If you can hear popping sounds, it’s the sound of champagne corks flying across East Devon as developers celebrate their biggest boost in years. Planning Inspector Anthony Thickett has pronounced on the EDDC draft Local Plan, and if you’re anything other than a developer or someone happy to sell off green fields to cover with concrete, it’s very bad news indeed.
It’s impossible to read Mr Thickett’s letter with anything other than a sense of dismay (was there nothing EDDC got right?) or wonder (how come Mr Diviani and EDDC planning officers are still in a job?). From the outset Mr Thickett is (diplomatically) clear that the draft Local Plan is not just ‘unsound’: it’s appallingly deficient to the extent that substantial work is needed. Mr Thickett’s conclusion recognises that it’s going to be a long haul to get it right. More time for developers to propose hundreds more houses across the East Devon countryside, then.
Mr Thickett’s letter delivers some crushing blows. The opening sentence bluntly rejects EDDC’s argument that (just) 15,000 more houses are needed in East Devon. Critically, Mr Thickett finds that the Council’s Strategic Housing Market Assessment (SHMA) is fatally flawed in that it relies upon questionable data. He finds also that the target of 15,000 includes a need – Mr Thickett is too kind to describe it as guesswork – of 4,000 as overspill, an argument “which has no empirical evidential basis” (i.e. he hasn’t a clue how EDDC came up with this number). He could question the validity of some of the migration data used to inform the Council’s target, “but there seems little point given the shortcomings in the evidence base overall”. Ouch.
The vivisection continues. The 15,000 figure is not justified, the absence of an up to date SHMA is “a serious failing”, and the message is clear: EDDC should make allowances for more housing needed across the District. As developers argued at the Feniton Super Inquiry, EDDC should make up housing shortfalls in the shortest possible time and prove a five-year supply (“I look forward to hearing how you intend to ensure that this will be the case”). As for EDDC’s argument that a blanket 5% increase in housing for East Devon’s villages was appropriate … Mr Thickett states firmly that this is “too crude a tool”. (Feniton and other communities in East Devon should now be seriously worried.) Mr Thickett’s closing remark, that he will do all he can to help the Council go forward, is a generous and tactful way of saying that EDDC will have to start again, get its sums right this time, and get a move on. Or to put it another way, pull its finger out.
How did EDDC react? From a Council that wasted three years allowing Graham Brown to chair the East Devon Business Forum, to seeing an earlier version of the Local Plan thrown back last year with 53 flaws in it, it came as no surprise to see EDDC spinning furiously. Unsurprisingly the Council hailed the Thickett letter as a positive development, allowing it “more time to confirm housing volume” (http://www.eastdevon.gov.uk/communications_and_consultation.htm?newsid=1064. Presumably EDDC’s earlier statement that Mr Thickett’s letter had been embargoed at his own request, a request not present in his letter, was to allow time for the spin doctors to get to work.)
EDDC Leader Paul Diviani, with presumably a straight face, pronounced Mr Thickett’s letter as “pretty much what we expected”. Sadly for Mr Diviani, this is pretty well what a lot of us expected. Mr Thickett’s damning criticism of EDDC’s failure has condemned East Devon to a period of uncertainty, during which developers will seize upon the Planning Inspectorate’s savaging of the draft Local Plan as justification enough to build where they want: make no mistake, this is a black day for East Devon. Mr Diviani may be “relaxed about the extra work we have to do”, but the inevitable conclusion of those who have read Mr Thickett’s letter is that the only relaxing Mr Diviani should do henceforth is in a deckchair in retirement on a beach. Preferably one outside the District he has failed so miserably.