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

EDDC’s knuckles thrashed three times by Information Commissioner

From Save our Sidmouth website today. Coruscating condemnation of their secrecy over Knowle relocation.

“Knowle relocation project: BREAKING NEW

Information Commissioner tells East Devon District Council to publish documentation

News just in that the ICO have released three Decision Notices. They will be available on their website shortly:

https://search.ico.org.uk/ico/search/decisionnotice

Meanwhile, here is an overview:

Case: FER0626901
Pegasus agreement re Knowle

The ICO are telling EDDC to come up with all of this:

“I would like the Council to disclose the details of the agreement it has entered into with Pegasus for the Knowle site.
I would like to see the full, unredacted version of the agreement.
I understand that the information at issue would not be exploited by a competitor and that disclosure would not place either party at a commercial disadvantage.
All parties, including Pegasus, will have known that they would be subject to the FOIA when the agreement was signed.
To reiterate, I would like the full publication of the commercial terms of the agreement.
I would like you to provide me with all of the documentation I have requested: in their original electronic versions and not in their scanned versions.”

From: Pegasus agreement re Knowle – a Freedom of Information request to East Devon District Council – WhatDoTheyKnow

Case: FER0608237
Projected maintenance costs for relocation project

The ICO say EDDC don’t have to produce spreadsheets but have to publish the following re the new-build at Honiton:

“To disclose the price that the developer is prepared to pay for the land from the cash flow documents which the council withheld.”

The ‘Conclusions’ are interesting, however:

“53. There is a public interest in protecting the public purse, in this case this is balanced in this case against the public interest in allowing the public to scrutinise the council’s decisions and financial assumptions about the project to develop new offices for itself. This latter aspect clearly raises the level of transparency which would be expected as the council could be seen to be spending public money on its own facilities, for its own purposes. It has argued that it needs to change offices as overall, doing so would save the public money compared to staying in its current offices. The public however cannot know whether this is true without further information being open for them to scrutinise.”

With ref to:
Projected maintenance costs for relocation project – a Freedom of Information request to East Devon District Council – WhatDoTheyKnow

Case: FER0623403
Decision process which led to the award of the conditional contract with Pegasus re Knowle

The ICO are telling EDDC to come up with the last from this list – EDDC having given the first 5, but not the 6th:

“I request information on the decision to award a contract to PegasusLife for the development of the Knowle site in Sidmouth, including, but not limited to:
1. Bid documentation provided to prospective bidders;
2. process for and criteria for selection of successful bidder;
3. Number of organisations who expressed an interest in bidding;
4. Number of organisations who submitted a bid;
5. Names of organisations who submitted a bid;
6. Minutes of meetings and correspondence on the subject.”

From:
Decision process which led to the award of the conditional contract with Pegasus re Knowle – a Freedom of Information request to East Devon District Council – WhatDoTheyKnow

One planning law for EDDC, another for the rest of us …

If an ordinary citizen started building work before receiving planning permission, they would be stopped. Not our council. As it decides for itself about Knowle, it is safe to say that they are confident they will grant themselves permission whatever:

East Devon District Council (EDDC) is carrying out the work, expected to take around 38 weeks to complete, as it prepares to relocate some of its offices to the town hall from Knowle, Sidmouth. [Do these works would need planning permission?]

The town council will be moving to 44 Rolle Street, from where it will continue to provide its usual services. [Does this building work need change of use?]

The council’s telephone and email contact details will remain unchanged.

The council of voluntary service will be moving to Ground Floor, Unit 15, Dinan Way, with its telephone and email contact details also remaining unchanged.

The Devon Registration Service will then leave the town hall on November 26, moving to Larkbeare House, Topsham Road, Exeter, with its telephone number also unchanged.

The town hall will remain open while the work takes place to allow EDDC to offer its housing needs, council tax and housing benefits services, which will be available between 9am and 4.30pm, Monday to Friday.

Citizens Advice will also continue to operate a drop-in service from the town hall, between 10am and 12.30pm and between 1.30pm and 3.30pm, Monday to Friday.”

http://www.exmouthjournal.co.uk/news/council_and_services_to_move_as_town_hall_work_set_to_begin_1_4692835

Knowle redevelopment: the imagined and the real

Speak for themselves – developer’s imagination first, then the reality:

image

PegasusLife – new and bigger plans for Knowle

Revised plans = new consultation?

“Pegasus Life’s latest revised plans for Knowle now submitted.

A string of Pegasus Life’s revised plans and statements for the Knowle, have just been uploaded (10th Aug) to the EDDC Planning portal.

To view, go to https://planning.eastdevon.gov.uk/online-applications/, type in reference 16/0872/MFUL, and search Documents.

Have all the many issues*, not least size, scale and suitability of design, now been addressed?

For two examples of the latter, submitted yesterday, see Document 239415, pages 11-14, showing impact from the south park, and Document 2391414, pages 20-22, impact on upper Knowle Drive.

See information in earlier posts:

*https://saveoursidmouth.com/2016/06/15/knowle-planning-application-breaks-a-raft-of-local-plan-rules-says-vgs/
*https://saveoursidmouth.com/2016/06/13/knowle-drive-after-pegasus-life-plans-a-question-of-perspective/
*https://saveoursidmouth.com/2016/05/30/throwing-away-our-heritage-london-based-save-vehemently-objects-to-plans-for-knowle/

https://saveoursidmouth.com/2016/08/11/pegasus-lifes-latest-revised-plans-for-knowle-now-submitted/

Blot on the landscape: Knowle retirement megalith

See link below for before and after pictures.

Residents on higher floors had better hope their lift never breaks down!

Pegasus Life planning application for Knowle. Deadline for YOUR comments this Wednesday 15 JUNE

If Plymouth has to say how much it sold its former HQ for, why is EDDC keeping us in the dark?

“The Civic Centre in Plymouth was sold to developers Urban Splash for £1, it has emerged.

Plymouth City Council confirmed that it received payment of £1 for the sale of the 14-storey local authority headquarters in the city centre. …

… The city council provided the £1 figure to David Every after a Freedom of Information inquiry. The council initially withheld the information, but finally reversed that decision this week.”

http://www.plymouthherald.co.uk/Plymouth-s-Civic-Centre-sold-1/story-29385867-detail/story.html

Sidmouth Town Council discuss PegasusLife tonight

Papers here:

Click to access PL._AGENDA_1.6.16.pdf

Meeting at St Theresa’s Hall, 6.30 pm.

Knowle plans on the agenda at Sidmouth Town Council Meeting this Wednesday (1st June, 6.30pm, St. Teresa’s Hall)

Save Britain’s Heritage objects to Knowle PegasusLife development

Click to access save-britains-heritage-objection-to-knowle-planning-application-may-2016.pdf

Original article:

Details of the Knowle Planning Application by Pegasus Life, May 2016, from the EDDC website:

EAST DEVON DISTRICT COUNCIL
Planning Application
16/0872/MFUL | The construction of an assisted living community for older people comprising extra care units, staff accommodation and communal facilities, including a kitchen, restaurant/bar/cafe, a well-being suite comprising gym, treatment rooms and pool, a communal lounge and storage facilities; car parking for residents, visitors and staff of the assisted living community; comprehensive landscaping
comprising communal and private spaces; and associated groundworks.

Council Offices Knowle Sidmouth EX10 8HL
Reminder of Save Our Sidmouth initial reaction here: https://saveoursidmouth.com/2016/05/18/visual-impact-of-developers-plans-for-knowle-raises-concerns/

Throwing away our heritage? London-based SAVE vehemently objects to plans for Knowle

The “new” Knowle

See the before and after pictures:
http://futuresforumvgs.blogspot.co.uk/2016/05/knowle-relocation-project-sos-response.html

PegasusLife: don’t believe everything you hear …

Remark on Sidmouth Herald Streetlife:

I’ve just started looking through the online plans and have already found some things that are not quite how they have been made public.

The inpression created, for me at least, was that the well-being facilities and restaurant would be open to non-residents. It is not quite as open as all that.

Visitors can use the restaurant, and I assume that means people who are visiting those living there as it clearly defines another category of people who can use the well-being facilities as Non-Residents.

Non-Residents are people living in Sidmouth and who are over 60 years of age, with priority give to those whose property borders the Knowle.

This only runs for 3 years from the time they achieve 50% occupation of the site.

Don’t be misled into thinking that they will be providing some sort of resource for the town.

Oh, and they say they expect to employ 14.5 people in total. If that covers the restaurant, well-being facilities, cleaners, gardeners and care assistant/nurses as well as management it doesn’t bode well for high standards in anything.”

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?

Knowle: EDDC helping Pegasus to get its ducks in a row

“An EDDC spokeswoman said: “We have received an application from Pegasus, but we will require some additional information before we can validate it. Once we have everything that we need, the application will be advertised, posted on our website and the community consulted in the usual way.”

The developer said ‘major changes’ had been made to its original vision ahead of the plans being submitted. Under the plans, the site’s 19th century former hotel and 1970s offices will be demolished to make way for dwellings for over-60s. The Caretaker’s Cottage will remain. Much of the parkland will remain in public ownership. A restaurant and gym facilities also feature in proposals.”

http://www.sidmouthherald.co.uk/news/delay_to_plan_for_115_homes_gym_and_restaurant_at_knowle_sidmouth_1_4503444

Pegasus ducks out of Sutton Coldfield because it is too busy to build there

“More than 37 sites” on the go. Going to the more profitable sites such as Knowle first, perhaps?

http://www.suttoncoldfieldobserver.co.uk/Collapse-Brassington-Avenue-retirement-home-plans/story-28184380-detail/story.html

Property deals: fewer and fewer places to hide

“Olympic bosses ordered to reveal West Ham stadium deal

Olympic Stadium bosses have been ordered to reveal details of their deal with West Ham United over the club’s use of the east London stadium.

The London Legacy Development Corporation (LLDC) fought a London Assembly ruling that the contract should be made public. The appeal has been rejected by a separate tribunal.

West Ham are due to move to the Olympic Stadium at the end of the season.
The LLDC has the right to appeal against the latest decision.
It has not yet made a comment on the tribunal outcome.

West Ham’s vice-chairman Karren Brady has previously said she fought for the best deal, but has denied this was at the expense of taxpayers.
A fans’ group which called for the publication of the contract said it was “naturally delighted with the outcome”. …

… Football supporters first submitted a Freedom of Information request to obtain the tenancy agreement [West Ham and the Olympic stadium] amid claims the LLDC would subsidise the rent.

However, bosses appealed saying it would place them at a commercial disadvantage, undermine negotiations and reduce returns to the taxpayer.

In January, the London Assembly heard about £17,000 had been spent by the corporation to stop details of the deal being revealed.

http://www.bbc.co.uk/news/uk-england-london-36017396

A bling Pegasus life

“Stylish developments for the over-60s are springing up all over Britain. They have swimming pools, saunas, spas and a carer on tap. They don’t come cheap – but they’re a great alternative to a care home.”

http://www.dailymail.co.uk/femail/article-3532816/Penthouse-pensioners-Concierges-cocktails-place-moor-yacht-Granny-flats-going-glam.html

Luxury care home with cocktails. And how long before these people start complaining about the oiks and “little people” enjoying what will remain of the Knowle parkland?

Knowle drainage to be sorted by DCC just in time for Pegasus development

What excellent timing for Pegasus. But perhaps they might be tapped to provide water storage – perhaps in one of their private swimmimg pools.

“Devon County Council (DCC) was this week surveying Station Road to extend a topographical study of the parkland – a first step in implementing Sidmouth’s 2014 surface water management plan (SWMP).

The authority has a funding allocation for 2018/19, so it is working to appraise the project and justify the cost – estimated at £436,000 in 2014’s SWMP – before it approaches government department Defra.

Councillor Stuart Hughes said: “One of the recommendations of the Sidmouth SWMP was to consider attenuating surface run-off in the grounds of Knowle. The preferred scheme and design are very much in the early stages, so this additional survey data being collected will assist us in determining the viability of this option.

“If suitable, then we will look to develop the detailed design and project appraisal to secure the required funding from Defra.”

The SWMP, compiled by Jacobs, said that the total predicted damage in Sidmouth town centre could be worth £12million over a 50-year period if surface water flooding is not addressed. Some 14 per cent of homes and 49 per cent of non-residential properties are at risk. It said ‘realistic and sympathetic’ landscaping at Knowle could provide storage for three million litres of floodwater that would otherwise run down Station Road toward the town centre.

The basin would be dry most of the time and would only store water during times of extreme rainfall, allowing the site to remain accessible. It would then be discharged into the drains once the peak of the flood has passed. Water storage at Knowle was among the options put forward for reducing the flood risk – but it would be most effective if combined with other measures. These include re-profiling All Saints Road and Station Road. The SWMP also proposed a pumped drainage system to prevent water ponding in Bedford Square and a ‘quick-win’ scheme to contain Cheese Lane’s watercourse.

It did not consider the risk of flooding from the River Sid or the sea, which remain the responsibility of the Environment Agency.”

“Developers should get cash incentives to build homes for the elderly” say Lords peers.

With one-bed luxury retirement apartments at Knowle almost certain to cost £300,000 plus with massive service charges, who thought up this gizzard scheme to further incentivise developers such as Pegasus Life!

The development at Millbrook Village in Exeter is advertising one-bed apartments at £325,000 upwards and two-bed properties at £550,000 upwards.

http://www.millbrookvillage.co.uk/available-properties/

No mention of TRULY AFFORDABLE homes to buy or to rent for the poorest of our elderly some of whom may be stuck in council houses paying bedroom tax because there are no suitable properties for them.

Do you think it is a good idea to further assist these developers?

From the article in the Daily Telegraph

“Developers should get cash incentives to build more homes for the elderly, a cross-party committee of peers has said, warning that developers are getting away with building poor quality homes in the rush to meet rising demand for new homes.

They said that while 60 per cent of “household growth in England up to 2033″ will be for those headed by someone aged over 65, just two per cent of current homes in homes in the country were fit for pensioners.

The peers on the select committee on National Policy for the Built Environment said creating more homes for pensioners would free up billions of pounds-worth of large homes for young families.”

http://www.telegraph.co.uk/news/earth/greenpolitics/planning/12163901/Reward-developers-which-build-more-homes-for-the-elderly-peers-tell-Government.html

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