Portland Verne Common Road housing development goes to appeal

A proposed 25-home development at land off Verne Common Road and Ventnor Road was refused planning permission by Dorset Council in July last year – but a developer is now appealing against that decision.

Developer Laming and Sons is challenging figures provided by the council that had been used to demonstrate that house building targets can be met without the need to build on the greenfield site, which is near the Portland Site of Special Scientific Interest and falls outside the development boundary.

Dorset Council said the housing land supply figures are 'robust' and that the authority intends to defend the appeal.

The proposed homes included two, 4-bed; fourteen 3-bed units; four 2-bed units and five ‘affordable’ 3-bed homes, with access off Verne Common Road on the eastern boundary. 

Around 40 people responded to the final iteration of the planning application - all but one objecting.

Concerns were raised that some of the properties could become second homes, and would result in overdevelopment and the loss of open green space.

Now, the developer claims that the council will be unable to meet five-year targets for house building across Weymouth, Portland and West Dorset, and that therefore the proposed scheme should be allowed to go ahead.

Residents say it is a unique patch of land and an important part of the landscape (Image: File image)

Dorset Council had initially granted outline consent for the scheme but refused planning permission when a new housing land supply document was published in May 2022.

The document indicated that there was a surplus of homes being built - making it unnecessary to develop areas such as the Verne Common Road land, as it falls outside the development boundary.

The council also said the developer had not agreed to affordable housing criteria or mitigation for the loss of biodiversity.

A planning officer’s report said the scheme would harm the protected monument of the nearby Verne Citadel.

However Portland-based developer Laming and Sons says that five of the homes will be ‘affordable,’ and that the site will benefit the public.

The developer said: “The provision of much-needed housing including five affordable dwellings and associated financial contributions should be considered a public benefit which outweighs the limited harm to the setting of the heritage asset.”

Local objectors contacted by the Echo say their concerns still stand. Meanwhile, the issue has raised broader concerns about Dorset’s green spaces. 

Appeal 'could set a precedent'

Portland councillor Paul Kimber believes the appeal could set a precedent for Dorset, after the Campaign for Protecting Rural England (CPRE) highlighted a national trend for developers to challenge councils' housing supply figures.

Dorset Council has said it intends to challenge the appeal - but warned that if the developer is successful, the council will have limited powers over what is built at the site. 

“We’ll get to a stage where you don’t need a planning committee - developers can build carte blanche,” cllr Paul Kimber said.

“I think the Government has to tighten up these loopholes and take notice that people’s lives are being affected.” 

“The residents need to have a breathing space around their houses,” he added. "Whilst I want houses built, they need to be the right sort of houses on the right sort of land.

"It’s no good building homes on top of each other – people need to be able to enjoy life and live with their neighbours.”

The site for 25 homes off Ventnor Road / Verne Common Road, Portland (Image: Laming & Sons/RB Studio)

Another resident we spoke to said: "This now seems to be the approach being adopted by developers to get their way with unsuitable developments on unsuitable sites. 

"(Nationally), there is a perception that most of the properties will be unaffordable and will be snapped up as second homes or holiday lets."

Meanwhile, a similar appeal is being launched following refused planning permission for homes at  Westleaze in Charminster. 

Dorset Council is yet to publish its new Local Plan for Dorset - which would also give the authority a stronger position to control developments.

What has Dorset Council said?

Asked whether the unitary authority stands by its 5-year housing land supply figures, a spokesperson said the annual exercise is a "robust" snapshot of the most up-to-date information available at the time.

They confirmed the council will defend the appeal - but warned that when decisions are made through the appeal route, "the council’s ability to influence the conditions and legal agreements is reduced."

This is because the Planning Inspectorate makes the final decision over conditions and legal agreements for any appeals that it allows.

An example of this may include affordable homes or other mitigation agreements.

Council calls for tighter controls

The leader of Dorset Council has lobbied secretary of state for Levelling Up, Housing and Communities Michael Gove to allow a suspension of the need for Dorset to demonstrate 5-year housing land supply while the draft Dorset Council Local Plan is being developed.

Meanwhile, the council is hopeful that changes to the planning system, proposed as part of the Levelling-up and Regeneration Bill, will reduce the burden on councils where local plans are in production.

"Should this be taken forward, it will strengthen the council’s position," the council's spokesperson said.

More information about land near Portland Verne Common Road and Ventnor Road development

Full details can be found on Dorset Council's online Planning portal ref 18/00662/FUL 

Comments can be made on the appeal at the planning inspectorate website ref APP/D1265/W/22/3311560 until February 16.