Hundreds of new-build houses are trapped in planning limbo as Eden’s district council attempts to grapple with a ban on development which aims to prevent damaging nutrients flowing into waterways.
George Eustice, Secretary of State for Environment, Food and Rural Affairs, said nutrient pollution was a significant problem for the country’s freshwater habitats and estuaries.
“Increased levels of nutrients (especially nitrogen and phosphorus) can speed up the growth of certain plants, disrupting natural processes and devastating wildlife,” he said.
Natural England has effectively put the brakes on any new builds in 74 local planning authority areas — including Eden — on nutrient impact grounds.
An Eden-based planning consultant told the Herald they had about four or five schemes held up, adding up to 120 houses.
“Livelihoods are going to be at risk and the housing crisis is going to be made worse. It’s going to push house prices up in these nutrient neutrality areas,” he said.
That rise in house prices will then make it harder than ever for first-time buyers to get on the housing ladder.
The consultant claimed that Natural England had “attacked new-build housing” when it was water companies and farmers who were the biggest culprits.
“There are housebuilders who will fold as a result of this. If nothing is done soon they might lose the land they have got an option on or they might be paying for land with interest rates that they can’t build out, so it is going to have a financial hit — certainly on the smaller housebuilders and maybe on some of the larger ones.
“So there is an effect on housebuilders, there is also effect on the trades that would rely on that. It is going to start biting in the next few months.
“There is a high proportion of small firms and self-employed people in Eden and those people will not be able to get their more lucrative jobs of housebuilding, if it stalls.
“It also affects any overnight accommodation — campsites and hotels — the visitor economy is going to be hit by this because you won’t be able to build or extend your campsite,” he said.
Plans held up include the Oaklea Group’s vision of creating a number of extra care apartments at the site of the former Edenside care home in Appleby.
Having submitted an application in 2019, they initially experienced delays over issues of flood prevention at the site and they are now having to jump over a further hurdle to try and mitigate the new requirements from Natural England.
A spokesman said: “Along with others planning new developments, we await guidance from Natural England on nutrient neutrality and how this affects our development in the Eden catchment area, but we continue to work with the planning authority on how best to address the new requirements and hope to have a resolution to the planning application soon.”
At a recent meeting of Appleby Town Council, Martin Stephenson said: “This just seems like another of these governmental projects that gets put in developers’ way that is holding up a valuable project.”
The Government says that Natural England has issued tools and guidance about nutrient neutrality to help developments move forward. Wetland and woodland creation could be among measures required of developers.
A spokesman for Eden District Council said satisfying the new rules “had its challenges”.
“Nutrient pollution is an environmental issue which affects many natural areas in England. Increased levels of nutrients in water, like nitrogen and phosphorus, can speed up the growth of certain plants, negatively impacting wildlife.
“The sources of these nutrients generally include sewage treatment works, septic tanks, livestock, arable farming and industrial processes. Extra wastewater from new housing developments can also affect nutrients.
“An approach called ‘nutrient neutrality’ looks to shape developments with suitable mitigation measures, meaning damage to protected sites and wildlife is avoided. Developers are required to demonstrate that their proposals will not result in additional nutrients into the river catchment area. That latter covers the majority of the Eden area.
“In March 2022, new nutrient neutrality notifications were received by the council from Natural England, which advised that river catchments in Eden will be affected.
“As a result, when determining planning applications, the council must now ensure that developments do not increase levels of nutrients. Development can only proceed if it is ‘nutrient neutral’. Information on how this is to be calculated has been provided to the council.
“The council is concerned about the difficulties this creates for housebuilders and potentially some other types of development locally, and recognises that meeting the requirements has its challenges. Eden is working together with other local authorities that are required to work under this regime, to identify best practice and solutions to support developers. Means of resolving the difficulties are also being considered at a national level.”
