely to be completed in that period.

Action Agreed:- It was agreed that the landowners of proposed sites would be contacted to ascertain whether they were happy for their land to be identified within the plan as potential development sites. The deadline for responses from landowners would be 14th January 2019.

NP/06/12/18

Draft Plan Requirements & Action Plan – Members discussed the requirements to identify policies, objectives, aims and visions and it was acknowledged that sites could not be approved / confirmed until such policies had been agreed. A process chart identifying headings and requirements was distributed in order to identify who could research and consider each area. Comment was made that whilst there would be common policies for the parish, it was also necessary that each village area had its own specific policies in order to retain its identity / character. Appendices would include the detail and photos. However, concern was expressed regarding the mass of work required to pull the plan together in terms of identifying policies, aims, visions, statements, etc given the lack of volunteers that had come forward from the community to assist in the process and Members ability to commit to delivering requirements on top of their home and work obligations.

Action Agreed:- It was agreed that an informal meeting would take place on 21st December to discuss next steps and actions. Those who were unable to attend were asked to read any information provided and to respond accordingly. The next NNPulse submission would include information about the forthcoming consultation process and update as to where the group was with the plan, including information regarding the site assessment and housing needs assessment.

Item No.

CLOSING PROCEDURES

NP/07/12/18

Date of next meeting – Monday 14th January 2019.  

       

The meeting closed at 8.40pm.

 

Appendix A

 Hackleton Parish Neighbourhood Plan Report, December 2018.

 

This month’s report is relatively short. In fact – apart from work on biodiversity being carried out by Jo Willmer – the main thing to say is that by next month there will be quite a lot to report.

 By end of December we should have the final versions of the Housing Needs Assessment and the Sites Assessment. These will form the basis of consultation with the owners or agents of the most suitable sites to ascertain availability, followed by consultation with the public to seek their views before we develop the Plan accordingly.

 During the month we have continued to provide information and consult with our consultant, Michael Wellock and with Ellie Gingell of SNC. The latter has scrutinised the drafts of the two Assessments and, between the three parties, we have sent amendments and comments to the people preparing the reports.

 We have to bear in mind that the assessments are based on the period up to 2029. Projections of housing needs are even more difficult at this time owing to the problems caused by Brexit and the impending formation of the unitary councils. The situation regarding the houses in Wootton Fields/St Georges is still the white elephant in the room, but any projections at the current time will not take account of the NRDA. Assuming the merger of SNC, DDC and Northampton Borough goes ahead, there will no longer be a NRDA within SNC… Food for thought!

 All we can do at the moment is develop our Plan in accordance with guidelines from the West Northants Joint Core Strategy (WNJCS), the SNC Local Plan and the updated National Planning Policy Framework (NPPF). These provide the context of our emerging Plan.

 At our next meeting, on Monday 10th December, the principal aims of the steering group will be to consider our action plan – who is going to do what and by when – and to agree the procedure on dealing with the two Assessments referred to above.

 The only disappointing news this month is that Ellie Gingell has decided to move on, at the end of January. She has offered to provide informal support after that, for which we will be grateful. She has provided considerable support and has provided momentum to what is, quite frankly, an onerous task. While she will be missed, she will tell us who will be her replacement – with regard to assisting us with the Plan – at SNC.

 May I wish you a happy Christmas and all the best for 2019.

 Roy Hawkesford

 

Agenda for the Neighbourhood Plan Steering Group January 2019

HACKLETON PARISH COUNCILNEIGHBOURHOOD PLAN STEERING GROUP

Chair:- Cllr R Hawkesford

Clerk:- G WellsEmail:- clerk@hackletonparishcouncil.gov.uk

Clerk:- Gill Wells 9th January 2019

Monday 14th January 2019, 7.00pm in the Liz Harrison Room, Hackleton Village Hall

Item No.

OPENING PROCEDURES

NP/01/01/19

Apologies – Members are asked to formally receive and approve apologies.

NP/02/01/19

Declarations of Interest.

NP/03/01/19

Minutes of the Meeting 10th December 2018

Item No.

HPNP CONTENTS REQUIREMENT / REVIEW

NP/04/01/19

Report:- Meeting with Ellie Gingell (SNC) 8th January 2019 and subsequent actions required.

NP/05/01/19

Report:- Report on the response to enquiries raised by HPNPSG to consultant Michael Wellock and subsequent actions required.

NP/06/01/19

Larkfleet Homes Survey – Update, actions and requirements.

NP/07/01/19

Housing Needs Assessment & Sites Assessment update and public consultation requirements 

NP/08/01/19

Draft Plan Requirements & Action Plan.

Item No.

CLOSING PROCEDURES

NP/09/01/19

Date of next meeting – Monday 12th February 2019.  

What is affordable Housing?

Affordable Housing is a term used to describe a wide variety of new properties. It needs to be understood that this is not exclusively housing aimed at people on lower incomes. In fact those living on state benefits, with low incomes, or with difficulties borrowing large sums of money would not be able to afford to occupy much of the property provided under this title. People often think that affordable housing means housing for reasonable rents or co-ownership but this is only part of what the Government regards as Affordable Homes.

This post looks at what the Government defines as affordable housing in its latest National Planning Policy Framework so that it is clear what the range of affordable options a developer may put forward are. NB I have highlighted text below to clarify.


Affordable housing for rent: meets all of the following conditions: (a) the rent is set in accordance with the Government’s rent policy for Social Rent or Affordable Rent, or is at least 20% below local market rents (including service charges where applicable); (b)
the landlord is a registered provider, except where it is included as part of a
Build to Rent scheme (in which case the landlord need not be a registered provider); and (c) it includes provisions to remain at an affordable price for future eligible households, or for the subsidy to be recycled for alternative affordable housing provision. For Build to Rent schemes affordable housing for rent is expected to be the normal form of affordable housing provision (and, in this context, is known as Affordable Private Rent).

Starter homes: is as specified in Sections 2 and 3 of the Housing and Planning Act 2016 and any secondary legislation made under these sections. The definition of a starter home should reflect the meaning set out in statute and any such secondary legislation at the time of plan-preparation or decision-making. Where secondary legislation has the effect of limiting a household’s eligibility to purchase a starter home to those with a particular maximum level of household income, those restrictions should be used.

Discounted market sales housing: is that sold at a discount of at least 20% below local market value. Eligibility is determined with regard to local incomes and local house prices. Provisions should be in place to ensure housing remains at a discount for future eligible households.

Other affordable routes to home ownership: is housing provided for sale that provides a route to ownership for those who could not achieve home ownership through the market. It includes shared ownership, relevant equity loans, other low cost homes for sale (at a price equivalent to at least 20% below local market value) and
rent to buy (which includes a period of intermediate rent). Where public grant funding is provided, there should be provisions for the homes to remain at an affordable price for future eligible households, or for any receipts to be recycled for alternative affordable housing provision, or refunded to Government or the relevant authority specified in the funding agreement.


In a nutshell the term “Affordable Homes” covers everything from social housing built specifically to rent at charges that people on lower lower incomes can afford to standard housing estate properties sold for 20% less than the average property sale price in the local area. Zoopla says the average house price in Hackleton is £373,839 at the time of writing so that could mean that houses costing over £250,000 could be described as affordable. Such properties are generally aimed at first time buyers able to afford a substantial mortgage and not what many people wanting local Affordable Housing mean.

These discounted houses tend to be the type that developers wish to incorporate in their schemes in order to maximise the return on their investment. And in order to provide a few of these cheaper houses they will wish to build many more ‘full price’ houses to ‘subsidise’ them.

Larkfleet Homes Survey

The survey you will have received from a firm of planning consultants Strategic Planning & Research Unit, who have been retained by Larkfleet Homes, has no connection to Hackleton Parish Council or our emerging Neighbourhood Development Plan.

As part of the Neighbourhood Plan, objective Housing Needs and Sites Assessments reports have been commissioned through Locality (the official government agency) and have been undertaken by independent planning consultants working for the Parish Council. These will be finalised very shortly. These reports will be based on the whole Parish area and not just Hackleton.

You will be consulted in due course; the findings and recommendations will be published locally and you will have the opportunity to respond. You will be able to read about this – and other aspects of the work towards the Neighbourhood Plan on our official website www.hpnp.org.uk.

Roy Hawkesford