Significant planning decision for York Green Belt

Brecks Lane, Strensall planning application turned down by Secretary of State

click to download full decision

A proposal to build 102 houses on land next to Brecks Lane in Strensall has been turned down by the Secretary of State,

He “called in” the application after 9 Labour Councillors outvoted 7 Opposition Councillors to approve it at a local Planning committee meeting held on 24^th February 2014. At that time the Council still had an overall Labour majority under the leadership of Cllr Alexander.

The Minister said that the refusal was because the site was located in the Green Belt.

This has a major significance for other peripheral sites around the City which were to be taken out of the Green Belt under Labours “Big City” expansion plans.

Now the draft Local Plan – rejected by the Council in October – has received a further blow.

It is good news for threatened sites in Woodthorpe, Foxwood Lane and between Acomb and the A1237, as all are in the currently defined Green Belt

The full decision can be downloaded by clicking here

No decision will be taken on the Local Plan now until after the Council elections on May 7^th.

There are around 5000 outstanding planning permissions for new homes in York. The majority are on “brownfield” – previously developed -land.

Cllr Ann Reid the new Liberal Democrat chair of the Planning Committee commented;

Members of the City of York Council planning committee visit the land at Strensall where Linden Homes want to build 102 homes

Site inspection in 2014

“I am delighted that the Secretary of State has refused planning permission for this site. Crucially, the ruling completely undermines a number of claims made by the Labour Cabinet and further discredits their Draft Local Plan.

“The ruling recognises that the land is in the Green Belt and development should therefore be blocked in order to protect York’s character and stop unrestricted urban sprawl. It shows that even without a Local Plan in place it will not be open-season for developers in York’s countryside.

“Crucially, the ruling supports the view that preventing development on this site, and on other Green Belt sites, will encourage development of brownfield land. This is why the Liberal Democrat Group has consistently advocated a brownfield first building policy.

“The ruling says that only in very special circumstances should Green Belt land be developed. Labour have not demonstrated that those circumstances exist for this or other sites across York.

“With so many undeveloped brownfield sites it is imperative that these are developed before a further attempt is made to bulldoze the Green Belt. Labour’s housing policy is once again in tatters and a radical rethink is needed.”

York population growth projections cut again

The latest population projections published by the government show a lower than expected increase in the City’s population in the period up to 2037.

The City’s population is now expected to grow from 195,000 in 2014, to 214,000 in 2030 (the end date of the draft Local Plan).

This represents a growth of 19,000 producing an annual average increase of 1266.

This converts into a demand for an additional 575 homes per year (at an occupancy level of 2.2 persons per home).

This is the figure that the Council used when it published its first Draft Local Plan in February 2011.

This is less than half the figure kicked about by Labour when they issued their projection figures in 2012. Their “Big City” expansion plans produced outrage across the City and eventually led, in the autumn of last year, to the draft Local Plan being rejected by the newly balanced Council.

The City would be able to identify sites for 600 homes each year on land which already has planning permission and/or which is brownfield (previously developed) land.

There is no justification for building on Green Belt land.

It is unlikely now that a new Draft Local Plan will be agreed before the Council elections take place on May 7th.

Labour Councillor misled residents on Local Plan housing demand

Call to end Cabinet system “dictatorship”

Stories in the media today confirm what many have suspected for some time.

Labour’s “Big City” Local Plan exaggerated the demand for new housing in York.

In publishing a consultation document last year, they claimed that 850 additional home per year were justified by central government population growth estimates.

It turns out that the figure was known to be 750, with the prospect that it will be scaled down further as more recent trends are confirmed.

The lower figures make a major difference to the amount of land required for development, and taken with the surge in brownfield planning applications over the last 2 years (on sites that were not identified for housing in the draft Local Plan), it means that there is even less justification for building on Green Belt sites.

The only realistic plan which preserves the character, scale and setting of the City was that published in February 2011. Liberal Democrats had previously identified brownfield sites on which over 12,000 new homes could be built in York

Mystery over commercial web site deepens

With a web address only registered in January ( http://www.loveyorkletsplan.co.uk/ ), the new site slavishly promotes out of date figures (and thinking). It claims to be independent but the funding for the organisation is unclear. Some commentators have suggested that it is simply a front for commercial developers – particularly those with an interest in the 4000 home development planned for Rawcliffe/Skelton.

Debate is healthy but any site which promotes a particular political view should be transparent. The names of the sponsors would be clear, particularly in the run up to elections when partisan comments are subject to legal controls.

The web site makes the mistake of implying that “at least 850” additional homes need to be built each year. It also claims incorrectly that only 5000 brownfield housing sites are available in York. Neither is true (see above)

End cabinet member dictatorship

The latest revelation, that figures were misrepresented by a Cabinet member, has renewed calls for the present decision taking system to be scrapped. Labour enjoyed the support of only 40% of those voting in the 2011 Council elections, yet were able to form a Cabinet which exercised widespread delegated powers. Inexperience and the elixir of power quickly turned the Council into a dictatorship with many local residents views being publicly reviled.

We have seen how absolute power corrupts with examples in both Rotherham and Redcar this week. Labour in York may be on the same slippery slope. Only defections and a by elections defeat have recently forced them to show some humility.

There can be no way back for the Executive/Cabinet system, irrespective of whom wins the Council elections in May.

The tried and trusted committee system – jettisoned by the York Council in 1997 – needs to be brought back albeit with some refinements.

The traditional system involves all members of the Council – irrespective of party – in decision taking. It promotes debate before decisions are taken. Modern technology can be used to inject some timely public participation into York’s decision taking process.

Hopefully a new national government will allow Councils to use a system of proportional presentation in local elections, where residents want it. Such a system guarantees that all parties (and viewpoints) are represented on a local Council…… and that would be healthy for democracy and may prompt a higher turnout in local elections.

Labour members rile against MP selection process

One Labour member has lifted the veil on how the UNITE trades union is trying to parachute its preferred candidate into the York Central constituency candidate vacancy. As we have said before, this is a matter for the dwindling number of Labour supporters to sort out. Electors will, however, be expecting to select from a list where serious candidates can demonstrate a real interest in the City over an extended period of time.

The controversy does, however, reinforce how institutions like trades unions do seek to impose their sectional views on political parties and, through them, local residents.

Many Labour Councillors in York admit trades union sponsorship in their declarations of interests?

According to a response to a recent Freedom of Information request, of the 6255 staff employed by the York Council, 1780 are members of trades unions.

There are 5 staff who spend at least half their time of trade’s union activities.

The total cost to York Council Taxpayer of trades union activates is £138, 401 pa.

£33,000 is spent on office costs

Government boost for brownfield housing in York

York central site among 29 nationwide to be shortlisted for financial help.

York central site

Campaigners seeking to protect York’s Green Belt have welcomed a government initiative which could accelerate the development of housing on the York Central site.

Papers released on Friday suggest that it may be designated as a “Housing Zone”

Development of the site (behind the railway station) has been stalled since the start of the recession in 2008.

In 2011 the then LibDem led Council agreed a Local Plan which would have seen 1780 dwellings built on the site which enjoys excellent transport links and a full range of services within walking distance.

Although the Labour led Council has since tried to pare down that number, the government scheme could provide a big boost.

Most housing zones are expected to be big enough for between 750 and 2,000 homes. Successful bids were submitted by councils working with developers> They were invited to bid for a share of £200 million for infrastructure and land remediation to get their ideas off the ground.

Successful zones will have access to cheaper borrowing from the Public Works Loan Board and priority access to expert planning and technical support from the ATLAS service run by the Homes and Communities Agency.

It remains to be seen whether the York site will be one of the 10 finally chosen to benefit from the additional funding.

Since the announcement was made on 8th January there has only been stony silence from the Councils Labour “leadership”.

More details of the scheme can be read on the government web site (click)

Councillor Bleep in line for planning role in York

Following the black farce which unwrapped the last time the York Councils “Urgency” committee met, there seems to be some hope that the forces of darkness will be defeated at the resumed meeting now scheduled for the 19th January.

Officials are suggesting that committee membership should be reflect the proportion of seats held by each group represented on the Council.

Hardly a radical suggestion as proportionality has been a guiding principal for the York Council for the last 25 years.

It means that the much maligned Cllr Healey will become a member of the Local Plan Working group in place of Cllr Watt (who has apparently joined the Mordor tree preservation Group)

York Local Plan hits political buffers

Any hope, that York’s Local Plan might be agreed for submission to an “examination in public” before the Council elections are due to take place in May seem to have disappeared today.

Labour Councillors refused at a meeting today to remove Cllr Watt – who now sits as an Independent – from the Local Plan Working Group.

They chose to take that line after Watt agreed to back their “Big City” house building plans.

For the next couple of weeks at least, Cllr Watt would be able to attend working group meetings provided he continues to toe the Labour Party line.

The Conservatives will have only one seat on the working group (although, under proportional representation, they are legally entitled to two)

The next Local Plan meeting is not scheduled to take place until 29^th January.

Little divine inspiration or common sense on show at today’s meeting. click to access

It is to be hoped that the political groups find an accommodation before the “Urgency” committee next meets on 19^th January.

Today’s ill tempered meeting will be best remembered for tit for tat accusations about individual Councillors “misbehaviour”. The allegations should more properly have been raised at the specialist “standards committee”.

The promise of the new Labour Leader, to encourage debate about issues rather than personalities, seems to have fallen flat on its face. The “part time” Labour Leader (Williams) was noticeable by his absence from today’s meeting.

Another Tory Councillor formally resigns in York

As we predicted last week, following his sacking from a key planning committee, Skelton Councillor Joe Watt has apparently now quit the local Conservative Council group.

He will sit as an Independent.

He is the second Conservative Councillor to take this route following the decision of Cllr Sian Wiseman who quit to became an Independent 18 months ago.

Ironically it was the Labour Councils “Big City” Local Plan which prompted both resignations.

There has never, in modern times, been more Councillors “crossing the floor” of the York Council chamber than during the last 4 years.

Labour started in 2011 with 26 Councillors but have seen defections, and an election defeat to the LibDems, reduce that figure by 5

The concern is that the resulting instability may lead to indecision as the City stuggles to take full advantage of the economic recovery.

Only the LibDem (9 Councillors) and Green groups (2 members) have remained united.

The Council’s web site has already been updated to show Cllr Watt’s defection.

The number of Councillors in each Group on the Council is now

Labour 21
Lib Dem 9
Conservative 9
Independent 4
Green 2
Labour Independent 2

NB. We understand that Cllr Watt had already been “deselected” as a candidate for the May Council elections. Another source within the Tory Group says that Joe didn’t apply to be a candidate.

Muddle, confusion, division and delay – York’s Local Plan

Yesterday’s York Council working group meeting should have sorted out a way forward which would have led to majority support for a new Local Plan for the City.

Instead a maverick Tory Councillor, Joe Watt, voted against his own parties policies when he sided with the “Big City” proposals which Labour have been touting around for the last 3 years. The high growth proposals were rejected at the October Council meeting having attracted a record number of objections from residents (over 15,000).

The latest proposals envisage an average of 926 additional homes being built in the City each year leading to a total build of 14,816 by 2030. The character and setting of the City would be changed for ever.

The majority of the houses would be built on Green Belt land and would be occupied by inward migrants.

Existing York Green Belt boundaries. click to enlarge

On average the City has seen – over the last 15 years – just over 600 homes built each year.

Lack of planning permissions and identified development sites has rarely, if ever, been a problem during that period.

Over 80% of new homes have been provided on previously developed (brownfield) sites during the last 2 years.

The Council has been totally opaque in its dealings over the Local Plan. Even now Freedom of Information requests are subject to ongoing delays.

The York Council has also still to come up with a workable governance system which will see it through to the “all out” local elections in May.

We doubt that many existing Councillors will be re-elected if they don’t step up to the plate and respect the wishes of York residents. Cllr Watt, in particular, is leaving an unwelcome legacy with 4000 new homes now likely to be built on Green Belt land on the doorsteps of Skelton and Clifton Moor electors.

The Local Plan is the biggest remaining issue for the present Council to sort out.

It needs to find a consensus approach and quickly.

Local Plan meeting agenda published

The Council has published a further report on the number of new homes that it believes should be built in the City over the next 20 years.

The report fails completely to offer any possibility of reaching a consensus, driven, as it is, by the now discredited “Big City” strategy devised by the last Labour administration.

Council officials need to get back to basics. History is fact and an average of around 600 additional homes is what has been produced in the City over the last few decades.

Births, deaths and house building click to enlarge

In the last two years the housing waiting list in the City has fallen from a peak of 4692 to 1344. That is the backlog in demand that needs to be accommodated and, with nearly 5000 outstanding planning permissions available in the city, volume requirements (but not necessary affordability) can be addressed.

Natural population growth (births minus deaths) have averaged around 1000 a year producing an internal demand for less than 500 additional homes each year.

As was explained a coupe of days ago, there are a vast range of opinions on what may happen over the next two decades.

It is however highly unlikely that we will see high levels of sustained economic growth over the longer term. There will be peaks and troughs

Hence a figure of between 600 and 650 additional homes per year – on average – is a reasonable and justifiable aspiration.

The sooner York Council officials recognise this and get on with planning on that basis the sooner York’s Local Plan can achieve widespread support.

York Local Plan – little common ground emerging

Fig 1 Economic growth forecasts click to view

Those York Councillors who attended a briefing session last week on the Local Plan will have found out little new.

The disconnect between Labour’s, highly optimistic, economic growth assumptions and population projections remain, although figures provided by specialist consultants are beginning to paint a more realistic picture.

A study by Oxford economists suggest that as many as 13,000 new jobs could be created in the City over the next 15 years. However, about half of these will simply replace jobs which are being lost.

Fig 2 Population growth click to view

The same team says that there could be an additional 24,300 people wanting to live in York by 2030. This would generate a demand for about 450 additional homes per year (see figs 1 and 2 right).

The Council has finally admitted that 75% of the projected population growth can be attributed to immigration, rather than “providing affordable homes for York families” – the claim used by Labour to justify their “Big City” growth plans in the past.

Fig 3 Summary click to enlarge

In summary (fig 3) the consultants conclude that the York economy should grow by around 2.8% on average each year.

The Local Plan agreed in February 2011 had agreed that around 550 additional homes were needed in the City each year.

Population projections vary enormously depending on when the calculation has been undertaken (see below)

Changing population projections

A second set of Consultants (ARUP) conceded that a straight projection of the 2011 estimates would produce an annual requirement for 638 homes pa.

They suggest that this should be increased to 838 to reflect an “assumed higher economic growth rate post 2021”.

It is this argument, about the level of economic growth that the City could sustain, that is likely to be the key area of debate as the Council moves forward to decide how many – and where – additional homes should be built.

If the lower figures are used then – taking into account an allowance for the large number of windfall opportunities which occur in York – it should be possible to produce a Plan which respects the City’s green field setting.

The other question which needs to be addressed honestly is whether the homes will actually be built?

Housing demand is increasing again following 5 years when house prices in the City have been stable. Over 5000 outstanding planning permissions currently exist but – partly as a result of the recession – house building levels have been sluggish (fig 4)

Fig 4 Housing completions in York click to enlarge

Some changes are likely with central government acting to remove the requirement for affordable housing quotas on developments of under 10 homes.

Council Housing

A review of the Councils policy on purchasing properties to rent on the open market is also overdue now with the recently announced 6 new (2 bedroomed) Council homes – scheduled to be built on a site on Pottery Lane* – apparently likely to cost over £170,000 each when site values are included.

There are dozens of modern 2 bedroomed property available on the open market for lower prices.

*Residents can view the plans for the Pottery Lane development on Thursday 11 December at St Wulstan’s Church, Fossway from 4pm – 6:30pm.

NB. The latest Council house waiting list figure for York show that it has reduced to 1348.

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