Residents want clarification of Knowle housing designation

An EDDC spokesperson says it will be up to the DMC to decide classification but then says there are legal aspects to be considered.

The DMC are laypersons- surely they are not qualified to take such decisions?

“District chiefs have yet to decide how the use of a proposed 115-home retirement community at Knowle should be classified.

The Knowle Residents’ Association this week called for clarity on the matter. Householders say that, if the development ends up classed as ‘C3’ – housing – developer PegasusLife will need to either include ‘affordable’ homes on-site, or pay towards them.

If it is care accommodation [C2], the group says the development will be even further from the 50 homes the site is allocated in East Devon District Council’s (EDDC) Local Plan.

Residents’ association chairman Kelvin Dent said the group is ‘amazed’ the authority has not decided what use class the development falls into. He added: “Our view is that the application is akin to housing – albeit with the occupants of the proposed apartments being able to purchase a package of care to suit their needs.

“Under planning law, this equates to a C3 use and PegasusLife will be obliged to provide social housing as part of their development or to make a substantial financial contribution towards the social housing that Sidmouth desperately needs and support for the local community.

“We look forward to receiving confirmation from EDDC that they agree and will be helping local young people to find a home.”

A spokeswoman for EDDC – which intends to relocate from the Knowle HQ to Exmouth and Honiton – said officers had been working on the basis that the development’s use would be C2.

She added: “However, officers have been considering whether the form and layout of the proposed development and the manner in which it is proposed to operate would constitute a C2 use or not.

“In considering this issue, officers have been, and continue to consider, the views expressed by residents and relevant case-law.”

The spokeswoman said the officers’ conclusions on PegasusLife’s application will likely be presented to EDDC’s development management committee (DMC) on December 6. The agenda will be published 10 days beforehand.

She added: “Ultimately, a decision on this issue is for the members of DMC to make.”

http://www.sidmouthherald.co.uk/news/residents_call_for_clarity_over_future_knowle_use_1_4756297

Make millions, pay peanuts … EDDC says that’s fine

“Town councillors have reiterated their opposition to Churchill Retirement Living’s plans to demolish Green Close, in Drakes Avenue, and build 36 sheltered housing apartments for the elderly.

They said the housing stock for older people cannot keep growing without also creating homes for nurses and carers to look after them – and argued the developer could cut into its 30 per cent operating profit margin to pay for it.

Planning committee members suggested Churchill should pay at least £360,000.

Councillor Ian Barlow, committee chairman, told the Herald: “Churchill’s profit margin is the one of the highest in the industry.

“They say they can’t pay more than £41,000 or it won’t be profitable – but those 36 homes are probably going to be worth £6-7million.

“Churchill is making a profit and taking it out of the town. They’re bringing in older people who will use the facilities, but they’re barely putting anything into the pot.”

The £41,000 referred to is a ‘section 106’ payment – cash that is meant to mitigate the impact of developments and fund improvements such as ‘affordable’ housing. The contribution depends on factors such as the size and number of dwellings being built.

Churchill is proposing to build 36 apartments in place of the 23-bed Green Close care home, which was run by Devon County Council until cutbacks brought about its closure in 2014.

The planning committee, which met last week, ruled: “Members noted that a contribution of £41,208 had been offered by the applicant towards affordable housing. Members expressed the view that this was an insult to the community of Sidmouth and urged the local planning authority not to accept the offer.”

Cllr Barlow compared the Green Close proposal with the Sanditon development, on the plot of the former Fortfield Hotel.

The developer there built 29 apartments and made a £1.5million ‘section 106’ payment – 36 times what Churchill is offering.

Cllr Barlow said the firm can avoid a larger payment because it is creating sheltered housing, adding: “We’re concerned that a lot of places are being provided for the elderly, but there’s nowhere being built for younger people.

“If there’s no provision at the same time for a nurse or a carer to live, who is going to look after them?”

Churchill’s planning director, Andrew Burgess, told the Herald: “We are disappointed by Sidmouth Town Council’s decision, since we have been consulting the community and working with the planning authorities for several months to develop plans for an attractive and sustainable new retirement community that will bring benefits to local people and the local economy.”

He said the proposed affordable housing contribution is based on a detailed viability assessment, industry best practice and factors such as the market value of the site.

Mr Burgess added: “We will continue to work with the council and the local community to ensure we can deliver the high-quality specialist retirement accommodation that is urgently needed by older people in Sidmouth.”

The application has been recommended for approval by EDDC’s planning officers, who noted the ‘comparatively modest’ financial contribution.

The authority’s development management committee will decide its fate on Tuesday (November 1).”

http://www.sidmouthherald.co.uk/home/developer_s_offer_slammed_as_insult_to_sidmouth_1_4756271

More attractive towns and cities can ease pressure on countryside”

“MORE attractive towns and cities would ease development pressure on the countryside, say rural campaigners.

Housing should be developed alongside transport infrastructure for economic, social and environmental benefits, says the Campaign to Protect Rural England (CPRE).

The charity argues that high-density development near to high-quality public transport services could boost businesses and jobs.

It also calls for more well-designed homes and more diverse, exciting communities, arguing that they would reduce pressure on the Green Belt and the wider countryside.

The recommendations are made in CPRE’s ‘Making the Link’ paper which, it says, builds on emerging government thinking.

CPRE policy adviser Trinley Walker said: “To build the homes we need and make our towns attractive for residents and businesses, housing development and transport must go hand in hand.

“Good access to public transport should be an important factor when councils make decisions about where to build houses – yet it often gets side-lined.

“This means that in many towns the potential for regeneration, quality housing and better connected communities is missed.”

The paper highlights the government’s recent NPPF consultation identified 680 commuter hubs suitable for high density development.

It argues that attention can also be given to smaller places like market towns, which delivering connectivity, services, employment and business opportunities for rural communities.
Situating high-density housing near transport hubs can concentrate development on brownfield sites in need of regeneration and increase connectivity to employment centres, says the paper.

This has the potential to make towns more attractive for residents and business, halt damaging urban sprawl and reduce car use and road congestion, it argues.

The paper suggests a number of options to encourage such development.

These include reduced business rates for local businesses and the roll-out of planning tools to help identify suitable locations for development.

The paper calls for higher-density development based around public transport hubs, planned around local services and waking and cycling.

High density development needn’t mean tower blocks in market towns, it says.

Terraced housing and mansion blocks can provide high density homes and preserve the unique character of towns, the paper argues.

‘Making the Link’ is the sixth paper in CPRE’s Housing Foresight series, which aims to provide innovative policy solutions to critical housing issues.”

http://www.rsnonline.org.uk/environment/cities-can-ease-pressure-on-countryside

Lies, damned lies and retweets about housing figures from Hugo Swire

Swire retweeted this:

“Gavin Barwell MP ‏@GavinBarwellMP
New figures released today show since 2010 government schemes have helped 330,000 people buy a new home #OwnYourHome”

NO! NO! NO! It has not helped 330,000 people to buy new homes!

When you follow the link it says: 185,000 people have bought new houses BUT, when you read further, actually it only talks about 91,000 of those homes having used various government schemes.

The press release says ”

The government is committed to helping people achieve their aspiration of home ownership, through the range of Help to Buy schemes, including: ISA, Shared Ownership, Equity Loan, London Help to Buy and Mortgage Guarantee.”

Remember that some of these schemes allow wealthy people to buy homes worth up to £650,000 for their children with huge discounts, that the ISA was revealed to only be helpful AFTER you had bought a home AND paid a deposit when people thought they were signing up for help WITH deposits, and equity loans grab a share of your home as does shared ownership.

Nowhere does Mr Barwell, or Mr Swire, explain where the figure of 330,000 comes from – except to say that it is “since 2010” when ?some ?all, ?most of these schemes did not exist!

Donald Trump, eat your heart out – post-truth politics flourishes here in the UK!

Development Management Committee defers Bovis Seaton affordables decision to study viability figures

East Devon’s Development Management Committee has refused to approve an application from Bovis to build extra houses on the Tesco regeneration site at Harbour Road. It decided instead to bring the matter back to its next meeting to look more closely at the viability assessment for Affordable Housing.

Members were surprised when officers said that they were free to look at the viability assessment, although it will not be made publicly available.

This setback for the developers came after the DMC’s chairman, David Keys, and the Council’s Development Officer, Ed Freeman, recommended approval of an extension of the ‘zero relaxation’ for affordable housing (which means NONE at all in the huge project) in March, without bringing the matter to the Committee or informing the town council of the application.

However, it transpires that Bovis had already applied for extra houses on the site, and said no affordable housing should be included because the scheme overall was still £6 million in the red.

But as Seaton ward member Jim Knight asked the DMC, why would they be building these additional houses if the site was not profitable?

The issue came to DMC only because of the persistence of Seaton Town Council, supported on the DMC by Councillor Peter Burrows who insisted that the matter be on the DMC agenda.

The Chair of Seaton’s planning committee, Martin Shaw, argued that the viability assessment for the new application, which linked it to the viability of the scheme as a whole, was flawed because it did not take account of the improved density of the development. He questioned whether the District Valuer had been fully informed when he signed off the viability assessment.

DMC members on all sides expressed concern. Independent leader, Ben Ingham, said that for a long time Seaton had not had enough new housing, but now that it was coming on stream, Seaton people could not afford to buy the houses being built.

Conservative councillor Simon Grundy said ‘We need to stop being treated like children over this matter. The Town council seem to have got a lot closer on this than we did.’

When does private become public and public become private? A very fine line

Remember this post from 20 April 2016 when several of our local dignitaries enjoyed a very chummy night out at the opening of the Deer Park Hotel’s new Orangery?

Publicans and ex-publicans enjoy a jolly good night out …

image

Colin Brown, East Devon District Councillor for Dunkeswell, EDDC Development Management Committee and Licensing Enforcement Committee, of the Monkton Court Hotel, Honiton; director of Bell Vue Developments

Paul Diviani, Leader EDDC, Devon County Councillor and Local Enterprise Partnership board member and formerly of the Stockland Arms Hotel, Stockland

Jenny Wheatley-Brown, also of the Monkton Court Hotel, Honiton and Conservative candidate for district council seat (lost) at Seaton at the last election and also director of Bell Vue Developments

and

John O’Leary, EDDC Councillor, Licensing Enforcement Committee, with special responsibility for the Thelma Hulbert Gallery, Honiton and Town Councillor for Honiton St Pauls, also formerly of the Stockland Arms Hotel, Stockland

at The Deer Park Country House Hotel for the unveiling of it’s orangery.”

Well, it appears that all of them considered that they were being invited to this knees up in their private capacities, since none of them have declared the event in their “Hospitality and Gifts” expenses at EDDC.

What a very, very, very fine line our politicians tread.

So, if the Deer Park comes before either the Development Management Committee or the Licensing Committee in future Messrs Brown and O’Leary can sit on them with clear consciences.

And for your delectation, here is how the night was described by one attendee:

The building boasts floor-to-ceiling palatial arched windows and decadent chandeliers, and mosaic flooring with dapper decor throughout.  The lavish bash was held in Honiton last Friday (April 15).  Mike Arscott, sales and marketing director at Deer Park Hotel, said “The orangery launch party was an outstanding success.  “It was a genuine privilege to gather over 300 friends, colleagues and constructors together to celebrate the completion of our latest phase of development.  “I am extremely proud of the new facilities at Deer Park and look forward to welcoming many old and new faces back to see the beauty and style we have put back into this stunning country house.  The party wouldn’t have been a success without the support from our local suppliers. The madness of the cabaret acts and magic performers plus a simply spiffing fireworks display, will live long in all our memories.”

http://www.eastdevon24.co.uk/news/grand_orangery_unveiling_at_deer_park_is_a_success_1_4501090

Unfortunately, the “Gifts and Hospitality” page of the EDDC website appears to be offline at the moment, but when it is up and running again, you can access it here:

http://eastdevon.gov.uk/council-and-democracy/councillor-conduct/gifts-and-hospitality/

 

Newton Poppleford: Will developer’s new plans avoid affordable homes ” ghetto”.

Cavanna Homes controversial full planning permission for 40 homes on AONB land in Newton Poppleford was agreed in principle by EDDC but held up because affordable homes were clustered together instead of being ” pepper potted” throughout the development.

New plans appear to show two homes on the western edge of the site, four to the north and nine in a cul-de-sac facing north towards the end of the estate road.

Is this “pepper potting”? The officers think so. Hhhmmmm … quite a lot of pepper in the remotest and possibly least attractive corner of the plate.

Rush to avoid Community Infrastructure Levy?

According to Official Notices in the press, Community Infrastructure Levy will become payable to EDDC from 1 September 2016. This is charged per square metre and is in bands with Cranbrook being lowest and Sidmouth being highest.

Should we expect a rush to get planning permissions past the Development Management Committee before 31 August? Would this explain why Bovis is rushing through its application for phase 2 of its Seaton development where it wants zero affordable housing? Will we see the Pegasuslife Knowle application done and dusted before the end of August too?

Publicans and ex-publicans enjoy a jolly good night out …

image

Colin Brown, East Devon District Councillor for Dunkeswell, EDDC Development Management Committee and Licensing Enforcement Committee, of the Monkton Court Hotel, Honiton; director of Bell Vue Developments

Paul Diviani, Leader EDDC, Devon County Councillor and Local Enterprise Partnership board member and formerly of the Stockland Arms Hotel, Stockland

Jenny Wheatley-Brown, also of the Monkton Court Hotel, Honiton and Conservative candidate for district council seat (lost) at Seaton at the last election and also director of Bell Vue Developments

and

John O’Leary, EDDC Councillor, Licensing Enforcement Committee, with special responsibility for the Thelma Hulbert Gallery, Honiton and Town Councillor for Honiton St Pauls, also formerly of the Stockland Arms Hotel, Stockland

at The Deer Park Country House Hotel for the unveiling of it’s orangery.

Photographer: Terry Ife (Midweek Herald)

Devon and Somerset Devolution: a brief primer

By Georgina Allen, South Devon Watch, Facebook

“Devon and Somerset are in the middle of a Devolution process.

The word Devolution sounds as though it will increase and support local democracy, but in fact the opposite is true. What we are experiencing looks more and more like the privatisation of local authorities and local democracy – our devolution bid has been written and is being led by a group called the Heart of the South West Local Enterprise Partnership, or the HoSWLEP for short.

This is a quango made up mainly of business men, a couple of women and a few councillors. The business people are primarily property developers, construction CEOs and arms manufacturers. There are 24 of them and they are self-appointed, un-transparent, unaccountable and hold their meetings in secret. They publish minutes, but these are so opaque as to make them pointless. These people have written a bid for the future of Devon and Somerset, which is full of grandiose aspirations for growth.

They want to create 123,000 jobs, build business parks and growth hubs and most worryingly 179,000 houses.

They have no public mandate for this other than the fact that all our local councils have signed up to this bid.

Many local councillors have publicly stated that they are very unhappy with the way the devolution bid is shaping up. In the South Hams, the leader of the council said that they had been coerced into signing up. When questioned further about this, he explained by saying that councils had had their budgets slashed to such a point that they could hardly function.

The government has taken money away from councils and given it to the LEP, unless local councils sign up to the Devolution Bid, they will not get this funding. A simple privatisation practice, but a very effective one. With councils forced to sign up, the LEP have the illusion of a public mandate. There has been incredibly little press about the LEP and they have not consulted with the public, this Bid is going on behind closed doors and is therefore, very concerning.

Where housing is concerned – how did the LEP come up with the figure of 179,000 houses?

This is not based on any known survey. There is no mention of social, affordable or sustainable housing in the bid, just an enormous amount of market housing the LEP want to build.

As the board is mainly made up of developers this raises the question of conflict of interest, which the LEP acknowledge, but which has not stopped them from making the Devolution Bid almost entirely about growth. There is little to no mention of farming, the environment, tourism, all the industries that are most important down here, instead the Bid is about building and growth hubs and IT. It sounds more like a Bid for a northern powerhouse than it does the rural west country.

Most of the growth projections described in the Bid are reliant on Hinkley C going ahead. As there are very real worries about the viability of this, so there should be questions raised about the LEP, who are lacking a plan B. Councillors, MPs, the National Audit Office and many others are becoming increasingly concerned about the process of devolution and the LEP themselves and as a local person, I am also worried at seeing local issues like planning being passed to a quango of business people, who have financial interests in pushing the type of development that is least needed down here.”

Boo- hoo, Bovis still too poor to provide affordable housing in Seaton, and yet …

Poor, poor Bovis – literally.

Their housebuilding is going too slowly in Seaton and time is running out on their S106 agreement that reduced affordables on the 300+ housing site from 40% to 25% to 0%. So, they have to put in another submission showing that they simply cannot afford them and EDDC’s “independent valuer” agrees. Officers agree too and it just remains to be rubber-stamped at a forthcoming DMC.

http://planningapps.eastdevon.gov.uk/Planning/lg/dialog.page?Param=lg.Planning&org.apache.shale.dialog.DIALOG_NAME=gfplanningsearch&SDescription=13/1583/V106&viewdocs=true

BUT

In the meantime, councillors on and off the DMC, particularly in Seaton might want to think about it before jumping on that ” too poor” bandwagon:

Guardian 16 February 2016:

Bovis Homes predicts further growth after record profits
Housebuilder increases annual dividend by 14% to 40p a share after pre-tax profits for 2015 jump 20% to £160m”

Bovis Homes has predicted another year of growth after reporting record profits, which were helped by rising house prices and the government’s help to buy scheme.

http://gu.com/p/4hxx3

Yesterday, it was considered a “Buy” stock by Hragreaves Landsdown and Dautsche Bank and HBSC agreed:

http://www.hl.co.uk/shares/shares-search-results/b/bovis-homes-group-plc-ordinary-50p/broker-forecasts

Goldman Sachs agrees too:

Bovis Homes Group plc (BVS) Earns Buy Rating from Goldman Sachs

Terrible to be so poor isn’t it …

EDDC councillors slammed for voting like sheep

“A district watchdog has called for evidence-based decision-making after the conduct of some council members was called into question.

Councillors admitted being swayed by ‘powerful speakers’ when they agreed on last-minute changes to the draft East Devon Local Plan against the advice of officers and on the basis of claims that later proved unfounded.

Votes taken in the final stages of developing the document – which sets out a planning blueprint for the region – saw Dunkeswell and Chardstock added to a list of villages classed as ‘sustainable’ and thus suitable for further development.

Both decisions have now been overruled by the Planning Inspectorate, but members of East Devon District Council’s (EDDC) scrutiny committee have criticised the process that allowed the controversial votes to be taken without any evidence being checked.

Speaking before the committee on Thursday, March 17, Chardstock parish councillor David Everett said: “Chardstock is now – as far as the East Devon Local Plan is concerned
 – unsustainable.

“But the damage has been done because we now have five houses we should never have had.”

The meeting heard how Councillor Andrew Moulding had spoken out in support of a developer and proposed Chardstock be classed as ‘sustainable’.

An extraordinary meeting of the full council days later saw Dunkeswell added to the list with voters swayed by claims that a school was due to be built in the village – information that was later found to be erroneous.

Scrutiny chairman Councillor Roger Giles asked if members should have been debating and making major changes to the Local Plan at such a late stage without any evidence and against the recommendations of the chief executive.

Committee members argued that this should not have been allowed, but officers at the meeting said it is down to elected councillors to make decisions and, if there is not enough evidence, they should have declined to vote.

It was recommended that all councillors in future should beware of taking claims at face value and make decisions on the basis of factual evidence.”

http://www.sidmouthherald.co.uk/news/make_decisions_on_basis_of_factual_evidence_1_4483591

Cavanna Homes appeal against refusal of 40 dwellings in Newton Poppleford dismissed

15/0642/MRES Appeal 15/00052/REF Ref:
Cavanna Homes (Devon) Ltd And Pencleave 2 – Mr Ed Brown

Land South Of King Alfred Way Newton Poppleford Construction of 40 dwellings (including 16 affordable), doctors’ surgery and associated works (approval of details reserved by outline planning permission 13/0316/MOUT).

Appeal Dismissed Date: 02.03.2016 Written representations

Officer recommendation to approve, Committee Refusal. Affordable Housing pepper-potting reason upheld. (EDLP Strategy 34).

So, officers recommended, committee refused, committee decision upheld. How come officers did not know that East Devon Local Plan Strategy 34 was a reason to refuse!

STRATEGY 34:

Strategy 34 – District Wide Affordable Housing Provision Targets:
Affordable housing will be required on residential developments in East Devon as follows .
Within the areas defined below a target of 25% of the dwellings shall be affordable :
a) Axminster;
b) Exmouth;
c) Honiton;
d) Ottery St Mary;
e) Seaton; and
f) Major strategic ‘West end’ development sites.
Under this policy:
1 2
the towns listed above are defined by the area within the Built-up Area Boundary the major strategic West End development sites to which policy will apply are
a) Cranbrook,
b) adjacent to Pinhoe and
c) North of Blackhorse
as shown on the West End inset map (to the Proposals Plan)

Areas to which higher (50%) affordable housing targets apply: Outside of the areas listed above (i.e. all other parts of East Devon including all settlements not listed, coastal and rural areas and Budleigh Salterton and Sidmouth) 50% of the dwellings shall be affordable subject to viability considerations. The 50% figure applies to all areas that do not come under the 25% classification and which are permitted under Strategy 35 ‘Exceptions’ policy.

Where a proposal does not meet the above targets it will be necessary to submit evidence to demonstrate why provision is not viable or otherwise appropriate. An overage clause will be sought in respect of future profits and affordable housing provision, where levels of affordable housing fall below policy targets.

Looking across the lifespan of the plan an affordable housing policy provision target of 70% social or affordable rent accommodation and 30% intermediate or other affordable housing is sought. However in periods of depressed markets an alternative negotiated mix to reflect viability considerations and help deliver schemes will be acceptable. The District Council will consider issues of development viability and housing mix including additional costs associated with the development of brownfield sites, mitigation of contamination and the provision of significant community benefits provided the assessment process is completely transparent and there is full financial disclosure by stakeholders.

The thresholds at which this policy shall apply will be the minimum set out in Government policy or guidance (including any lower thresholds which Local Planning Authorities have the discretion to establish) subject to an up to date Council viability assessment showing that these thresholds can be justified. Where there is no applicable Government Policy or Guidance there will be no minimum size threshold at which affordable housing will be sought, subject to there being up to date strategic evidence that the general delivery of housing would not be significantly undermined.

Affordable housing shall be provided on site unless it is exempted through Government Policy or Guidance, is not mathematically possible or where off site provision of equivalent value is justified by circumstances such as no registered provider being willing to manage the new affordable units or other planning reasons. In such cases a payment towards an off site contribution will be required in lieu of on site provision. On any development site affordable housing should be ‘pepper-potted’ or dispersed throughout the scheme.

Devolution and LEPs – more worrying insights

” … So what is wrong with it?

That question takes us to the first problem that we would want to talk about. Who decides what will happen? Well everything is decided at central government level. In particular, and I just mentioned George Osbourne, it’s quite odd that the whole thing is being driven by the Treasury rather than the Department for Communities and Local Government (DCLG). So it’s Osbourne’s particular baby.

The way it works is that officials from the Treasury, certainly with people from DCLG too, enter into secret bespoke discussions with whoever approaches them and say “please may I have a slice of your devolution pizza?” They say “well, OK, we’ll come and talk to you.”

These discussions have all been held behind closed doors so at best it’s a discussion between the Treasury, the Department of Communities and Local Government, the leaders of the local councils who will probably be statutorily constituted as a combined authority and the Local Enterprise Partnerships, the LEPs.

The first problem with that is where does it leave the citizens? The citizen has no say, has no seat round the table and is not party to any of these discussions, which is an odd thing because you might think in principle devolution is at least in good part about devolving power to the local citizenry. Yet here are deals being hatched that exclude the citizen’s voice. I think that’s our first problem, discussions taken in private.

So, what are Local Enterprise Partnerships and how have they become so powerful in such a short time?

LEPs were the substitutes for the Regional Development Agencies or RDAs. RDAs were abolished once the coalition took off in 2010, they were abolished over a timespan of a year or two. So LEPs are the replacement.

LEPs are not statutory bodies, so in that sense there’s no clear channels of public accountability. They are basically a group of self-selecting business people who come together on a local basis and have the power to bid to Regional Growth Funds to get money for local enterprise development. They do have governing bodies and essentially the government’s arrangement is a mix of local business people again, as I said, pretty much self-selected because it’s done on a voluntary basis and members of the combined authority. So it’s a mix of politicians and local business people who sit on the LEP governing body.

It’s not a mix that always works well. LEPs have crept into a powerful position and sometimes central government will say certain things may be permissible at local level, for example increasing the business rate by 2%, but only if the LEP agrees. So LEPs are accreting little bits of power here and there even though they have no statutory basis for exercising their powers.

I guess most people will not have heard of LEPs. They are fairly shadowy and it would be fair to argue that if they’re going to exercise an increasing range of powers, they should be put on a statutory basis and there should be proper accountability to local people.

I thought it was fascinating in your article when you mentioned that Local Enterprise Partnerships resisted any examination of what they were doing on the grounds that it might “scare business”. That’s just extraordinary.

I would guess any self-respecting LEP is feeling a little bit awkward itself about all of this. LEPs are not statutory. They’re not accountable in any way to people living in a local area. They’re run on a shoestring, yet here they are having quite a significant voice round the table. That will be one of their concerns, that we need to talk about these things privately. This is part of what I’ve been calling the ‘democratic deficit’.

The second thing that perturbs me a lot about this is that as well as having private discussions that exclude the people, the government then goes on to require a form of governance that they prefer and which people have no choice over. I’m referring here to the requirement in the Act of Parliament now, that in order to get a deal, most places (the South West might be an exception because of its geography) must have a directly elected Mayor.

Take where I live: I’m up here in the North East. We will have one person whose remit will run from the Scottish Borders right down to the Tees Valley. It’s a vast area. One person running a swathe of important public affairs, and no-one’s been asked if they would like that model. It’s completely unclear where it leaves thousands and thousands of local councillors whose services will probably no longer be required.

What does this tell us about localism and the Big Society and all of that stuff that was very much heralded at the beginning of this government?

It was going to give all this power back to local people and so on and so on. Now that we’re a few years into it and we’re starting to be able to see what it actually looks like, what do you think it tells us about the motivation behind it? Who are they doing it for?

My view of the Big Society is that it was simply an attempt to cut costs and transfer services out to the third sector but without the necessary funding to accompany that transfer. You don’t hear a lot of talk these days about the Big Society, do you? So where are we left with this?

We’re left with councils cut to the bone and the suspicion through the whole devolution policy that what the government wants to do is transfer responsibility for funding and public spending cuts to a more local level. Regional, sub-regional, currently it’s with the local councils. That’s probably best not described as devolution. It’s best described as delegation of responsibility for funding. It can even apply to the NHS, in particular in Greater Manchester, which so far is the only devolution deal which has involved fairly clear agreement to take on responsibility for NHS services.

There are some very important and worrying questions being raised by all of this. What we’re slowly doing is taking the national out of a lot of services that have been national and making them local. In principle it has some attractions but in the current economic and political climate, I’d be very worried about taking responsibilities on when the funding was disappearing.

A lot of this stuff is being justified on the grounds of economic growth. What do you think we run the risk of sacrificing in our desperate attempt to achieve economic growth?

If there’s one implicit objective of the devolution deal, it’s the idea that it will spur economic growth. This is George Osborne’s real focus. You devolve to core cities and through devolving some powers over transport and regeneration you get the benefit of agglomeration. That may well work in certain geographies but even if you did get more growth – I think it’s a bit unclear exactly why you would – but even if you did, more regional growth is one thing. How you use the proceeds of that is another.

If you take the Northern Powerhouse as the most frequently cited example, it may well be good for Manchester, maybe even for Leeds, but once you get out into the rural areas and the older industrial areas, it’s not easy to see how this will be of benefit in these wider geographies. It’s a question about the type of growth and the proceeds of growth as well as whether you get the growth at all.

If people read your article and feel like something very valuable, something very precious is either slipping through their fingers or being wrenched from their grasp depending on which way they look at it, what can they do about it?

That’s a good question, isn’t it? We’re looking at a whole range of different ‘devo deals’. What the Chancellor did late last year was to invite local areas, regions and sub regions to put in a bid for a deal, and they were given seven weeks to do it. Seven weeks. Thirty eight such bids were received. Most of them were not considered strong enough to take forward, so we only have about half a dozen that are currently going forward.

I guess you could stop these deals in their tracks if one or more local councils who were in the combined authority said “we don’t think this is a good deal, sorry, we’re pulling out. We just don’t want to go ahead with it.” You would then suffer a loss of course, because you would be seen as a poor team player. There are more powers coming along, even if these are delegated powers, and there’s a bit of money at stake. Always follow the money! Council spending is being crucified.

But as part of the devo deals, the Treasury comes along and says “if you sign a deal on our terms, we will give you x amount of money.” My own area, the North East is pretty typical. The deal up here with the North East Combined Authority is £30 million per year for 30 years. Incidentally, I have never known a political pledge that was ever honoured over 30 years! But that’s the deal on offer.”

https://www.transitionnetwork.org/blogs/rob-hopkins/2016-03/bob-hudson-devolution-there-are-some-very-worrying-questions-being-raised-

Ombudsman criticises council for lack of transparency in planning decision

“The Local Government Ombudsman has criticised a council after members of its planning committee approved an application against an officer’s recommendation but failed to give reasons for doing so.

The decision by Erewash Borough Council related to an application for a development in the Green Belt. The applicant wanted permission to extend his bungalow by adding a first floor and garage extension.

The complainants to the LGO were neighbours of the site, which was on the edge of a village.

They submitted a number of complaints, including that the initial application was not advertised properly, and that members did not give any reasons for granting planning permission.

In its report, which can be viewed here, the Ombudsman upheld these complaints, but did not uphold some others.

The LGO found that Erewash posted a site notice, which notified adjoining neighbours and the parish council, but did not advertise it in a local newspaper as a departure from the local plan.

A planning officer recommended refusal because the proposed extensions were disproportionate to the size of the original building and would increase the building’s prominence.

The officer’s report to the committee included details of the neighbours’ objections and those of the local parish council along with representations from the applicant and his agent.

Following a site visit, members decided to approve the application against the officer’s recommendation. However, no record was made of the reasons for their decision.

The LGO has recommended Erewash BC:

apologise to the neighbours for failing to publicise the application as a departure from the local plan and for also not giving reasons for the decision to grant planning permission. “The council should recognise that residents will now be uncertain of what the outcome might have been but for the council’s fault”;
review its working practices and procedures regarding how it makes and records the reasons for its decisions; and
provide training to members on giving proper reasons for their decisions.
Dr Jane Martin, Local Government Ombudsman, said: “For people to have confidence in the local planning system, decisions must be made in as transparent a way as possible. This includes making records of the reasons for those decisions.

“This is particularly important when members decide against planning officers’ recommendations. Without written reasons people who are affected by a decision cannot know exactly what has happened or feel reassured that decisions were taken fairly.

“I now urge Erewash council to provide the remedies I have recommended and improve its practices and procedures to ensure people can have faith in its planning decisions.”

http://localgovernmentlawyer.co.uk/index.php?option=com_content&view=article&id=26049:ombudsman-criticises-council-for-lack-of-transparency-in-planning-decision&catid=63&Itemid=31

Another attempt to ignore local plans and neighbourhood plans!

Why does Owl think that the report on this public consultation that ends in April has already been written? And that it will make it even easier for developers to ruin the countryside and ride roughshod over local plans?

Because the whole point is “to reduce regulatory burdens” on said developers.

You can imagine the responses they will already have their spinners working on.

“The Government has issued a call for evidence as part of a ‘Rural Planning Review’ which it says will “look to reduce regulatory burdens in support of new homes, jobs and innovation”.

The review will examine – amongst other things – the rules for converting agricultural buildings to residential use.

The call for evidence has been published jointly by the Department for Communities and Local Government and the Department for the Environment, Food and Rural Affairs.

It was promised at the launch of the Government’s Rural Productivity Plan last summer.

Environment Secretary Elizabeth Truss said rural areas had “huge potential”, adding that the Government’s plan would help “create thriving towns and villages, where families can turn disused agricultural buildings into new homes for the next generation and entrepreneurs can launch the latest cutting-edge start-up from an office with a stunning countryside view”.
Communities Secretary Greg Clark, added: “The need for new homes doesn’t stop where our cities end, it’s just as real in rural towns and villages that need new housebuilding to keep thriving.

“That’s why we are looking carefully at how our planning reforms can deliver this whilst at the same time ensuring local people have more control over planning and the Green Belt continues to be protected.”

The deadline for submitting evidence is 21 April 2016.

http://localgovernmentlawyer.co.uk/index.php?option=com_content&view=article&id=25994:government-issues-call-for-evidence-as-part-of-rural-planning-review&catid=63&Itemid=31

How did Chardstock and Dunkeswell get introduced into the local plan at the last millisecond?

The timeline of how the decisions were taken make VERY, VERY interesting reading – in documents accompanying the Scrutiny Committee agenda for

18 February 2016, 6.00pm

here:

http://eastdevon.gov.uk/media/1531428/180215-scrutiny-agenda-combined.pdf

particularly page 13 onwards:

DUNKESWELL

“Councillor B Buxton asked for inclusion of Dunkeswell on the BUAB list, on grounds of size of settlements, 160 firms many on industrial site and felt that the village met most of the criteria. In response, the committee were informed there was no school- Cllr Buxton responded that a school was expected as consultation was underway with the County Council and a site had been designated.
Recommendation from DMC to add Dunkeswell to the list with build up area boundary.
What evidence supported that statement by Cllr Buxton?
Follow up by officers and Clerk of Dunkeswell confirmed that no plans by Devon County Council for a school. Clerk also checked if a ny plans for a free school, again no plans. When produced the sustainability assessment was undertaken (which determines which villages should retain BUABs) DCC confirmed no plans for a school.”
CHARDSTOCK
Council 26 March 2015
David Mortimer (public) spoke to as k to add Chardstock to list of sustainable villages on the Local Plan having build up boundary, in light of DMC recommendation to include Dunkeswell.   He stated that he agreed
with the DMC recommendation to add Dunkeswell;
transport as a measure of sustain ability is too simplistic. Why not add other villages with similar; in terms of Chardstock, stated that it had an undersubscribed new primary school with 66% of pupils coming from
outside the parish village school, and a number of other facilities and services available in the village.
Councillor Andrew Moulding proposed to add Chardstock; Including stating reasons of school of 150 pupils in place, community services and transport available at one end of location which could be reached by the community. The proposal was debated with councillors speaking both for and against inclusion; in response on request of the Chairman, the CX reminded the Council of the officer advice that the village did not meet the criteria but there were clearly opposing views an d the proposal should be voted on.
Carried on vote to include Chardstock in the BUAB list. DMC recommendations agreed, therefore also including Dunkeswell.
Email from Cllr Giles to Chief Executive
27 March 2015
I am writing to express my great unease about the way a decision was made about Chardstock at yesterday`s Extra Ordinary meeting of EDDC to make submissions to the Local Plan Inspector. I was unaware, and I suspect the vast majority of councillors were unaware, that a decision about the status of Chardstock was to be made at the meeting. Certainly there was no specific documentation supplied for the meeting to suggest this.
At the beginning of the meeting, under the public speaking arrangements, a Mr David Mortimer spoke in support of Chardstock being a sustainable community and seeking its designation to be changed. As I recall Mr Mortimer gave no details of himself, of where he lived, of whether he was a landowner in Chardstock, or whether he was acting for a landowner in Chardstock. Of course if he fitted into either of the last two categories that  ould not have stopped him speaking – but it would have been relevant to know.
There was no further mention of Chardstock until much later in the meeting when the Council Deputy Leader, Council lor Andrew Moulding (who is not the ward member) spoke in favour of Chardstock`s status being changed because it is a sustainable location. As I recall (but I apologise if I am wrong), Councillor Moulding said that Mr Mortimer was speaking on behalf of Chardstock Parish Council. There seemed to be considerable doubt about whether Mr Mortimer was actually speaking on behalf of Chardstock Parish Council. My recollection is that he did not say he was.
My particular concerns are that a decision was taken without any  information to justify it, in spite of the Inspector making very clear that he wanted an evidence-based Local Plan submission from EDDC.
Specific questions that I would like answered please are:
What is the Chardstock Parish Council view on the redesignation of Chardstock, as far as we are aware?
Did Chardstock Parish Council make a recent submission to EDDC relevant to the Extra Ordinary meeting of yesterday?
When and what was the nature of the most recent Chardstock PC submission to EDDC about its situation in the EDLP?
What evidence does EDDC have of consultation exercises undertaken within the Parish of Chardstock about the EDLP? If EDDC has such evidence, what does it show of the view of Chardstock residents?
What discussions specifically about Chardstock took place at or following the EDDC LDF/LP Panel hearings?
I look forward to early answers to the above questions.
Meanwhile I am greatly concerned that a fundamental change of policy was agreed at a meeting yesterday without any supporting documentation, purely on the basis of arguments made at the meeting by just two people–one a councillor and the other a member of the public, on a matter that (unlike the Sidford 5ha of employment land) had not previously been discussed, and on which the view of the Parish Council was uncertain.”
 
1 April 2015
Approved 15/0217/FUL in YARTY ward (Chardstock) for five dwellings against officer advice on unsustainable location.
17 June 2015
Representation from one Chardstock Parish Councillor that decision taken by Council was not evidence based.
25 June 2015
Representations from two Chardstock Parish Councillors that the decision taken by Council to include Chardstock was not evidence based.
4 July 2015
Application 15/1007
South View, Chardstock decision was refused:
“Whilst in other respects the application is considered to be acceptable and despite the site’s location within the village and the builtup area boundary, defined under the Adopted East Devon Local Plan, this is not considered to be a sustainable site to accommodate new development. Chardstock has only a limited range of services and access to a wider range of services and employment opportunities, necessary for day to day living, is only available via private transport due to the lack of public transport service to the village.   Despite the site being included with the draft New Local Plan Strategy 27 as a sustainable village, this policy can only be afforded limited weight as the Strategy has been out to public consultation and has not been endorsed by the Local Plan Inspector and as such the application falls to be considered on the basis of its sustainability.  As such, the limited social and economic benefits that would arise from the delivery of a single dwelling are considered to be outweighed by the environmental impact of the development resulting from its unsustainable location served by a limited range of services and lack of public transport.
The application is therefore recommended for refusal on this basis.
January 2016:
Inspector report on Local PlanParagraph 31–
“Chardstock and Dunkeswell have limited facilities and do not benefit from access to public transport. Their addition to Strategy 27 is not supported by the Council’s Small Towns and Villages Development
Suitability Assessment 2014 and I have removed them from Strategy 27”.
”.

The “Budleigh Boys” and their take on AONB changes: fine if it “benefits the lical economy”

The councillors referred to themselves as “the Budleigh Boys” after they were re-elected after the last local elections. This was their take on an AONB development in 2012 which gives a good idea of their priorities, which over a period of three years appear to have totally changed.

Application 11/1531 (F Carter) refused for winter storage & refused by Inspectorate 15.05 2012

TOWN AND COUNTRY PLANNING ACT 1990 GRANT OF CONDITIONAL PLANNING PERMISSION Applicant: Pooh Cottage Holiday Park Application No: 15/2136/FUL Address: Bear Lane Budleigh Salterton Date of Registration: 14 September 2015 Agent: ARA Architecture Date of Decision: 28 January 2016 Address: 39 Rolle Street Exmouth EX8 2SN Proposal: Proposed storage area for 47no touring caravans. Location: Pooh Cottage Holiday Site Bear Lane Budleigh Salterton

RECOMMENDATION: Refusal

EXECUTIVE SUMMARY This application is before Committee having been referred from Chairman’s Delegation meeting. The application seeks permission for the use of an agricultural field for the winter storage of caravans. The use would be associated with an adjacent holiday touring caravan site which is in operation for the main holiday season only. While the applicant has sought to demonstrate the benefits of the scheme through additional income for the existing site, and continuity of service for clients (those staying on the site during the summer would be able to store their caravan on the adjacent field), the site lies within the Area of Outstanding Natural Beauty. In such an environment, which is given the highest level of landscape protection, development should be in the National Interest or have sufficient justification while still protecting and preserving the environment. While economic benefits can help to justify a scheme, they are not considered in this instance to outweigh the concerns regarding the visual impact from the proposal and highway safety concerns from additional vehicle and caravan movements on a single-width carriageway

Recommendation: THE HEAD OF PLANNING, TRANSPORTATION AND ENVIRONMENT, ON BEHALF OF DEVON COUNTY COUNCIL, AS LOCAL HIGHWAY AUTHORITY, RECOMMENDS THAT PERMISSION BE REFUSED FOR THE FOLLOWING REASONS

1. The proposed development would be likely to result in an increase in the number of vehicle movements, particularly towing vehicles, using Bear Lane, a narrow road with limited passing facilities and no footways which will further prejudice highway safety and lead to additional interference and conflict with other highway users along the length of Bear Lane and its junction with B3178, including users of the national Cycle Network, contrary to Policy TO6 of the Devon County Structure Plan and Policy TA7 of the adopted East Devon District Local Plan Officer authorised to sign on behalf of the County Council 20 October 2015 DCC Flood Risk SuDS Consultation Thank you for referring the above application which was received on 23/09/2015

Budleigh – Cllr A Dent When a similar proposal came before us three years ago I supported the application on the following grounds: o The additional income from the winter storing of caravans would be of considerable benefit to the Pooh Cottage business. In addition there would be a some benefit to the local economy.

By not moving caravans seasonally in and out of the site, there would be less traffic movements in Bear Lane. The Inspector refused the application in support of the Highways comments as well as the detrimental effect there would be on the AONB. This application addresses the harm to the AONB by moving the proposed storage site further down the slope. The advantage to both traffic movements in Bear Lane as well as the benefit to the local economy remain.

On balance I feel the benefits outweigh any potential harm and I support this application. In the event that officers disagree with my position then I would like this application to be taken to committee.

Budleigh – Cllr S Hall I wish to express my support for this application. I believe that this revised location is much more acceptable in terms of visibility and impact on nearby residents. Traffic movements should be significantly reduced. Please advise of any future developments on this

Budleigh – Cllr T Wright I support this application. I was strongly opposed to the previous application as there would have been significant visual impact as the previous site was higher up the land. The new site is lower down the hillside and not so obtrusive. The reduction in the resulting movement of caravans is to be welcomed on a number of points, reduced traffic congestion, improved road safety and a lessening of carbon emissions. The business is a valuable contributor to the Budleigh and wider East Devon economy.

What you say you said can be very different from what you did say!

“Sid Valley representatives raised concerns that further evidence to support the removal of the site had not been submitted by EDDC to the inspector.

Councillor Marianne Rixson, a ward member for Sidmouth/Sidford, said: “I would like to describe the whole shambolic process of the inclusion of the Sidford employment land as the hokey-cokey. First it was in, then it was out, then it was in because it was never really out at all.”

Mark Williams, chief executive of EDDC, said: “The inspector had already heard all the arguments for and against the inclusion or deletion of Sidford. My advice was it wasn’t actually legally permissible to take the site out at that time.”

http://www.sidmouthherald.co.uk/news/anger_over_hokey_cokey_employment_land_saga_1_4406347

What he actually said at that meeting according to the audio report was:

The inspector has already heard everything we have said and is yet to tell us what his view is on that part of the application. He may recommend that this site is not suitable and should be removed. It’s his decision now, not yours.

“It’s your funeral if you want to take it out.”

https://eastdevonwatch.org/2015/04/11/sidford-business-park/

No mention of illegality, no obvious advice that it was already too late – indeed “if you want to take it out” sounds like there is a choice, so the DMC decided to attempt to get it removed.

Advice? Hmmm.

Current cost of new EDDC HQ at Honiton/Exmouth – nearly £10m and all meetings assuming Pegasus gets its planning permission are already scheduled

Relocation cost so far:

£9,726,455

Click to access 6-project-report-20-300915.pdf

page 5

Further on in the report:

The project has
7 “red risks”
32 “orange risks” and
8 “blue risks”

They already have a pretty good idea of when the planning meeting for Pegasus will be and have scheduled it

12 July 2016 (page 12)

and have already fixed an Extraordinary Cabinet Meeting
on 27 July 2016
and a similar Full Council meeting for
3 August 2016
with works in Exmouth to start on 4 August 2016.

Of course, all these meetings take place in the major summer holiday period.

Relocation to Exmouth Town Hall will take place on
20 June 2017
and full relocation to both sites will be achieved by
25 September 2017.

Thereafter the report consists of various cost breakdowns.

It appears that, for some reason, Appendix C is missing