9165 - BM Outlook 2022 R6 - Flipbook - Page 21
Environmental protection –
constraints and opportunities
Local Plan frustrations are not the only issue
for developers and professional advisers.
The issue of nutrient neutrality that has for
the past few years halted development in
areas of the South East, particularly around
the Solent and close to the internationally
recognised wetlands at Stodmarsh in Kent,
has now been joined by water neutrality.
Affected areas, including Horsham district,
parts of the South Downs National Park,
Chichester, Crawley and Mid-Sussex, are
seeing development permitted only if it
can be shown not to raise the existing
level of water consumption.
“Natural England identified that the problem
was affecting wetland habitats in areas
where Southern Water was abstracting
water, particularly in the Arun Valley
Special Protection Area.” Kirsty explained.
Mitigation efforts are so far untested,
as the problem was only identified at the
end of 2021, but offsetting is likely to be
the way forward, offering opportunities
for farmers who may find themselves
being offered a new rainwater harvesting
system for their livestock’s use so that a
nearby development can go ahead.
Retro-fitting water saving measures
in old housing stock is one of many
other measures being explored by the
Batcheller Monkhouse team advising
clients on mitigation measures.
The nitrate neutrality issue creates
opportunities as well as challenges.
Batcheller Monkhouse is actively working
with landowners and farmers in exploring
opportunities to provide offsetting land.
Planning and development –
the ultimate balancing act.
While local authorities across the South
East are under pressure to provide more
homes, the area also benefits from diverse
and attractive landscapes which come
with a wide range of special environmental
protections, adding to the region’s appeal
but limiting options for building.
Alongside the many Areas of Outstanding
Natural Beauty, the region boasts
internationally protected wetlands (such
as Stodmarsh and the Pevensey Levels),
Special Protection Areas and Special
Areas of Conservation (such as the
Ashdown Forest), as well as large areas
designated as Green Belt.
With so much land covered by protective
designations, the biggest challenge facing
planners and developers is finding a balance
between delivering new development and
continuing to protect land.
“More than 90% of the land in the
Sevenoaks district is designated as Green
Belt, and yet it is expected to meet everincreasing targets for housing delivery,” said
Kirsty. “The message from government
to “build, build build” sits alongside strong
support for continued Green Belt control.
It is difficult to reconcile the two”.
Christine Dadswell
Senior Planner,
Tunbridge Wells
Planning constraints and challenges
mean winning consent for new sites
is a job for the experts.
While the Government is keen to see new
house building in the South East to tackle
the clear housing shortage in this part of
the world, constraints and challenges mean
obtaining planning permission for new
sites is increasingly a job for the experts.
Batcheller Monkhouse’s skilled team
works with developers, land promoters
and landowners to achieve consent for
new homes across the region.
From large scale sites…
Countryside Stewardship Scheme
DEFRA secretary George Eustice announced during the Oxford
Farming Conference in January 2022 that Countryside Stewardship
Scheme (CSS) payments for revenue options had been increased by an
average of 30% for existing agreements with effect from 1 January 2022
and for new applications due to start in 2023.
While the majority of revenue options have increased, some options have
remained at the same value and some have decreased. Reductions will
only affect forthcoming 2023 agreements, not existing ones.
Throughout 2021, the CSS saw an increase of up to 40% in HigherTier, Mid-Tier and Wildlife Offers. Applicants with agreements under
the Higher-Level Stewardship Schemes have not seen an increase in
payment rates, however, which could encourage some applicants to
cross over to CSS. Batcheller Monkhouse has been encouraging clients
to consider CSS applications as a way to bridge the gap in loss of funds
caused by the reducing BPS payments.
18 | Outlook
The team deals with a range of
applications, from small-scale infill
schemes in urban settings to larger
developments such as phase two of
Park Farm, Hellingly, a greenfield site
just outside Hailsham in Sussex.
With phase one approved and the land
being sold on, the team at Tunbridge Wells
is working with land promoter Catesby
Estates to gain approval for up to 360
additional homes in phase two, a scheme
which faces a number of challenges.
The site, which has restricted access
to the strategic highway network, was
included in a draft local plan that would
have addressed those constraints,
but with that plan now withdrawn by
Wealden District Council, the Batcheller
Monkhouse team is working closely with
East Sussex County Council and the
Highways Authority to tackle issues such
as access design and highway safety.
The other challenge has been drainage.
With the site close to the Pevensey Levels,
drainage has been carefully designed in
consultation with Natural England and
involves a two-stage filtration process.
As with all plans submitted by Batcheller
Monkhouse, the draft application followed
extensive discussions with the district
council and other stakeholders as well
as public consultation. The planning
team also worked closely with the firm’s
development team to make sure it would
result in a marketable scheme offering
the right mix of housing.
“With no Local Plan and a need to meet
housebuilding targets, Wealden Council is
under pressure to approve new schemes,
which have met some resistance, but
we have worked hard to make sure the
development gives something back to
the community,” explained Batcheller
Monkhouse’s Christine Dadswell.
…to the small but perfectly
formed
At the other end of the scale, the team
has worked on a number of schemes
for small-scale development within
urban areas, which come with their
own particular set of constraints.
They included plans for a single dwelling
on an infill plot in an area of dense
residential development in Hollywood
Lane, Strood. A sensitive plan for the new
home, in keeping with the character of the
area and which provided additional offroad parking, saw Medway Council grant
permission despite local objections.
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