477. Achievement of the proposals contained in this Plan will
largely be dependent on the resources of the private sector in
pursuing commercially viable schemes. Private sector investment is
driven by national economic considerations which lie outside the
influence of local authorities and the development plan system.
Periodic upturns in the national and global economy will affect the
rate of implementation of this Plan's proposals. These
uncertainties can partly be addressed by phasing the release of
development sites throughout the period of the Plan to prevent an
over commitment of sites in the early years which will help
regulate the release of land in periods of both land over supply
and shortfall.
478. As far as the public sector is concerned this is also
constrained by wider economic and political considerations. In
recent years increasingly stringent controls have been exercised by
central Government over the amount of capital and revenue spending
that local authorities can undertake. In order to implement public
sector projects, particularly green transport initiatives designed
to reduce reliance on the private car, it is essential that this
Plan includes a Borough-wide policy which will enable the Council
to secure funding for its own projects which are for the benefit of
the community at large. In addition to this general objective there
will be some public sector infrastructure projects, upon which
private development may rely, and these will also have to be
financed by the private sector through contributions which are
deemed to be fair and reasonably related to proposed
development.
IMP1 FINANCIAL CONTRIBUTIONS
Planning permission for
development in accordance with the policies of this Plan will only
be granted provided:
(i) The on and off-site
infrastructure needed to support the development has been
implemented and/or programmed.
(ii) A contribution for funding
the necessary infrastructure, where this does not exist, is
made.
479. This enabling policy will be
applied in accordance with the guidance set out in Circular 05/2005
Planning Obligations. Therefore, any contribution negotiated as
part of a Section 106 Agreement should be relevant to planning,
directly related to the proposed development, fairly and reasonably
related in scale and kind to the proposed development and
reasonable in all other respects. The Council's Supplementary
Planning Guidance Developer Contributions Policy: Statement for
Green Transport Schemes sets out a full explanation of the
methodology and principles of application in respect of the
specific policies concerned with the provision of green transport
infrastructure (Policies EMP2 and T11). Where appropriate it will
also be necessary for developers to make contributions towards the
provision of educational, community health, sports and other
facilities required as a consequence of new development. Hampshire
County Council is currently preparing guidance on developer
contributions towards infrastructure and facilities for major
development areas and other developments. This paragraph sets out
some of the main requirements arising under the policy but is not
fully comprehensive. More detailed requirements will be established
following completion of the guidance in due course.
480. The Council recognises that
external factors outside its control will affect the rate of
implementation of proposals, especially public sector ones.
However, the Council believes that all those site specific
proposals contained in this Plan are capable of implementation
within a ten year timescale. As considerable reliance will be
placed on private sector investment, it is essential that these
schemes contribute towards the implementation of appropriate public
sector infrastructure projects identified in this Plan.
481. On some sites, particularly town
centre sites, where development opportunities have been identified
and where regeneration is desirable, site assembly will be
required. In accordance with the advice set out in
PPS6 Planning for Town
Centres the Council will use its powers of compulsory purchase to
free land considered essential to secure the proper and
satisfactory development of sites identified for development in
accordance with the terms of the following policy.
IMP2 COMPULSORY PURCHASE
The Council will use its powers
of compulsory purchase to precipitate the implementation of
proposals contained in this Plan provided:
(i) it is satisfied that the
land to be acquired is essential to secure the proper and
satisfactory development of a wider area;
(ii) all reasonable attempts
have been made by the developer to acquire the land in the first
instance by private treaty negotiation;
(iii) the development is
intended to deliver one or more of the objectives of this Plan;
and
(iv) the cost of acquisition,
including legal and administration costs, are underwritten by the
developer seeking assistance with land assembly.
482. On occasions there may be
situations arising where land assembly is required to secure
comprehensive development, including additional sites not defined
in this Plan. Dependent upon the individual circumstances of each
case the Council will consider allying its powers of compulsory
purchase with the finance of prospective developers in order to
achieve satisfactory and proper development. In the past the
Council has used its powers of compulsory purchase for town centre
projects but if the Government's objectives for the most efficient
use of urban land and the re-use of previously developed sites are
to be achieved, then the Council will also take a more proactive
approach in respect of housing schemes. This will be particularly
appropriate in and around existing centres where there are vacant
and under used sites and where redevelopment for higher density
housing can be achieved on a more comprehensive basis.
IMP3 PLANNING BRIEFS
The implementation of proposals
for individual sites will be based, where appropriate, on planning
briefs prepared by the Council in collaboration with developers and
the local community. The guidance will identify opportunities and
constraints and set out the aims and concerns of the Council and
the community as a context for planning
applications.
483. Although the Plan provides a clear
policy direction there are important reasons why detailed guidance
is also required in order to achieve effective implementation.
Briefs provide a link between the Plan's strategy and specific
site-based requirements and identify opportunities relating to
layout and the built environment, sustainability and conservation.
In other cases briefs can be used to promote development by drawing
attention to the assets of particular sites which are important to
the economic development and identity of the Borough. Some briefs
will also be required to provide guidance on the protection of
features of heritage importance and as the context for bringing
forward design ideas and requirements relating to building form,
spaces, density and the integration of the development with the
surrounding area.