Welcome to Haslemere South last updated 21 January 2021
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Haslemere South Residents Association is open to all and is dedicated to building a positive community life and protecting the unique and precious landscapes, specifically the wildlife-rich wooded green meadows and the wide range of protected of species in the lands that form the border with Blackdown and the South Downs National Park to the South of Haslemere.
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This Page is now dedicated to the stages of the LPP2 Consultation plus the proposed Planning
Application WA/2020/1213 and the adopted Neighbourhood Plan.
Application WA/2020/1213 and the adopted Neighbourhood Plan.
Say goodbye to all but four (4) of these mature trees and the nests within them. They are simply an annoyance to Redwood.
(Shown in Herald 3 Sept 20)
Download the Information leaflet on the LPP2 Consultation
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Local Plan Part 2 Consultation : Closing Date for this is Friday 29th January 2021.
Note : Anyone can respond - so all family members, friends, even outside the area, providing they have a real concern on this issue, can make their own representation. More than ever during lockdown, we are all appreciating the beautiful countryside and environment, rich in biodiversity, that surrounds Haslemere. The proposed housing development on protected countryside in south Haslemere near Blackdown matters to everyone who values this. The proposals at Red Court off Scotland Lane, are now at an extremely critical stage. Last October we asked you to object to the developer’s Planning Application, which generated a massive 530 objections. This was backed up by Haslemere Town Council and Statutory Bodies such as Natural England & Surrey Hills AONB. This planning objection alone is not enough to be certain of preventing development on Haslemere’s protected ring of greenfield land. Waverley Borough Council is preparing its local development plan (LPP2) and includes Red Court for a large-scale housing development. This goes against the community’s views which are set out in the town’s own Neighbourhood Plan, approved by the Town Council. Public consultation on LPP2 is open now and this is the last chance for Haslemere residents to object and stop Waverley riding rough-shod over our Neighbourhood Plan. Your opinion to Waverley is vital as Haslemere is the only town whose Neighbourhood Plan is not reflected in the proposed Waverley Local Plan and the Planning Inspector, who reviews LPP2 before finalisation, will take account of each of your opinions. Key forms for Waverley 1. Waverley LPP2 Link |
Download your Consultation Guidance on submitting comments here
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Key points for objecting to the LPP2 site Red Court on the Local Plan
Note: Please do not copy and paste this text - please use you own interpretation which may be based on these key points.
1. Contravenes National and Local Planning Policy: NPPF requires planning permissions for development on protected countryside to be refused unless there are “exceptional circumstances” AONB/AGLV land are afforded the highest protection due to their landscape and scenic beauty In the case of Haslemere, there are no such exceptional circumstances and housing quotas is not sufficient reason and can be met elsewhere. NPPF Clause 172.
2. Natural England and Surrey Hills AONB object: These statutory bodies have objected to building on the Red Court site on environmental and ecological grounds It will have an adverse effect on the Wealden Heath and significant impact on the setting of the Surrey Hills NE also state that it will not pass Regulation 62. Waverley must adhere to this advice.
3. Contravenes our town’s Neighbourhood Plan: After years of work and consultation, as requested by WBC, the town’s residents and the Town Council created a Neighbourhood Plan that protects the countryside and keeps development inside the current Settlement Boundary or on brownfield sites Waverley’s Local Plan contradicts these priorities by promoted the Red Court site This is against NPPF Clause 50.
4. Allocation of Brownfield Sites first: Waverley has proposed the Red Court site since its inception without any valid justification other than convenience Haslemere’s required housing number 320 by 2032 can be achieved through existing sites and sensible allocation without damaging our local greenfield spaces. Waverley’s approach contravenes National Planning Policy Framework Clause 118 as it does not give preference to existing brownfield sites within the Settlement Boundary.
5. Destroys a rich and diverse Ecological Habitat: Many protected species, including migratory birds, will be displaced by this development, with significant harm to biodiversity and impacts for wider ecosystems The Council’s climate emergency pledge is to act to protect the environment Professor Tom Oliver of DEFRA’s research programme has reported to Waverley that the site falls within a 10 km 2 zone of high biodiversity with "unique importance for regional ecological networks” Species in the corridor from Hindhead to Blackdown will be permanently affected and the development will result in “substantial net biodiversity loss” For this reason alone Red Court should not be in the Local Plan This contravenes NPPF Clauses 172 174 (wildlife corridors), 175 (harm to biodiversity) 180 (mature trees).
6. Windfall sites will increase: Waverley’s predictions for new dwellings on ‘sites in the town are too low, especially given the recent trend for change from commercial to residential use in the town centre Haslemere Vision has stated that housing numbers can be met without needing development on greenfield sites outside the current Settlement Boundary and this is reflected in the Neighbourhood Plan.
7. Our Water Supply is at breaking point: The town has suffered water shortages in recent months and years. An additional large housing estate will make this worse and Thames Water has made no adequate provision for Haslemere.
8. Traffic High Safety Risk Congestion: Pedestrians using narrow lanes and more cars from this and other developments in the vicinity will increase the risk to safety of all.
9. Waverley’s Local Plan is not final: All comment from the public must be considered by Waverley under the Localism Act and passed to the Planning Inspector
Regulations 62(2) makes clear that in respect of sites which host a priority natural habitat type or priority species, social and economic reasons will not suffice to overcome a negative assessment.
Note: Please do not copy and paste this text - please use you own interpretation which may be based on these key points.
1. Contravenes National and Local Planning Policy: NPPF requires planning permissions for development on protected countryside to be refused unless there are “exceptional circumstances” AONB/AGLV land are afforded the highest protection due to their landscape and scenic beauty In the case of Haslemere, there are no such exceptional circumstances and housing quotas is not sufficient reason and can be met elsewhere. NPPF Clause 172.
2. Natural England and Surrey Hills AONB object: These statutory bodies have objected to building on the Red Court site on environmental and ecological grounds It will have an adverse effect on the Wealden Heath and significant impact on the setting of the Surrey Hills NE also state that it will not pass Regulation 62. Waverley must adhere to this advice.
3. Contravenes our town’s Neighbourhood Plan: After years of work and consultation, as requested by WBC, the town’s residents and the Town Council created a Neighbourhood Plan that protects the countryside and keeps development inside the current Settlement Boundary or on brownfield sites Waverley’s Local Plan contradicts these priorities by promoted the Red Court site This is against NPPF Clause 50.
4. Allocation of Brownfield Sites first: Waverley has proposed the Red Court site since its inception without any valid justification other than convenience Haslemere’s required housing number 320 by 2032 can be achieved through existing sites and sensible allocation without damaging our local greenfield spaces. Waverley’s approach contravenes National Planning Policy Framework Clause 118 as it does not give preference to existing brownfield sites within the Settlement Boundary.
5. Destroys a rich and diverse Ecological Habitat: Many protected species, including migratory birds, will be displaced by this development, with significant harm to biodiversity and impacts for wider ecosystems The Council’s climate emergency pledge is to act to protect the environment Professor Tom Oliver of DEFRA’s research programme has reported to Waverley that the site falls within a 10 km 2 zone of high biodiversity with "unique importance for regional ecological networks” Species in the corridor from Hindhead to Blackdown will be permanently affected and the development will result in “substantial net biodiversity loss” For this reason alone Red Court should not be in the Local Plan This contravenes NPPF Clauses 172 174 (wildlife corridors), 175 (harm to biodiversity) 180 (mature trees).
6. Windfall sites will increase: Waverley’s predictions for new dwellings on ‘sites in the town are too low, especially given the recent trend for change from commercial to residential use in the town centre Haslemere Vision has stated that housing numbers can be met without needing development on greenfield sites outside the current Settlement Boundary and this is reflected in the Neighbourhood Plan.
7. Our Water Supply is at breaking point: The town has suffered water shortages in recent months and years. An additional large housing estate will make this worse and Thames Water has made no adequate provision for Haslemere.
8. Traffic High Safety Risk Congestion: Pedestrians using narrow lanes and more cars from this and other developments in the vicinity will increase the risk to safety of all.
9. Waverley’s Local Plan is not final: All comment from the public must be considered by Waverley under the Localism Act and passed to the Planning Inspector
Regulations 62(2) makes clear that in respect of sites which host a priority natural habitat type or priority species, social and economic reasons will not suffice to overcome a negative assessment.
Neighbourhood Plan
On Monday 30th November Haslemere Town Council held an extraordinary meeting to pass the Neighbourhood Plan to the inspector and Waverley to become part of the Local Plan pt 2 in May 2021. Naturally the key feature is the protection of our AONB land around Haslemere and keep development inside the Settlement Boundary where possible unless on existing brownfield sites. This was not a controversial decision as after 7 years of work and local consultation, most agree it was fit for purpose and further work would just produce diminishing returns. All agreed that the original version was not suitable as it did not contain the view of the local residents, hence the revision.
However, some Councillors, as is their right, tried to vote out the Reg 16 but unfortunately in a rather Dickensian manner as stated in the Haslemere Herald (3 Dec 2020 Titled “Council sexism Row” following a derogatory interruption from Cllr Dear over Cllrs Barton’s praise of the Vision Team).
Important Policy Line: The Council agreed that Policy H14.3, and the associated intent and reasoned justification wording, be amended to show a 20% net gain for biodiversity, plus any other typographical errors or non-material changes to be made by the Neighbourhood Plan Working Party prior to Regulation 15 submission to Waverley Borough Council.
Resolution: the Neighbourhood Plan be sent to Waverley Borough Council for Regulation 16 consultation.
In favour of the resolution: Cllrs Barton, Cole, Davidson, Dullaway, Ellis, Keen, Lloyd, Nicholson, Robini, Weldon & Whitby
Against the resolution: Cllrs Dear, Isherwood, Odell and Round
Abstained: Cllr Arrick
Councillors who support their local constituents (voters) are clearly visible as recognised in the above vote.
On Monday 30th November Haslemere Town Council held an extraordinary meeting to pass the Neighbourhood Plan to the inspector and Waverley to become part of the Local Plan pt 2 in May 2021. Naturally the key feature is the protection of our AONB land around Haslemere and keep development inside the Settlement Boundary where possible unless on existing brownfield sites. This was not a controversial decision as after 7 years of work and local consultation, most agree it was fit for purpose and further work would just produce diminishing returns. All agreed that the original version was not suitable as it did not contain the view of the local residents, hence the revision.
However, some Councillors, as is their right, tried to vote out the Reg 16 but unfortunately in a rather Dickensian manner as stated in the Haslemere Herald (3 Dec 2020 Titled “Council sexism Row” following a derogatory interruption from Cllr Dear over Cllrs Barton’s praise of the Vision Team).
Important Policy Line: The Council agreed that Policy H14.3, and the associated intent and reasoned justification wording, be amended to show a 20% net gain for biodiversity, plus any other typographical errors or non-material changes to be made by the Neighbourhood Plan Working Party prior to Regulation 15 submission to Waverley Borough Council.
Resolution: the Neighbourhood Plan be sent to Waverley Borough Council for Regulation 16 consultation.
In favour of the resolution: Cllrs Barton, Cole, Davidson, Dullaway, Ellis, Keen, Lloyd, Nicholson, Robini, Weldon & Whitby
Against the resolution: Cllrs Dear, Isherwood, Odell and Round
Abstained: Cllr Arrick
Councillors who support their local constituents (voters) are clearly visible as recognised in the above vote.
Rebuttal on the current Planning and Development - related to Red Court.
Waverley has repeatably stated their process on the submitted planning application (WA/2020/1213) and allocation of sites for LPP2 are two sperate issues. However, the submitted planning application and the draft LPP2 (Oct 2020) appear to be merging through statements submitted by Savills (Letter on Objections 26 October 2020) and through Waverley Committee statements. Waverley is allowing the interjection of an argument which does not support or object a specific point in a planning application or site allocation which is incorrect as it sets a biased view.
Waverley simply stated that they have to build houses and statements such as “rock & hard place “ and “someone will complain wherever the houses are put” are not counter arguments to the fact that the Red Court site is an AGLV / AONB under Policy RE 3 site and the development will damage the decades of established biodiversity as stated by Prof Tom Oliver, HSRA and two Waverley Councillors. The requirements in the NPPF clearly state they are separate issues as did the Judge Mr Justice Holgate in the Longdene Case No: CO/539/2019. South Haslemere must not be plunged into negative biodiversity for the sake of a property developer.
A fair & transparent system must be in place, not a one sided, biased approach.
Waverley has repeatably stated their process on the submitted planning application (WA/2020/1213) and allocation of sites for LPP2 are two sperate issues. However, the submitted planning application and the draft LPP2 (Oct 2020) appear to be merging through statements submitted by Savills (Letter on Objections 26 October 2020) and through Waverley Committee statements. Waverley is allowing the interjection of an argument which does not support or object a specific point in a planning application or site allocation which is incorrect as it sets a biased view.
Waverley simply stated that they have to build houses and statements such as “rock & hard place “ and “someone will complain wherever the houses are put” are not counter arguments to the fact that the Red Court site is an AGLV / AONB under Policy RE 3 site and the development will damage the decades of established biodiversity as stated by Prof Tom Oliver, HSRA and two Waverley Councillors. The requirements in the NPPF clearly state they are separate issues as did the Judge Mr Justice Holgate in the Longdene Case No: CO/539/2019. South Haslemere must not be plunged into negative biodiversity for the sake of a property developer.
A fair & transparent system must be in place, not a one sided, biased approach.
News Flash: On Tuesday 6th October the Waverley Executive Committee discussed the allocations for Local Plan. Red Court is still on the list while the team work on Alternative sites.
The October meeting focused on the Housing Numbers. This can be viewed here (HSRA & HV are on in the first 30min)
In summary, we expected this to be voted through as written as Waverley appear to be fixated on publishing this document with their blind-view housing allocation. HSRA plus many others stated that alternatives are available. The 505 Objections on the Waverley Planning Portal sets a dangerous precedent by building on this strong Biodiverse land area appears to be secondary. The serious Water issue, which affects all of Haslemere was raised, but TW just state all is well. It is not. TW themselves have no plans to upgrade the water (regardless of building) for 5 years. The £55M suggested in the July Webinar when the water first went off, although muted as a saviour to Haslemere, actually stops at Shalford.
The October meeting focused on the Housing Numbers. This can be viewed here (HSRA & HV are on in the first 30min)
In summary, we expected this to be voted through as written as Waverley appear to be fixated on publishing this document with their blind-view housing allocation. HSRA plus many others stated that alternatives are available. The 505 Objections on the Waverley Planning Portal sets a dangerous precedent by building on this strong Biodiverse land area appears to be secondary. The serious Water issue, which affects all of Haslemere was raised, but TW just state all is well. It is not. TW themselves have no plans to upgrade the water (regardless of building) for 5 years. The £55M suggested in the July Webinar when the water first went off, although muted as a saviour to Haslemere, actually stops at Shalford.
The Haslemere Town Council voted to OBJECT to the Redwood Plans to decimate the green ring around Haslemere. The site is still part of the LPP2 but this should be removed as it contravenes the Housing numbers and Biodiversity statements. HASLEMERE can meet its numbers without Red Court on AONB.
Click to see the real evidence why Red Court should not be Developed
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The Postcode spread of all objections showing that the rejections are not a NIMBY cluster
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Click to Download the Flyer
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The developer of Red Court, Scotland Lane, Haslemere has submitted his planning application to Waverley for the first phase of 50 houses on AGLV (Area of Great Landscape Value), eradicating a large part of the town’s beautiful, protected green landscape that rings the town. Even worse, if successful, it is clearly stated that the developer’s real plan is to build a total of 180 houses with Phase Two across large sections of southern Haslemere’s ridge of AONB (Area of Outstanding Natural Beauty, with a devastating impact on the neighbouring areas of National Trust Blackdown, Marley Common and the South Downs National Park. The developer, claiming to be environmentally friendly, has already felled many trees, with hundreds more proposed to be cleared resulting in the displacement of a great many protected and endangered wildlife species. The developers themselves acknowledge that the site is currently a habitat to species including redwing and honey buzzards on the endangered Red List, as well as bats, skylarks, woodcock, hen harrier, greater spotted woodpecker, owls, dormice and slow worms. |
EIGHT GOOD REASONS WHY THIS PLANNING APPLICATION MUST BE REFUSED:- Consultation now Closed
Ignores the Voice of Haslemere citizens
The developer expressly dismisses our community’s Neighbourhood Plan which prioritises protection of countryside against this type of scheme and has been approved by the Town Council after years of effort and Haslemere-wide consultation. 89% of surveyed residents did not want large developments on this category of greenfield land.
Contravenes National and Local Planning Policy
The National Planning Policy Framework as applied by Waverley requires “exceptional circumstances” to build on AGLV. The developer argues the town’s need for housing justifies this scheme, but it is not actually needed since 50 homes (including flats and affordable homes) can be provided inside the town’s settlement boundary – that’s only 5 per year over 10 years. This is consistent with our community’s Neighbourhood Plan.
Erodes Haslemere’s unique Green Circle
The development swallows up swathes of Haslemere’s surrounding countryside and damages its intrinsic character and beauty. It has a cumulative detrimental effect on the natural environment given the loss of AONB to developers at Sturt Farm.
Destroys a rich and diverse Ecological Habitat
Many protected species, including migratory birds, will be displaced by the development. There will be deliberate harm to biodiversity with knock-on impacts for wider ecosystems. The council’s climate emergency pledge is to act to protect the environment.
Sets a precedent for destroying Protected Countryside
The developer wants another 130 houses and approval of this AGLV site will open the door for further housing estates on protected countryside around Haslemere.
Our Water Supply is at breaking point
The town has suffered water shortages in recent months and years. An additional large housing estate will make this worse.
Adds to Safety Risks & Congestion on the Transport Network
Pedestrians flowing onto narrow lanes and more cars from this and other developments in the vicinity will increase risk to safety for all.
Waverley’s Local Development Plan is not final
It cannot be right that the developer’s plan should be approved on his request simply because planning officers took his site into consideration in a draft development plan (LPP2) that was withdrawn in 2018 and still has not been approved or finalised; to do so will prejudice LPP2.
Click here for the Link to the NPPF (Feb 2019)
Ignores the Voice of Haslemere citizens
The developer expressly dismisses our community’s Neighbourhood Plan which prioritises protection of countryside against this type of scheme and has been approved by the Town Council after years of effort and Haslemere-wide consultation. 89% of surveyed residents did not want large developments on this category of greenfield land.
Contravenes National and Local Planning Policy
The National Planning Policy Framework as applied by Waverley requires “exceptional circumstances” to build on AGLV. The developer argues the town’s need for housing justifies this scheme, but it is not actually needed since 50 homes (including flats and affordable homes) can be provided inside the town’s settlement boundary – that’s only 5 per year over 10 years. This is consistent with our community’s Neighbourhood Plan.
Erodes Haslemere’s unique Green Circle
The development swallows up swathes of Haslemere’s surrounding countryside and damages its intrinsic character and beauty. It has a cumulative detrimental effect on the natural environment given the loss of AONB to developers at Sturt Farm.
Destroys a rich and diverse Ecological Habitat
Many protected species, including migratory birds, will be displaced by the development. There will be deliberate harm to biodiversity with knock-on impacts for wider ecosystems. The council’s climate emergency pledge is to act to protect the environment.
Sets a precedent for destroying Protected Countryside
The developer wants another 130 houses and approval of this AGLV site will open the door for further housing estates on protected countryside around Haslemere.
Our Water Supply is at breaking point
The town has suffered water shortages in recent months and years. An additional large housing estate will make this worse.
Adds to Safety Risks & Congestion on the Transport Network
Pedestrians flowing onto narrow lanes and more cars from this and other developments in the vicinity will increase risk to safety for all.
Waverley’s Local Development Plan is not final
It cannot be right that the developer’s plan should be approved on his request simply because planning officers took his site into consideration in a draft development plan (LPP2) that was withdrawn in 2018 and still has not been approved or finalised; to do so will prejudice LPP2.
Click here for the Link to the NPPF (Feb 2019)
The Explanation
The Redwood (Southwest) Ltd development plan for Red Court is now a live Planning Application. To obtain the full document set please go to Waverley site or search Waverley WA/2020/1213). This is a major development in Haslemere’s protected green spaces which we do not believe can be completed in an acceptable way. The proposed development will have severe negative impacts on landscape, biodiversity, transport, heritage and infrastructure given the site’s location.
For really obvious reasons, the development site is designated as an Area of Great Landscape Value (AGLV) which Waverley’s policy requires be protected on the same basis as Areas of Outstanding Natural Beauty (AONB) for planning purposes. In addition, the site sits outside the town’s Settlement Boundary and nearly 90% of Haslemere residents surveyed by Haslemere Vision did not want large developments like this outside the Settlement Boundary. This whole area must be protected or Haslemere will lose to urbanisation a large section of its green surrounding ring made up of AGLV, AONB and National Trust countryside.
In the same way that we benefit from prior generations’ protection of Haslemere’s countryside – Robert Hunter’s vision in founding the National Trust here – so we too should continue to protect it from being destroyed in pursuit of the financial ambitions of commercial developers, their agents and investors.
HSRA calls on all town and borough councillors to reject this planning application. The Neighbourhood Plan clearly envisages development with appropriate densities inside the Settlement Boundary or on brownfield sites in order to meet Haslemere’s housing needs.
Haslemere and Waverley Councils have pledged to take action on climate change and declared an emergency to protect our natural environment – approving the destruction of our open green spaces would be a violation of that pledge and an outrage in the minds of our children and grandchildren.
Wildlife
The proposed development site has been fallow for 20 years or so and has built up many nests and roosts for all the wildlife which crosses over from the South Downs into the fields. The top field suggested as the highest density of housing actually has the highest wildlife count because it is on the crest where all the animals feel safe and can freely move about.
Species currently present on site, extracted and confirmed from the Engain report (eg17812.002) are listed below. HSRA do not dispute any of these finding but do suggest there are actually additional animals in residence and some in higher volumes.[BJ1]
Local residents also Report
However many artificial attempts are made by a developer to keep some species present on a housing estate, the ecological value and biodiversity of this site will self-evidently be lost forever.
The Redwood (Southwest) Ltd development plan for Red Court is now a live Planning Application. To obtain the full document set please go to Waverley site or search Waverley WA/2020/1213). This is a major development in Haslemere’s protected green spaces which we do not believe can be completed in an acceptable way. The proposed development will have severe negative impacts on landscape, biodiversity, transport, heritage and infrastructure given the site’s location.
For really obvious reasons, the development site is designated as an Area of Great Landscape Value (AGLV) which Waverley’s policy requires be protected on the same basis as Areas of Outstanding Natural Beauty (AONB) for planning purposes. In addition, the site sits outside the town’s Settlement Boundary and nearly 90% of Haslemere residents surveyed by Haslemere Vision did not want large developments like this outside the Settlement Boundary. This whole area must be protected or Haslemere will lose to urbanisation a large section of its green surrounding ring made up of AGLV, AONB and National Trust countryside.
In the same way that we benefit from prior generations’ protection of Haslemere’s countryside – Robert Hunter’s vision in founding the National Trust here – so we too should continue to protect it from being destroyed in pursuit of the financial ambitions of commercial developers, their agents and investors.
HSRA calls on all town and borough councillors to reject this planning application. The Neighbourhood Plan clearly envisages development with appropriate densities inside the Settlement Boundary or on brownfield sites in order to meet Haslemere’s housing needs.
Haslemere and Waverley Councils have pledged to take action on climate change and declared an emergency to protect our natural environment – approving the destruction of our open green spaces would be a violation of that pledge and an outrage in the minds of our children and grandchildren.
Wildlife
The proposed development site has been fallow for 20 years or so and has built up many nests and roosts for all the wildlife which crosses over from the South Downs into the fields. The top field suggested as the highest density of housing actually has the highest wildlife count because it is on the crest where all the animals feel safe and can freely move about.
Species currently present on site, extracted and confirmed from the Engain report (eg17812.002) are listed below. HSRA do not dispute any of these finding but do suggest there are actually additional animals in residence and some in higher volumes.[BJ1]
- Dormice (Protected)
- Badgers
- Slow worms (Multiple nests – Protected )
- Grass snakes
- All the common migratory and resident birds, too many to list
- Passerines family of birds including firecrests
- Bats, majority are Pipistrelles but serotines and noctules Brown long-eared bats are all present, the same as in Swan Barn.
- Woodpeckers; (green plus L & G spotted woodpeckers)
- Owls - Long eared, Barn & Tawny
Local residents also Report
- Hedgehogs
- 2 family harem of Pheasants
- Voles
- Shrews
- Toads
- Green snakes
- Sand Lizards
However many artificial attempts are made by a developer to keep some species present on a housing estate, the ecological value and biodiversity of this site will self-evidently be lost forever.
Red Court "Ridge" looking north from SDNP.
Red Court in centre.