by Chris Slattery, Branch Planning Group

Hampshire County Structure Plan broke new ground by introducing the idea of a reserve housing allocation within the County, which would only be used if there was a shortfall in housing numbers, in the period from 2001 to 2011. The sting in the tail was that 14,000 additional houses threatened Hampshire's beleaguered countryside. Major Development Areas numbering 2,000 to 4,000 dwellings were required of some localities, none in others.

A furore of indignation and objection followed from people affected. Some local authorities dragged their feet or refused to select sites, others claimed they could meet their allocation elsewhere. None welcomed having to risk local outrage by identifying greenfield sites. It was claimed naming sites would blight them.

Brownfield vs. greenfield

Ironically, the unexpected happened. For five years brownfield windfall sites came forward and the numbers of completed dwellings gradually increased. Hampshire's Housing Monitoring report showed there was no justification for triggering the reserve housing provision. Every year the areas under threat watched, hoped and waited. Every year the developers with land banks eyed the greenfield land and the potential profits.

In 2005 the first two developers struck and applied for outline planning permission on reserve sites. It was refused, but developers have the right to appeal. On refusal they can Appeal at Inquiry, making their case to an independent inspector. The final decision lies with the Secretary of State, John Prescott.

And the end of the story?

It doesn't have one…….yet! You can win the first and the second battle to protect the Hampshire countryside, the farmland and the distinctive landscapes, but the ODPM can overrule decisions taken locally and there can, in some cases, be a final appeal to the High Court.

CPRE is an organisation that defends the countryside and has a strong team to monitor planning policy. So far, the scores are one reserve site could be lost, one apparently won. Hampshire's Strategic Authorities are able to release or withhold their reserve allocation. Will developer interests over-rule them? We can only wait and hope not. It would certainly be a sad day for Hampshire if the 14,000 additional houses were added to those already in the pipeline, already predicted to over-shoot their required numbers by 5,000-10,000 without the reserve!

Their Reserve status is currently protecting these sites: For how long? It could be until 2011, when the reserve site policy comes to an end, or until the developers win?

May 2006