Tag Archives: Pamington

Pamington Lane Development: Latest news & comment

Starveall 10The Application for the Pamington Lane development finally reached the Planning Committee at Tewkesbury Borough Council at its Meeting this morning.

During a debate which lasted well over an hour, many of the Committee Members discussed the Plans and there was significant agreement with many of the points that I raised on behalf of Residents when I spoke.

Despite many additional points being raised by Committee Members about the clear lack of joined-up thinking in terms of the impact that all of the developments along the A46 are going to have on a road network, which is already far too busy, it became clear that because none of the organisations or agencies such as Gloucestershire Highways or the Highways Agency have raised any objections, there was – in planning terms – no robust reason for the Committee to refuse.

The Committee voted to permit the Application – under delegated authority – on a margin of 7 votes to 6.

I have since been made aware by Residents who attended and were watching from the Public Gallery, that Members who during the debate said that they would not support the Application going ahead, actually didn’t vote – or ‘sat on their hands’.

Sadly, the fact remains that the Joint Core Strategy which arguably prioritised Cheltenham and Gloucester’s development needs way above those of people who live in Tewkesbury Borough, has failed Pamington even before it has been rubber stamped by the Government.

We can only hope that no more significant development applications are submitted from within the Ashchurch with Walton Cardiff Ward – even in outline form – before the Secretary of State reaches a decision – hopefully be in the Autumn. Otherwise, these too are likely to be built without any real regard to the wider impact that they will have on our Community.

Many additional houses will also be built which were never projected within the JCS Plans. These are extra homes that will almost certainly only be added to the significant number of houses already set to be developed, rather than be included within.

We should perhaps not forget that the number of houses now planned for development in Tewkesbury Borough would never have been so high in the first place if we had developed a Strategy for Tewkesbury on its own, during a process which would clearly have been much shorter. By now, it will almost certainly have been complete and in all likelihood have prevented the Pamington Lane Development from going ahead.

Who should we thank for that?

Pamington Lane Development: Application reaches Planning Committee

IMG_1453-2

I attended the Meeting of Tewkesbury Borough Council’s Planning Committee, and spoke to the Members when item 3 on the Agenda was considered, covering the Pamington Lane Development (Ref: 14/00972/OUT)

Following here is what said to the Committee:

Thank you Chair, Members of the Committee will regrettably already be well aware of the background of opportunistic applications such as this one, where unscrupulous developers and land owners are seeking to exploit the loopholes which exist whilst we await the conclusion of the JCS process.

As you will all be well aware, Ashchurch has been identified as a Strategic Site within the JCS, and is as such already targeted to receive well beyond two thousand new homes, in addition to commercial development opportunities; all focused to the north of the A46 at the Army Camp Site.

Whilst it has served some to suggest that this Strategic allocation would not enter the development pipeline until a date much nearer the 2031 end of the JCS Policy lifetime, I would ask that Members note that an Outline Application has already been submitted for some 550 homes and related built infrastructure within this Strategic Site.

Members of this Committee will I am sure, understand very well the nature of the statement such an Application is making about the timescale in which the Ashchurch Site is expected to be online by developers, even if that specific plan could be seen in some ways to be jumping the gun, given the information that is known publicly about the future of the Ashchurch site at this time.

The Application you are being asked to consider today is located literally on the other side of the A46 from the Ashchurch Strategic Site, but clearly not within it. In fact, if the JCS had already been rubber stamped by the Secretary of State, this site would theoretically remain untouched for at least another 16 years. The considerable impact that Development in Ashchurch is going to have on Ashchurch Village, Aston Fields, Aston Cross, Aston on Carrant, Pamington, Northway, the A46 and surrounding travel infrastructure would have been given adequate opportunity to be considered strategically, and local Residents would at least feel there was some surety in what lies ahead in terms of the way their lives are going to be negatively effected, whilst those of a few others are financially enriched.

Instead, we are here today with an Application that does not consider the longer term in any way.

It does not give deference to Tewkesbury Borough Council’s Joint Core Strategy.

It does not give financial contribution to the significant transport infrastructure developments that are already needed for the A46 and surrounding road network that everyone apart from the Highways Agency accepts is already over capacity.

It does not consider the part it will play in the wider strategic impact that the combination of developments we now know to be possible will have on all the surrounding Villages. We will all lose out if requirements such as the already growing need for a localised GP facility in the Ashchurch and Northway area are not only considered in relation to applications such as this, but also fail to receive funding from all of these developments, thereby relinquishing any unnecessary requirements being placed upon the already overstretched public and NHS purse.

Most significantly for the people who will ultimately be most effected, it does not do anything to enhance local road safety for the Residents of Pamington, who have felt so strongly against the Plans as to create an online and growing Petition. With much commuter and local traffic likely to be heading from the site to Cheltenham or via the A435, or to Stow, Evesham or further afield heading East and seeking to avoid a difficult right turn on to a busy truck road, the current speed and safety problems generated by traffic using this access-only-designated Village as a convenient cut through are not exactly going to be reduced. I would like to say that Residents have confidence in the input and recommendations received from Gloucestershire Highways, but I cannot.

Councillors; there is no doubt that where developments along the A46 between J9 and Aston Cross are concerned, the whole is most certainly greater than the sum of its parts.

Residents are looking for protection from the local Planning Authority from opportunistic development of this kind and I have to say that even if some higher Authority were to ultimately overturn a refusal made here today, at least local people will know that when it came to this Site, Local Representation actually put local people first.

I urge Members to reject this Application, knowing that the JCS more than generously provides for the housing requirements of this Borough until 2031, and that Residents should be able to expect protection from their local Planning Authority in respect of development which falls outside of this.

Thank you.

Pamington Lane Development: Petition to stop additional traffic through the Village

photo 2In the conversations I have been having with Residents, it is clear that there is concern that the potential rise in traffic which would come from new homes at this site would be considerable, bearing in mind that many journeys from the site are likely to be made to Bishops Cleeve, Cheltenham and further afield following the A435 South, or alternatively Eastwards along the A46 for Stow, Evesham and again further, avoiding the junction by Ashchurch Camp.

I have already raised this point directly with Gloucestershire Highways during the Consultation Period and know that these concerns are widely shared. However, I do intend to raise it again when I intend to speak at the TBC Planning Meeting on Tuesday 3rd March when the Application will be going to the Committee for Determination.

I have today been asked to publicise a new online petition which has been set up, asking Tewkesbury Borough Council to consider the impact of the proposed Pamington Lane development on traffic through the Village when the Planning Committee makes its decision on the Application.

If you would like to support the Petition, please click here.

The Application can be found on the TBC Planning Portal using Planning Reference 14/00972/OUT.

 

Links to Adam’s Blogs about this proposed Development:

Pamington Lane Development: Planning Application Update

Pamington Development Application: Your views on Access Options

Pamington: Planning Application for 150 Homes off Pamington Lane

Pamington Lane Development: No benefit to Residents – just commercial opportunism

 

Pamington Lane Development: Planning Application Update

IMG_1453-2

I have just received the List for the Applications which will be considered at the next Meeting of Tewkesbury Borough Council’s Planning Committee, which will be held at 9.00am on Tuesday 3rd March 2015, at the Council Offices, Gloucester Road, Tewkesbury.

The Application concerning the Pamington Lane development (Linden Homes) is listed – Ref 14/00972/OUT and is likely to be considered immediately after both of the outstanding Applications which relate to the unauthorised construction at Starveall Farm – Ref 14/00873/APP (For the dwelling) and Ref 14/00770/FUL (for the additional farm buildings).

From the notes I have been given, I understand that the Officer Recommendation for the Application (which is for Outline Permission) is to Permit.

(Please note that Officer Recommendations may not reflect the decision of the Planning Committee on the day.)

I hope to speak at the Planning Meeting when all these Applications are considered and intend to reflect the comments and concerns that have been raised with me about the proposal and its impact on Pamington and the local area when I do.

If you have anything that you would like to bring to my attention that you believe you may not have already done so concerning this Application, please do e-mail me on councillor.tugwell@tewkesbury.gov.uk .

The Planning Meeting will be open to the general public and seating is available in the Public Gallery. Please go to Reception when you arrive, if you are planning to attend.

 

Pamington Development Application: Your views on Access Options

IMG_1453-2

A number of Pamington Residents have already contacted me to discuss their thoughts on access to the Proposed Development off Pamington Lane, and its potential impact on traffic in the Village.

Road Safety on Pamington Lane is an ongoing issue for local people. It is a problem which has featured heavily in Planning Applications, in discussions and in complaints over its use as a rush-hour cut through, and the speeds that drivers travel.

With this in mind, I am sure that many will be pleased to hear that Gloucestershire County Council (GCC) have contacted Ashchurch Rural Parish Council this week and want to consider local opinion on options, prior to submitting their recommendation to Tewkesbury Borough’s Planning Department before a decision on the Application is then made.

GCC are looking for a response from the Parish very quickly. For this reason, I have asked for and received the permission of the Council to publish the message they received, so that as much feedback as possible can be passed back to GCC before they make their submission. The main points/questions of the note received on Wednesday are as follows:

[We are] reviewing this application on behalf of Gloucestershire County Council highway authority, looking at the local road impact, the Highways Agency will be assessing the impact on the A46.

You will be aware that the developer is proposing to alter the priority of Pamington Lane in order to discourage rat running, see attached plan (please click here – Pamington Lane), I would welcome the PC’s view on this matter, without prejudice to the comments made on the application by APC. If permission is granted with a highway scheme as shown, that scheme cannot be altered at a later date, therefore I would recommend that input is provided at this stage, so that alterations could be made to the scheme in the event that permission is granted. Based on the developer’s plans there are two options:

1. Alter the priority of Pamington Lane as shown on plan. This may to some extent discourage rat running, however it will also mean that existing residents will have to give way on Pamington Lane where they have not in the past. The re-alignment will also help to reduce vehicle speeds by breaking up the relatively long and straight road, with a give way junction.
2. Maintain Pamington Lane as the priority route and have the proposed development arm to the west of Pamington Lane as the give way arm. Existing residents will not be inconvenienced by having to give way on Pamington Lane, however rat running will not be discouraged, and with a wider Pamington Lane carriageway as proposed by the developer (5.5m), vehicle speeds could increase. Potentially traffic calming could be considered to discourage rat running if option 2 is the preferred option.

I would welcome your thoughts on this matter by the 14th January at the latest.

As you can see, the timescale is very short. So if you would like to let me know which – if any – of the options you would prefer – along with any other brief points you may have, could I ask that you e-mail me on councillor.tugwell@tewkesbury.gov.uk by no later than 9.30 am on Tuesday (13th January 2015). I will then pass on the information that I have both to the Parish Council and GCC.

It is important to note that giving your views on the options will not be considered as support for the Application. The decision still rests within the Planning Process and consent is by no means guaranteed at any stage.

I remain of the view that this Proposed Development (TBC Ref: 14/00972/OUT) is not in the best interests of the Ward and that the Joint Core Strategy (JCS) Strategic Allocation for Ashchurch already places an excessive development burden on the area, before any of the additional proposals that we are aware of are considered. However, if this development should be approved either by TBC’s Planning Committee or at some further stage, I also accept that it is vital that the Community and its Representatives have done everything possible to influence the best outcomes for the future which are possible in the circumstances.

The plan attached with the note can again be downloaded by clicking this link: Pamington Lane

 

The Joint Core Strategy now reaches the Government stage this Thursday. But what happens while we wait for the Autumn 2015 Report and why wasn’t it avoided?

I would like to thank everyone who has taken the time over the last weekend and early part of this week to send e-mails to Members of Tewkesbury Borough Council concerning the Joint Core Strategy process.

The concerns raised are not lost on me in any sense. Many should have already been taken into consideration and acted upon within the JCS programme which is now being handed to the Government for final review on the 20th of November.

Many of you were hoping for change. But the very frustrating part of all this has been that the decisions that really counted were taken over a year ago.

Once a majority of Members voted the project through in early September 2013, no matter what consultations and processes have taken place since, that was basically the whole thing done and dusted, seemingly without any hope of change, unless it were to be rejected at the stage where it is submitted to the Secretary of State.

This itself is extremely unlikely. The whole JCS Process, rather like applications going through the Planning Process itself has been conducted very much as a tick-box exercise.

The modus operandi has been squarely focused upon the requirements placed upon Local Authorities by Central Government and any flexibility which might come from the interpretation which that may have allowed, has almost certainly always been used to facilitate and sure-up the three-way arrangement between Cheltenham, Gloucester and Tewkesbury which myself and other Members have long since argued has been anything but in the best interests of the people that we as Ward Councillors – and collectively as a Council – represent.

Our voices fell on deaf ears and the practical implications of what is a flawed process and three-Authority-Strategy have been manifesting in the shape of all of the ‘lightning’ developments which have either reached Application stage or are in the processes of doing so, that involve building on land which is not even included within the JCS Strategic Allocation(s). This itself is set to continue until such time as the JCS is formally approved; the Report on which is itself not due until Autumn 2015.

Put the prospect of the developments which could receive consent in the next 12 months to one side, and right around the Borough, there is clearly massive concern about the realities of rubber stamping a long-term Planning Strategy which will effectively give a green light to developers to build across a 20+ year development allocation that will see much of our beautiful landscape and Villages changed forever – when as a Borough, we are and were simply at no stage obliged to make anything remotely like such a commitment.

These kinds of concerns are no less prevalent in the Ashchurch with Walton Cardiff Ward and are probably more so. We are currently witnessing developers looking to build almost everywhere along the A46 apart from the JCS Strategic Allocation in and around the Ashchurch Camp site itself and this doesn’t consider other areas that fall behind the Camp and will no doubt have a significant impact on Northway too.

Nobody should be under any illusion that a combination of the state of the Planning System today and the avoidable time that the JCS has taken – rather than pursuing a much better and wholly expedient Policy just for the Borough – potentially makes such Applications very difficult to stop. In this specific instance alone, it now threatens the very identities of Aston-on Carrant, Aston Cross, Ashchurch and Pamington as independent communities and Villages.

People from outside both the working and political environments of Local Authorities do see the inability of the Planning System to police and enforce the very Policies they have in place, irrespective of whether it is due to the ability of a higher power to override any local decision at a higher level, or whether there simply isn’t the money available in the local public purse to pursue developers who seem to have bottomless pits for pockets where making money is concerned.

Locally, we have already witnessed one company having developed and put into use an industrial sized chicken production unit at Starveall without Planning Consent for a large part of it, once it had Consent for the initial Plan. It is more than regrettable that nobody really knows what might now lie ahead, once the JCS has been put firmly in place.

It is simply wrong that the views of local people are being ignored and where they have not spoken, that their best interests now and for the future are not being considered as they should, by all of the people who are elected to represent them.

Nonetheless, everything you all have to say and how you feel is still important, even if it doesn’t influence a decision the way you might like to see it go this time.

Keep registering your comments, objections and even support for developments – where they will benefit your Community – by contacting your Local Planning Authority and getting them recorded.

Being able to say ‘I told you so’ wont help anybody and certainly wont turn the clock back. But evidence of the strength of your feeling and the reasons why you feel that way certainly does have the ability to influence future decisions.

Better still, it could at some point help those of us who really care to change the System and benefit us all.

 

Pamington: Planning Application for 150 Homes off Pamington Lane

IMG_1453-2

I have been advised by the Planning Team at Tewkesbury Borough that an Application has been submitted and is now confirmed as valid fort he erection of up to 150 dwellings including access, landscaping, open space, and associated infrastructure with all matters reserved other than access on Land off Pamington Lane, Pamington.

The details can be found on the TBC Website using the Planning Reference 14/00972/OUT.

This is an Application which has already been discussed by many local people and I have been made aware of the views of many local Residents. Irrespective of whether we have talked about this Proposal before or not, I will be pleased to discuss any concerns that Residents may have and can be contacted by e-mail at councillor.tugwell@tewkesbury.gov.uk

As with all Planning Applications, if you wish to make your views known, the best advice I can give to everyone is to write or e-mail the Planning Department. Your view is always important and even if the result of an application turns out not to be how you would like it to have been, your input will have been put on record, and could turn out to be useful in the future.

Starveall Lane issue now resolved as new Trackway given green light…

Starveall 7I am able to confirm that Permission was granted by Tewkesbury Borough Council earlier today for the new Track or Roadway to provide access to the planned Chicken Farm at Starveall.

Furthermore, I am very pleased to confirm that the Approval has been given on the basis that we had all been hoping and working for, with Conditions in place which will see Goods Traffic to and from Starveall Farm travelling along only the most Southern part of Seven Bends and directly to and from the A435 – thereby avoiding Pamington.

Reaching this point has taken effort on the part of many and I would again like to thank Ashchurch Rural Parish Council for allowing me to speak at length to Residents and the Council at their March Meeting. This in turn has led to the dialog between Mr Hern and Mr Hill which has enabled this option to come to being materially; a solution which I believe will prove to be the best for all in the circumstances.

My thanks also go to TBC Planning Officers, who I feel have made every effort necessary to assist and give full consideration to the questions and concerns which have been raised not only by me, but also by Residents as this has progressed.

I understand that work is likely to begin on the Track or Roadway very quickly. I have also been advised that Mr Hern will be directing construction traffic in the same way as traffic will ultimately travel to Starveall Farm.

To see the Decision Notice issued today, please click below:

1400307FUL notice

Starveall Lane – Work to protect Gas Main to begin shortly

Starveall Gas Line

With Starveall Lane having been a great concern to many over recent months, the Application by FC Jones and Co. to build a new and dedicated track or roadway to the Starveall Chicken Farm Development is under consideration.

As hoped by all, the Application does – I understand – incorporate all the steps necessary to keep Goods or HGV Traffic travelling to or from the Farm out of Pamington on the B4079 and therefore accessing the Farm via the most Southern end of Seven Bends directly out to and from the A435.

However, irrespective of the plans which will hopefully soon remove all chance of Staveall Lane being used for Chicken Farm Traffic, it became clear when exploratory borehole work was done, that the Gas Main which crosses the Lane does not have the level of protection necessary for any heavy traffic and that as such, it may not be impossible that even heavy agricultural traffic in use by any of the Farmers using Starveall Lane could inadvertently damage the pipe – with consequences that we could only really sit and imagine.

With this in mind, Contractors working on behalf of FC Jones & Co. are likely to begin and/or carry out the work necessary to protect the pipeline at the point it crosses Starveall Lane during early June.

As some of you will already be aware, this work would have been necessary before the Lane could have been developed and it would be easy to draw the conclusion that this Development work is now going ahead.

I have been assured that it is not and I am hopeful that Planning will be given for the new track/roadway in the coming weeks – at which point the issues concerning the use of Starveall Lane for any traffic travelling to Starveall Farm – other than agricultural vehicles in the strictest sense – will be dealt with finally and formally through the Planning Process and the award of Planning for the new access.

I continue to monitor developments with the Planners and also Mr Hern of FC Jones & Co.

If you do have any concerns, please do not hesitate to contact me direct.

Starveall Chicken Farm: Progress on referred access & related traffic route

photo 2Monday evening’s Meeting heralded a big change in approach for everyone regarding the Chicken Farm at Starveall and I would like to thanks everyone for the support that they have given with this.

We all left the Meeting of Ashchurch Rural Parish Council with the commitment that a Meeting between the relevant parties concerning the land needed to pursue the favoured option for access to and from the Chicken Farm being pushed to and from the A435 would take place.

I am pleased to say that I have today facilitated that Meeting and a deal has been agreed in principle between the two parties.

I now understand that FC Jones & Co will be submitting their Planning Application for the new access as discussed tomorrow (Thursday 3rd April).

This is fantastic news for everyone, not least of all those around the table today, and I’m sure we will all look forward with great hope that the new plans come to fruition quickly and without any unforeseen problems getting in the way.