BROCKHILLS LANE DEVELOPMENT by Pennyfarthing.
Developers Pennyfarthing held a public consultation exercise on line on Thursday 10 December. The session was recorded and is available via the link below.
In England, the National Planning Policy Framework sets out government policy on planning. As part of this framework, each Planning Authority (in our case New Forest District Council NFDC) have to create a Local Plan, which sets out how they will achieve sustainable development over a 20-year period. As part of the development of this Local Plan, NFDC ran an extensive consultation in the summer of 2018, widely publicised at the time, which sought feedback on their suggestions for areas for future development which supported the social economic and environmental sustainability of the area. This included several Strategic Sites, of which Brockhills Lane was one, which were identified for much needed new housing.
The Local Plan for the district was approved by the National Planning Inspectorate and adopted by NFDC on 6th July 2020 and now informs all planning decisions made by NFDC as the Planning Authority. This means that New Forest District Council through its Local Plan, is able to promote its Strategic Sites for housing development and developers can make applications to NFDC, as they have the decision-making powers.
New Milton Town Council (NMTC) does not make final planning decisions; however, we are known as a statutory consultee, which means we can pass comment back to NFDC in support or objection to formal planning applications for New Milton. Our comments are based on local criteria set out in the Neighbourhood Plan and the Local Distinctiveness Supplementary Planning documents, and of course residents views. Other statutory consultees include the Highways Authority, Natural England, Environmental Health. For a site of the size of Brockhills Lane it will also include bodies like the Emergency Services. NMTC along with the other statutory consultees have a very strict timescale within in which to comment.
As well as statutory consultees, NFDC will consult with neighbours to a site once the formal planning application has been submitted. They are only legally obliged to notify the direct BOUNDARY neighbours in writing, any further addresses are by discretion only. They will put up a notice which is usually green somewhere near to the site and advise the local press of the submissions. Commenting deadline for residents will be different to that given to the Town Council.
NMTC will add the Planning Submission clearly on our website along with the date of the Town Council meeting to discuss it. This will be as always, a public meeting of the Planning Committee.
Members of the public are welcome to attend our Planning Committee meetings, to express support or objection; however, in order for comments about a development to be considered by NFDC, they MUST BE EITHER SENT VIA THE POST OR POSTED ONLINE using NFDC’s online facility on their website. The Assistant Town Clerk, the officer who leads on Planning issues for the Town Council and Councillors who are members of the Planning Committee routinely use this site to view comments on every application and so there is no need to write to both NMTC and NFDC. The postal address to write to, and relevant website will be on resident’s letters and the green site notice.
Once the consultation period on an application is over, the submission is considered by NFDC in order to make a decision. If this is to be heard by NFDC Planning Committee and being a strategic site it most likely will be, the date of the meeting will be published by the District Council and members of the public are able to attend to speak. After considering all of the information submitted and some discussion, they will reach a decision to either accept or reject and application.
Below is NFDC guidance to neighbours and interested parties when consulting on applications, available on their website. It gives clear details as to what is considered to be ‘relevant planning considerations’ in deciding a planning application and what is not. So, although you might feel that, for example, construction work will be very disruptive, or house prices affected these are not considered relevant in planning terms. Using the list of relevant considerations will enable you to focus efforts so that your representations stay fully relevant to the planning process. These considerations are not decided by NFDC, it is national planning legislation and so NFDC are duty bound to them.
Comments received must relate to planning matters.
- The proposal being in conflict with either the local or national planning policies
- Traffic generation, highway safety and parking
- Overshadowing, overlooking and loss of privacy
- Disturbance through noise, dust, fumes or other loss of amenities
- Out of character with its surroundings, including street scene and landscape
- Harm to the setting of a listed building or character of a conservation area
The following are considerations that normally are NOT taken into account:
- Loss of property value
- Issues of market competition
- Loss of a view
- Potential difficulties in property maintenance
- Disturbance caused by construction work
- Matters covered by other legislation, including restrictive covenants on land
- Issues relating to land ownership/property boundaries
- Moral or religious issues
Representations may not be accepted in the following circumstances:
- Where the communications contain sensitive personal details about any individual, including the person making the representation, we may not be able to accept letters that go into personal details. This would include comments about an applicant’s motives, character or personal circumstances.
- Communications which we consider to contain defamatory or offensive comment will neither be published nor taken into account when a decision on an application is reached.
All representations made in writing become part of the application file and are open to be viewed and copied by the applicant or other members of the public. Representations made cannot be treated as confidential or kept private.