Bats in the Belfry (Reprise [version 2.0])

We've been here before.  You may have noticed the Biodiversity Officer's comments on the SBC website pointing out that there is inadequate ecological information with the new application particularly with regard to bats and badgers. 

Given there were issues with the last application regarding the very same creatures, we are surprised that the applicants did not learn from this earlier experience and either provide the required information or submit a design that met everyone's requirements.  Bats, badgers and residents alike.

There is a not-so-old saying: if you keep on doing what you've always done, you'll keep on getting what you've always got.

More Support from Bill Cash MP

Member of Parliament Bill Cash has written to assure residents of his continued support in our opposition to the planning application.  He has written to Stafford Borough Council on our behalf to voice his concerns.

Planning Application Called-in

The public consultation period has now finished.  Past experience shows, however, that late submissions are sometimes accepted.  If you haven't got your objection letter in yet, there may still be time.

Borough Councillor Richard Oldfield has called-in the application.  That means that, whatever the outcome of the Planning  Department's deliberations, it has to go before the Planning Committee.

More when we get it.

Parish Council Opposes New Builds!

Once again Fulford Parish Council has voted to oppose the proposed development on the pub site.  A number of villagers turned out to make Councillors aware that the new houses are not wanted by the residents of Rough Close, a view endorsed by County Councillor Ian Parry who also attended.

Even though most residents remain opposed to the plans, we need to make the point forcefully by sending in letters of objection to Stafford Borough Council. If you haven't written in already, get those letters off!!

Parish Council Meeting

A full Parish Council meeting is to be held on Thursday, 9th September at the Village Hall in Grange Road, Meir Heath.  The latest planning application will be on the agenda.  There has always been a good turnout of Rough Close residents at past meetings.  Be there if you can make it.  The meeting starts at 7.15pm.

The Houses That Jack Built

If you've tried to download a copy of the plans from the SBC website you may have  been disappointed.  We were online for ages and weren't able to get a sight of them.  However, one of the kindly women in the Planning Dept. has sent us a copy.  How's that for community relations?

As you know, we aren't allowed to use anything from the SBC website on the Blog but if you want a copy click on the link on the right-hand side to email us and we'll send you a copy.

To be going on with, try this one.  There are seven properties altogether, five running along the rear embankment and two at the front facing towards Stone Road at an angle.  The proposal is for 5x5 bedroomed houses and 2x3-bedroomed houses.  Seven properties altogether.  More concrete.  More cars. More traffic.

Given the comments made at the Planning Committee meeting in May, we had thought that the owners would come back with a scheme for a reduced number of properties but no.  They seem to have completely ignored the views of the Parish Council, County Councillor, Member of Parliament and, oh yes, us, the local residents.  Take a look for yourselves.  We've updated the link on the right-hand side of the web page.

We think there is very little difference between this application and the last one in terms of the mass of new concrete that will be introduced, the impact on the area and the squeezing of a quart into a pint pot.  What do you think?

Here We Go Again

And we're off!  The owners have submitted a new application, ref 10/14268/FUL.  We are currently perusing the info at the moment.  What we can tell you is that the intention is to build 7 houses of varying sizes.  At first glance, we can't see how this differs very much from the last application but we have yet to review all the documentation.

If you intend to look up the application on the SBC website, be aware that they have introduced changes to the software and it doesn't work in quite the same way as it did.

Watch this space for more info.

It's All Gone (Very) Quite Over There

No sign of any activity on the pub site at the moment.  All quiet on the Western front, you might say.  Not so much as the flap of a bat's wing or the croak of a great crested newt, in fact. 

There again, maybe this is just the lull before the storm.  The original planning application was submitted around this time last year so maybe they are just waiting for everyone to be on hols again before sneaking in another!

There was a construction lorry over on the car park this week which had us worried for a moment or two.  Further investigation revealed, however, that it had simply broken down.  Phew!

Or maybe the owners are now carrying out their threat about the pub entering a period of decay and decline...


Anyway, be vigilant.

Many Hands Make Light Work

Activity continues unabashed at the George & Dragon with all manner of comings and goings this week.   The Blog has learned that, on Tuesday, there were no less than eighteen people in attendance, including the owners, trying to take photographs of various aspects of the site.  No doubt this is a prelude to another application.

As we said previously, be vigilant.

Here We Go Again?

Residents of Stone Road may have noticed surveyors at work on the pub site this morning.  It seems that the owners are having work carried out to survey road access and visibility from the entrance to the pub up and down Stone Road.  And of course, earlier this week we noticed various comings and goings and the sight of smoke coming from one of the chimneys.

Is this the start of another planning application?  Only time will tell!

Mind you, this does strike us as being rather odd.  Presumably the owners had this kind of survey undertaken prior to submitting the original application so why another one?  Makes you wonder ...

Be vigilant.

Smoke

Strange goings on at the moment, folks.  There is smoke and a smell of burning coming from one of the chimneys at the front of the pub.  There is a couple of cars parked outside, presumably the instigators of what ever is  going on inside.  What a way to spend a Bank Holiday.

Pause for Thought

Now that the euphoria and celebrations have died down a bit it's worth considering what happens next.  In fact, one or two contributors have already started to do that (click on the links to see comments in earlier posts).  We can only speculate about what happens now.  One thing for sure is that it cannot be the end of the matter.  We did think of using this post to explore the various options but would hate to give anyone ideas they hadn't already thought of, if you see what we mean.

Rest assured, we'll keep you posted about any developments that come our way.

Some More News

According to the latest posting on the SBC planning portal, the application was refused on the following grounds:

• Impact on street scene
• Breach of space about dwellings guidance
• Design of development

Good, eh?  More news when we get it.

We've Won!!!!!

News is still trickling through but are delighted to tell you that the planning application has just been rejected by the SBC planning committee.  It seems that common sense has finally prevailed with most committee members voting against the application.  Those that didn't, abstained.

Unfortunately, we were not able to be there because of a long-standing business commitment out of the area.  We have just heard the news from Friends of the Blog who are still in the committee room and celebrating their well earned and deserved success with other residents and politicians who united to oppose these terrible plans.

More news when we get it but for now, well done residents of Rough Close for going the extra mile!

It's On

We learned earlier this week that the planning application is be heard by the Borough Planning Committee next Wednesday 19th May.  It is disappointing to note that the Planning Department has recommended that the application be allowed.

Basically, in their report they disagree with the thrust of our objections but it seems to us that this is a material disagreement about the facts eg. we think the development is out of keeping with the local area and its character.  They think it isn't.  Staffordshire Wildlife Trust thinks the owners' survey was inadequate given that it was carried out during dormant periods for bats and nesting birds.  SBC thinks that it was.

And so it goes on.  There is clearly a difference of opinion when it comes to the facts.  Interestingly, the Government's Planning Policy Statement, PPS1, states that local authorities should involve communities in all development proposals.  We wonder why SBC has not taken any notice of this especially when we have differing views.  Why have they not bothered to engage the community in dialogue over the issue when they have clearly been recommended to do so? 

Looking at it another way, they are completely ignoring the overwhelming body of local opinion in favour of people who don't live in the area and have simply purchased a property with a view to redeveloping it to make a quick profit.

Residents get a paltry three minutes to present a case to the Planning Committee.  We are currently preparing our statement.  Borough Councillor Richard Oldfield is supporting us and gets to speak for five minutes.  The slightly better news is that anyone can attend and we would urge everyone who can make it to turn up and demonstrate the continued strength of feeling against the proposals.  The arrangements are:

Time: 6.30pm
Venue:  The Craddock Room (1st Floor), Civic Centre, Riverside, Stafford

Here's a link to a map showing the location:   Stafford Borough Council Offices

Bill on a Flying Visit

Surprise of all surprises today when no lesser a person than Bill Cash came knocking on our door.  He called in to assure the residents of Rough Close of his continued support for our opposition to the planning proposals.

We had been hoping to arrange a meeting with a group of locals but unfortunately Bill couldn't fit it into his schedule.  Something to do with next Thursday ...

No matter.  It's the support that counts.  He is strongly opposed to situations like the one in which we find ourselves where owners demolish pubs of long standing to develop houses for their own financial gain and to the detriment of the local community.  He even talked about the possibilities of introducing legal aid for people affected in this way.  A bit late for us, though.

Anyway, keep those letters rolling in to SBC.

Now is the Time ...

Well, it looks like the owners are responding to our objections by getting their mates to send in letters in favour of the planning proposals!!  Just one liners stating that they are in favour.  Nothing more than that and nothing approaching a reasoned argument.  Whether these empty letters will cut any ice with the planning committee remains to be seen.  And of course, none of them is from Rough Close let alone the area near to the pub.  There again, will the planning committee take any notice of that?

Our advice, therefore, is to continue writing in, even though the deadline has passed.

At Last - Some Answers!

We've just finished a very long telephone conversation with Alan Lynch, Stafford Borough Council's case officer for the planning application.  Here's what he had to say in response to our questions.

1.  Submission to Planning Committee
Our question was why the whole process was taking so long and why, given the expiry date had been 23rd February, the application had not yet gone to committee.  AL said that the application involved "complex planning issues" such as the digging out of the bank which affected the trees and, as a result, the application was taking longer than usual to process.


2.  The Expiry Date
We then asked why this significant amendment had been allowed beyond the previous expiry date of 23rd February. AL's response was that the Planning Dept. endeavour to make proposals as acceptable as possible with a view to getting them through the process. 

We asked how many amendments could be allowed.  The reply was that there was no limit unless it became clear that the applicants were not taking any notice of their requirements.  We suggested that the whole thing could take a long time.  AL agreed.

We made the point that  the whole process was, in fact, working in favour of the applicants and against residents.  AL's response was to restate that the department's position was "to endeavour" to get the application through.  We suggested that he was agreeing with us but using a different form of words.

3.  Design Statement
Many residents have pointed out that the design statement and plans do not correspond.  The design statement describes a development of 8 x 5-bedroomed houses, the plans show an estate of 7 x 4-bedroomed houses.

We have to say we were shocked by Mr Lynch's response to this point.  He said that this was normal practice and that the applicants would not be expected to resubmit a design statement unless there were a major alteration such as the addition of another access point.  We remain horrified.  How can organisations operate successfully when there are conflicting requirements?  In our experience where there are conflicts or misalignments in statements of requirements there will always be an opportunity for people to exploit them to their advantage.

4.  State of the Building
We brought to Mr Lynch's attention, the fact that the building was entering the state of "decay and decline" so prophetically forecast by the owners in their design statement.  He told us that they were under no obligation to maintain the building but they were required to ensure that it remained in a safe condition.  Whereas this is not something the Planning Dept. would be interested in he did advise us of the appropriate department to contact.

5.  Planning Committee Meeting
Readers may have heard rumours that the application is to be heard at a committee meeting sometime in May.  We asked about this.  Mr Lynch's response was that a date had not been set.  The next meeting is scheduled for 19th May and the agenda for it will be set on 13th May.  Anything you may have heard to the contrary is clearly incorrect.

6.  Previous Letters
Mr Lynch advised that all previous letters relating to this application will be taken into consideration.  He has yet to read them all.  We signed off by wishing him "happy reading".

There you have it folks.  The BC is endeavouring to make sure the application is acceptable in terms of planning requirements.  It is down to us to make sure that they are aware of our objections on planning grounds.

Keep on Writing

Some news.  We still haven't heard from the BC in answer to our queries but what we can report is that any letters sent in so far will still count.  We got this from Borough Councillor Richard Oldfield.

However, it looks like the owners are responding with tactics of their own and are getting their pals to write in approving the revisions.  We would urge all those objecting to the plans write in and make it very plain to the planning department that the residents of Rough Close continue to oppose these proposals vehemently.

More when we get it.

The Waiting Game

It should come as no surprise that we have not received a reply to the set of queries we emailed to Stafford BC last week-end given their track record so far.  It seems to be par for the course.  We chased them up this morning and again this afternoon by telephone but we are still none the wiser as to the implications of this amendment.  We have also contacted our three Borough Councillors.

Keep watching this space folks!

By the way, did you get your Council Tax bill recently?  So did we.  Do you think we get good value for money?