In late May we wrote an open letter to the developers, asking them to defer their application until a local planning framework could be implemented. They refused. Here is our point of view.
We were disappointed but not surprised that the developers would not wait for any kind of local planning framework to be established before they made their planning application. We do not think this was in the best interests of the community.
They explained that by proceeding now they would be able to plant trees for the Community Orchard and make their financial contribution to the school as soon as possible. We had been invited to believe that the timing of the planning application was due to the 2016 deadline for spending Section 106 money on a Community Orchard. This money was then allocated by Minchinhampton Parish Council to the preservation of Box Woods.
We continue to think that proceeding now is not justified.
We also continue to believe that the Well Hill Old Vineyard field is an unsuitable site for a Community Orchard, for reasons of soil and access.
As for the financial contribution, any charitable gift to the school is obviously to be welcomed. However, people need to know that the promised money would be a private donation and forms no part of the planning process, as has been suggested. It would also be a very small proportion of the significant financial gain that will be made from turning an agricultural, greenfield site into a housing development, even if some of the field is left undeveloped. As a point of reference only, agricultural land would generally be valued at around £10,000 per acre, while land with planning permission for development would fetch £1m per acre.
They explained that by proceeding now they would be able to plant trees for the Community Orchard and make their financial contribution to the school as soon as possible. We had been invited to believe that the timing of the planning application was due to the 2016 deadline for spending Section 106 money on a Community Orchard. This money was then allocated by Minchinhampton Parish Council to the preservation of Box Woods.
We continue to think that proceeding now is not justified.
We also continue to believe that the Well Hill Old Vineyard field is an unsuitable site for a Community Orchard, for reasons of soil and access.
As for the financial contribution, any charitable gift to the school is obviously to be welcomed. However, people need to know that the promised money would be a private donation and forms no part of the planning process, as has been suggested. It would also be a very small proportion of the significant financial gain that will be made from turning an agricultural, greenfield site into a housing development, even if some of the field is left undeveloped. As a point of reference only, agricultural land would generally be valued at around £10,000 per acre, while land with planning permission for development would fetch £1m per acre.
Here is the text of our open letter to the Old Vineyard Developers
19th May, 2015 Minchinhampton Dear Doctors Manson-Whitton, We are very concerned that planning applications for sites around Minchinhampton are being made while the 2005 SDC Local Plan is in the process of being re-drafted to fit in with the National Planning Policy Framework which came into force a couple of years ago. The emerging Stroud Local Plan is in the final stages of adoption and we are hopeful that a Neighbourhood Development Plan for Minchinhampton will evolve over the next 12 months to reflect what the community of Minchinhampton wants. We are particularly concerned that a planning application for the Old Vineyard field in Well Hill may be imminent, following your public meeting in April. As there is a covenant on this field which prevents building until 2018, we believe that, in the best interests of the community, an application to develop the green fields of Minchinhampton would be premature. We are therefore formally asking you to confirm that you do not plan to lodge an application immediately and that you will defer any application until at least the end of 2016. This would allow the adoption of the new Stroud District Local Plan and potentially allow the creation of a Neighbourhood Development Plan. As local people we are sure you will agree that a Neighbourhood Development Plan would truly set out the path for the growth of Minchinhampton, in a planned rather than chaotic fashion. This is an open letter, which is being copied to the Parish and District Councils, and is being published on our website. We look forward to your response. Yours sincerely, Phil Raby Smith Chair, Protect Our Space chair@protectourspace.org www.protectourspace.org |
Here is the text of the reply from the developers
28th May 2015 Dear Mr Raby Smith, We have been much saddened by the negative and often adversarial "Protect Our Space" campaign. We are a local family with a proposal for a small cluster of five new homes in Minchinhampton leading to real benefit for the community above and beyond those expected through the planning system. The proposed houses, tucked into the corner of the field, are based around a traditional Cotswold farmstead, built with natural materials and with a design led by a landscape architect. The majority of the field will continue to be seasonally grazed as it is now. Land for a community orchard in Minchinhampton has been sought for years, and this project provides this close to the town centre. Rare local at-risk varieties of apple tree can be planted and preserved and the orchard would be a lovely place to visit for local groups such as scouts, guides and school groups as well as the wider community throughout the year. Through the project we could make a substantial contribution to Minchinhampton School towards much needed new infrastructure. Adoption of the local plan and the potential neighbourhood development plan are long and uncertain processes. We have already spent over a year creating the Minch Orchard Project, with a particular focus on sustainability, appropriate small scale of development, being in keeping with the local vernacular and contributing to the local community. Notwithstanding any timing constraints on the ability to build the homes, on gaining planning permission we would be able to start planting the community orchard, and provide the financial contribution to the school so that the community can see the benefits as soon as possible. In light of this, we are keen to progress with the project. Anyone wishing to find out more about the Minch Orchard Project can visit our website at www.minchorchard.org. Yours, Chris & Estelle Manson-Whitton |
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