Planning permission can be a touchy subject, especially when a development (whether for commercial, housing or energy development) is controversial or the final decision is made against the wishes of local people by a fairly distant and indifferent authority. It's pretty obvious that we lack a coherent national strategic development plan for Wales judging by the half-baked way local unitary development plans have been put together over the years, doing some pretty serious damage to our environment in the process.
News that the developers are set to appeal against a decision by Torfaen council to reject controversial plans for 1,200 homes in Sebastopol, should come as no surprise to most dispassionate observers. The original application was made by a consortium of developers (including Asbri Panning Ltd, Barratt Homes and the Welsh Development Agency) for the housing to be built on farm and woodland near Cwmbran Drive.
Torfaen County Council (wisely in my opinion) rejected the application on a number of different grounds including highways, transport, access and circulation and threat to surrounding green wedges of land. The development consortium has decided to skip negotiations with Torfaen County Council and go straight to an appeal against the planning decision. Back in July, Torfaen County Councillors refused the planning application, but, have until next week to formalise the exact wording of the reasons for refusal of planning consent.
You do have to ask yourself why the Welsh Development Agency, now an arm of the Welsh Government is working against the best interests of the people of Torfaen and seeking to develop the few surviving green wedges between Cwmbran and Pontypool. For the record, our county only has one notional green belt, and that lies between Cardiff and Newport, Scotland has 7 and Northern Ireland has 30 - each has its own policy guidance.
The idea of Green belt worked and worked well, as of 2007, Green belt covered something like 13% of England (around one-and-a-half million hectares) which despite the best efforts of previous Conservative and New Labour Governments it is still relatively well protected both by normal planning controls and against "inappropriate development" within its boundaries. It's worth noting that 'Green belt' is a useful planning tool, which was introduced for London in 1938 but then ended up being rolled out to England as a whole by a government circular in 1955.
We have seen in the south east, especially along the coastal belt and in and around Torfaen, over the last twenty years a spectacular growth in the amount of housing. The fact that a significant percentage of which was never aimed to fulfil pressing local housing needs may be of note, along with the fact that Newport City Council (and no doubt others) have encouraged a growth in housing to fill predicted anticipated gaps in demand for housing in and around a large city across the bridge.
As a result the infrastructure along the coastal belt between Chepstow, Caldicot, Rogiet and Magor is struggling to cope with existing developments and this is well before the projected expansion of housing on and around the former Llanwern site. The north of Newport has now been linked effectively to the south Cwmbran - something that has brought little material benefit or improved quality of life to either urban area.
We often seem to fail to note that once the Green belt or Green wedge is gone it's gone forever, we cannot restore it. The Con Dems in England (in Westminster) are seeking to free up green belt and agricultural land for housing (and other) development. There is a real need for a Welsh equivalent to Green belt, to fringe our urban areas, to help focus out of town and fringe of town developments, not to mention helping to protect rural green spaces between and within some of our urban areas for current and future generations.
Showing posts with label Green Wedges. Show all posts
Showing posts with label Green Wedges. Show all posts
Thursday, 22 September 2011
Sunday, 13 February 2011
WELSH GREEN BELT?
There is a need for a Welsh equivalent to Green belt, to fringe our urban areas, to help focus out of town and fringe of town developments, not to mention helping to protect rural green spaces between and within some of our urban areas. It's worth noting that 'Green belt' is a useful planning tool, which was introduced for London in 1938 but then ended up being rolled out to England as a whole by a government circular in 1955. The original idea was that the opportunity to develop green belt which would allow local councils to designate green belts when they wanted to restrict urban growth.
Now this idea worked and worked well, as of 2007, Green belt covered something like 13% of England (around one-and-a-half million hectares) which despite the best efforts of previous Conservative and New Labour Governments it is still relatively well protected both by normal planning controls and against "inappropriate development" within its boundaries. Wales only has one notional green belt, and that lies between Cardiff and Newport, Scotland has seven and Northern Ireland has 30 - each has its own policy guidance. it is important to note that once the Green belt or Green wedge is gone it is gone for ever, we cannot restore it.
In the south east, along the coastal belt around Newport and in and around Torfaen, the last twenty years has seen a significant if not spectacular growth in the amount of housing, a significant percentage of which was never aimed to fulfil local housing needs. As a result the infrastructure along the coastal belt between Chepstow, Caldicot, Rogiet and Magor is struggling to cope with existing developments and this is well before the projected expansion of housing on and around the former Llanwern site. The north of Newport has now been linked effectively to the south Cwmbran - something that has brought little material benefit to either urban area.
In Torfaen, there are on going plans to literally fill in the gap between Pontnewydd and Sebastopol - this development was vigorously (and rightly in my opinion) opposed in the 1990's by the "Fight the Plan" campaign group . The original development proposals, aim to include 1,200 new homes, shops, playing
fields, and a school, and a community centre, these were effectively rubber stamped by Torfaen council (in 2005), but developers were unable complete a legal agreement in time so it never took place.
However, these things never quite go away and now there is a new development consortium (which now includes the Welsh Development Agency, Crest Strategic Projects Ltd and Barratt South Wales) which has decided to revisit the old development plans, with a view to submitting them in the spring. So much for sustainability, while it would be too much, on past experience to expect Torfaen County Council to do anything other than rubber stamp the proposals, they have been hell bent on maximising as much housing development as possible over recent years. One question we need to ask about many of these proposed housing developments is just exactly for what pressing need do they fill locally, or are we merely engaged in attempting to grow housing for its own stake or to maximise construction company profit?
The National Assembly should know better and act accordingly, the institution is supposed to have sustainability enshrined in its actions, but, at times you really have to wonder, especially when it comes to the impact of some of the proposed developments on our communities. We need to protect the green wedges around and within our urban communities. The problem caused by a lack of protection to our Green wedges, etc is aggravated by the fact that what one generation of elected officials (and council officers) envisages as a green wedge, green lane, etc is often seen by later generations of elected officials (and council officers) as either prime land for development or a nice little earner to help balance out the books - this means that there is a lack of stability and a long term vision for many of our urban areas.
We need to take the long view and create Welsh Green belt land with the legal and planning protections then, we might go some way to calming things down when it comes to development planning and also manage to introduce a more long term element into the process by which our elected officials (and council officers) plan and view development and redevelopment within and around our urban and not so urban communities. This is something that could be accomplished by creating Welsh Green belt land, as part of the process we also need an urgent and open debate into the planning process in Wales - something that has been long overdue.
Now this idea worked and worked well, as of 2007, Green belt covered something like 13% of England (around one-and-a-half million hectares) which despite the best efforts of previous Conservative and New Labour Governments it is still relatively well protected both by normal planning controls and against "inappropriate development" within its boundaries. Wales only has one notional green belt, and that lies between Cardiff and Newport, Scotland has seven and Northern Ireland has 30 - each has its own policy guidance. it is important to note that once the Green belt or Green wedge is gone it is gone for ever, we cannot restore it.
In the south east, along the coastal belt around Newport and in and around Torfaen, the last twenty years has seen a significant if not spectacular growth in the amount of housing, a significant percentage of which was never aimed to fulfil local housing needs. As a result the infrastructure along the coastal belt between Chepstow, Caldicot, Rogiet and Magor is struggling to cope with existing developments and this is well before the projected expansion of housing on and around the former Llanwern site. The north of Newport has now been linked effectively to the south Cwmbran - something that has brought little material benefit to either urban area.
In Torfaen, there are on going plans to literally fill in the gap between Pontnewydd and Sebastopol - this development was vigorously (and rightly in my opinion) opposed in the 1990's by the "Fight the Plan" campaign group . The original development proposals, aim to include 1,200 new homes, shops, playing
fields, and a school, and a community centre, these were effectively rubber stamped by Torfaen council (in 2005), but developers were unable complete a legal agreement in time so it never took place.
However, these things never quite go away and now there is a new development consortium (which now includes the Welsh Development Agency, Crest Strategic Projects Ltd and Barratt South Wales) which has decided to revisit the old development plans, with a view to submitting them in the spring. So much for sustainability, while it would be too much, on past experience to expect Torfaen County Council to do anything other than rubber stamp the proposals, they have been hell bent on maximising as much housing development as possible over recent years. One question we need to ask about many of these proposed housing developments is just exactly for what pressing need do they fill locally, or are we merely engaged in attempting to grow housing for its own stake or to maximise construction company profit?
The National Assembly should know better and act accordingly, the institution is supposed to have sustainability enshrined in its actions, but, at times you really have to wonder, especially when it comes to the impact of some of the proposed developments on our communities. We need to protect the green wedges around and within our urban communities. The problem caused by a lack of protection to our Green wedges, etc is aggravated by the fact that what one generation of elected officials (and council officers) envisages as a green wedge, green lane, etc is often seen by later generations of elected officials (and council officers) as either prime land for development or a nice little earner to help balance out the books - this means that there is a lack of stability and a long term vision for many of our urban areas.
We need to take the long view and create Welsh Green belt land with the legal and planning protections then, we might go some way to calming things down when it comes to development planning and also manage to introduce a more long term element into the process by which our elected officials (and council officers) plan and view development and redevelopment within and around our urban and not so urban communities. This is something that could be accomplished by creating Welsh Green belt land, as part of the process we also need an urgent and open debate into the planning process in Wales - something that has been long overdue.
Monday, 16 August 2010
TIME FOR WELSH GREEN BELT?
There is a need for a Welsh equivalent to Green belt, to fringe our urban areas, to help focus out of town and fringe of town developments, not to mention helping to protect rural green spaces between and within some of our urban areas. It's worth noting that 'Green belt' is a useful planning tool, which was introduced for London in 1938 but then ended up being rolled out to England as a whole by a government circular in 1955. The original idea was that the opportunity to develop green belt which would allow local councils to designate green belts when they wanted to restrict urban growth.
The idea worked and worked well, as of 2007, Green belt covered something like 13% of England (around one-and-a-half million hectares) which despite the best efforts of previous Conservative and New Labour Governments it is still relatively well protected both by normal planning controls and against "inappropriate development" within its boundaries. Wales only has one green belt, and that lies between Cardiff and Newport, Scotland has seven and Northern Ireland has 30 - each has its own policy guidance.
In the south east, along the coastal belt and in and around Torfaen, the last twenty years has seen a significant if not spectacular growth in the amount of housing, a significant percentage of which was never aimed to fulfil local housing needs. As a result the infrastructure along the coastal belt between Chepstow, Caldicot, Rogiet and Magor is struggling to cope with existing developments and this is well before the projected expansion of housing on and around the former Llanwern site. The north of Newport has now been linked effectively to the south Cwmbran - something that has brought little material benefit to either urban area.
In Torfaen, there are on going plans to literally fill in the gap between Pontnewydd and Sebastopol - this development was vigorously (and rightly in my opinion) opposed in the 1990's by the "Fight the Plan" campaign group . The original development proposals, aim to include 1,200 new homes, shops, playing fields, and a school, and a community centre, these were effectively rubber stamped by Torfaen council (in 2005), but developers were unable complete a legal agreement in time so it never took place.
However, these things never quite go away and now there is a new development consortium (which now includes the Welsh Development Agency, Crest Strategic Projects Ltd and Barratt South Wales) which has decided to revisit the old development plans, with a view to submitting them this autumn. So much for sustainability, while it would be too much, on past experience to expect Torfaen County Council to do anything other than rubber stamp the proposals, they have been hell bent on maximising as much housing development as possible over recent years.
The National Assembly should know better and act accordingly, the institution is supposed to have sustainability enshrined in its actions, but, at times you really have to wonder, especially when it comes to the impact of some of the proposed developments on our communities. We need to protect the green wedges around and within our urban communities. The problem caused by a lack of protection to our Green wedges, etc is aggravated by the fact that what one generation of elected officials (and council officers) envisages as a green wedge, green lane, etc is often seen by later generations of elected officials (and council officers) as either prime land for development or a nice little earner to help balance out the books - this means that there is a lack of stability and a long term vision for many of our urban areas.
If the National Assembly was to take the long view and create Welsh Green belt land with the legal and planning protections then, we might go some way to calming things down when it comes to development planning and also manage to introduce a more long term element into the process by which our elected officials (and council officers) plan and view development and redevelopment within and around our urban and not so urban communities. This is something that could be accomplished by creating Welsh Green belt land, as part of the process we also need an urgent and open debate into the planning process in Wales - something that has been long overdue.
The idea worked and worked well, as of 2007, Green belt covered something like 13% of England (around one-and-a-half million hectares) which despite the best efforts of previous Conservative and New Labour Governments it is still relatively well protected both by normal planning controls and against "inappropriate development" within its boundaries. Wales only has one green belt, and that lies between Cardiff and Newport, Scotland has seven and Northern Ireland has 30 - each has its own policy guidance.
In the south east, along the coastal belt and in and around Torfaen, the last twenty years has seen a significant if not spectacular growth in the amount of housing, a significant percentage of which was never aimed to fulfil local housing needs. As a result the infrastructure along the coastal belt between Chepstow, Caldicot, Rogiet and Magor is struggling to cope with existing developments and this is well before the projected expansion of housing on and around the former Llanwern site. The north of Newport has now been linked effectively to the south Cwmbran - something that has brought little material benefit to either urban area.
In Torfaen, there are on going plans to literally fill in the gap between Pontnewydd and Sebastopol - this development was vigorously (and rightly in my opinion) opposed in the 1990's by the "Fight the Plan" campaign group . The original development proposals, aim to include 1,200 new homes, shops, playing fields, and a school, and a community centre, these were effectively rubber stamped by Torfaen council (in 2005), but developers were unable complete a legal agreement in time so it never took place.
However, these things never quite go away and now there is a new development consortium (which now includes the Welsh Development Agency, Crest Strategic Projects Ltd and Barratt South Wales) which has decided to revisit the old development plans, with a view to submitting them this autumn. So much for sustainability, while it would be too much, on past experience to expect Torfaen County Council to do anything other than rubber stamp the proposals, they have been hell bent on maximising as much housing development as possible over recent years.
The National Assembly should know better and act accordingly, the institution is supposed to have sustainability enshrined in its actions, but, at times you really have to wonder, especially when it comes to the impact of some of the proposed developments on our communities. We need to protect the green wedges around and within our urban communities. The problem caused by a lack of protection to our Green wedges, etc is aggravated by the fact that what one generation of elected officials (and council officers) envisages as a green wedge, green lane, etc is often seen by later generations of elected officials (and council officers) as either prime land for development or a nice little earner to help balance out the books - this means that there is a lack of stability and a long term vision for many of our urban areas.
If the National Assembly was to take the long view and create Welsh Green belt land with the legal and planning protections then, we might go some way to calming things down when it comes to development planning and also manage to introduce a more long term element into the process by which our elected officials (and council officers) plan and view development and redevelopment within and around our urban and not so urban communities. This is something that could be accomplished by creating Welsh Green belt land, as part of the process we also need an urgent and open debate into the planning process in Wales - something that has been long overdue.
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