Ashley Dearnley calls for greater transparency on borough housing targets

Councillor Ashley Dearnley

Following a number of recent high profile planning applications for new housing schemes in the borough, Councillor Ashley Dearnley has called for the Planning Department to provide greater consistency and transparency in their advice to councillors hearing planning applications for new housing developments.

Councillor Dearnley said: “I raised this matter at the last full council meeting because, from my own observations, and based on comments received from members of the public, I have become increasingly concerned that the Planning Department, in reporting their recommendations to members of the planning committee, have not clearly demonstrated how they have calculated the borough’s annual housing target.

“This target is significant because national planning guidelines state that if the borough cannot prove it has a land supply to meet the next five years’ housing target there must be ‘a presumption in favour’ of approving any ‘sustainable planning application’.

“If a council is unable to demonstrate that it has a five year land supply, the pressure to approve sites for development trumps most other planning considerations. This has recently led to the release of protected open space and land designated as green space corridor for housing development.”

The StopRussellHomes campaigners, who strongly oppose the proposals for the development of 110 new homes on land off New Road, Littleborough, are amongst the local residents who have raised their concerns with Councillor Dearnley.

Spokesperson Tony Perkins said: “In the emerging local development plan the council has proposed, based on up-to-date evidence, that an appropriate housing target would be 460 new homes per annum. In spite of this, recent planning committee meetings have been advised by the Planning Department of a required housing target of 621 homes per annum, a figure based on the target previously set within the, now revoked, Regional Spatial Strategy (RSS).

“The Planning Department’s explanation for the use of a housing target based on the RSS was that the emerging plan target of 460 has yet to be approved by the planning inspector and in the absence of an agreed target, Inspectors hearing appeals on previous planning decisions taken by the Council, have reverted to the RSS housing target to assess whether a five year land supply can be demonstrated.

“We were concerned that the guidance offered to councillors was not based on the more up-to-date evidence that had been used within the preparation of the emerging local development plan. This is of great significance because, based on an annual housing target of 460, the council is able to demonstrate a five year land supply whereas using a target of 621, the council is not.

“This prompted us to carry out our own research and we have found that in several recent planning appeal hearings, inspectors have not considered the RSS as the basis for calculating the housing target, and that the Court of Appeal ruled in the Hunston Judgement that the use of RRS housing targets was incorrect in law.

“In our judgement, an annual housing target of 460 represents a more reliable housing target because this is based on more recent and up-to-date evidence, and, as such, should form the basis of the guidance provided to the members of the planning committee.”

Councillor Dearnley further commented: “Following the debate at the council meeting, the Chief Executive has been requested to investigate this matter and report back to the council.

"I have shared the comments and observations I have received from the StopRussellHomes campaigners with the Chief Executive to consider as part of his review.

“I am also extremely unhappy that the council is still awaiting the planning inspector’s final report on the draft local development plan. The delay is contributing to the problem and I have contacted the Government minister responsible to enquire why this is taking so long to conclude.

“Whilst this whole subject is complex and touches on the technicalities of planning law it is important that we achieve clarity on the matters raised.

"Members of the planning committee are reaching decisions based on the advice given by the Planning Department that not only will affect the lives of local residents, but may also have a permanent and irreversible impact on our neighbourhoods.”

Mark Robinson, Head of Planning at Rochdale Borough Council, said: “The council must wait for the planning inspector’s report into the soundness of its Core Strategy, and until then we have to assess planning applications based on the most up-to-date guidance. We understand that this uncertainty from central government is not helpful and we are in regular contact with the Inspector with the hope that the position will be clarified in the new year.”