Whether or not all development is desirable is another question, but a report published in May 2020 by ASELA (The Association of South Essex Local Authorities) shows the impacts of LTC on housing in the area.
We’ve heard Thurrock Council comment about the impacts LTC is and would have to their Local Plan, including house building. ASELA is an association of Local Authorities in the South East, and Stantec, David Lock Associates, and Cushman & Wakefield carried out a South Essex Strategic Growth Locations Study on their behalf.
It’s a comprehensive report, but one table that jumps out in regard to the LTC is this one, Table 2.1 on Page 6 of the report
As you can see it shows that the areas studied would lose the potential for 6700 new dwellings if the LTC goes ahead.
The report also goes on to state:
8.3.10 The recently published Government response to the Thames Estuary Growth Commission reaffirms their commitment to ‘making significant investment to improve transport links in this part of the country’, with the A13, A127 and LTC being specifically identified. However, it will be for South Essex to make the case to ensure that the maximum benefit is secured from this and other future investment. This is highlighted in relation to the LTC as follows:
‘Our focus is on ensuring that these existing multi-billion-pound projects are delivered in the most costeffective way for taxpayers, while maximising the wider benefits for passengers and local communities. For example, we are working across government to ensure the Lower Thames Crossing is a catalyst for further growth, jobs and housing in the area …. We believe that a holistic approach to investment in placemaking (skills, education, housing, environmental improvements, flood risk management and community projects) will be the biggest driver for further growth in the Estuary.’
This statement suggests that they are looking for the proposed LTC to be a catalyst for growth, including housing in the area.
We’ve also questioned how much development could the proposed LTC unlock, especially where it wipes out greenbelt and could open it up for further development in the area.
We know that Thurrock Council are attempting to negotiate mitigation measures to suit the wants and needs of their Local Plan, as can be seen in their Hatch report, details of which can be found here.
Again, whether all development is desirable or not is another question. Some feel there is a definite need for more housing, others are not so keen especially when it impacts greenbelt land. We’re just highlighting another impact of the proposed LTC on our communities. It definitely seems to be something to consider, especially keeping an eye on what local authorities may be seeking as mitigation for the proposed LTC if it goes ahead.
Also worth mentioning in light of Local Plans that any property acquired by the claimant before the road opens would be subject to a potential Part 1 Compensation Claim. Depending on the Local Plans this could lead to an increase in compensation claims and costs to National Highways.
More info on various compensation options can be found here.
ASELA report (May 2020) – https://ca1-jsp.edcdn.com/downloads/200529-FINAL-REPORT.pdf