SEEING PEOPLE AS PART OF THE PROBLEM

The news that the Labour in Wales Government is making it more difficult for local communities to stop developers building on green spaces should not surprise many people. The Planning Bill will make it more difficult for communities across our county to resist housing developments by requiring ‘village greens’ to have been in use by local peoples for at least twenty years. The reason why this is happening is because land once it is registered as a town or village green cannot be built on.

Housing Development - just exactly who for?

The Labour in Wales Welsh government has suggested that its Planning Bill would stop "vexatious" bids to register greens intended, it claimed, simply to frustrate development. Applications for village greens must show people have had a right to use the site in question for at least 20 years. If the bill passes un-amended then, village greens cannot be registered if there are already plans to build on them.

The reality of the relationship between local and central government is that when it comes to housing developments those members of the public who question or challenge planning decisions are seen as part of the problem. The Labour in Wales Welsh Government has missed a real opportunity to actually deliver a modern planning system to meet the needs of the people of Wales in the 21st century. Our planning system is in need of root and branch reform so simply tinkering with the existing out-dated legislation as suggested the Welsh Government White Paper on Planning simply won’t do.

Our planning system, along with our pretty much nineteenth century local government setup is not designed to coexist with devolution or for that matter to deliver planning decisions with real and lasting benefits for local people and local communities. There is a real need for root and branch reform and reorganisation of our planning system; the Welsh Government’s simply decided to tinker and tweak with existing out-dated legislation rather than reform it.

Our current planning system remains far too focused on railroading through large housing developments that bring little benefits for local people and local communities and often fail to resolve real and pressing local housing needs. We need a fundamental change in planning culture to encourage appropriate and sustainable smaller scale housing developments, which are based on good design and actively promote energy efficiency and good environmental standards.

An opportunity to address the shortage of affordable housing, to encourage more small-scale renewable energy projects, and to actively support small businesses in relation to the Planning Bill has been missed.  It is time to start the process of actually addressing the flawed LDP (Local Development Plan) system, which does not deliver for local communities and fails to serve our national interests.

Our planning system and planning processes are too slow, too bureaucratic and too unresponsive to real local needs and local opinions. The current system is based on the post-war Town and Country Planning Act from 1947 and is simply out-dated; our country needs a modern planning system that meets the needs of modern Welsh society. In line with the realities of devolution our country needs an independent Planning inspectorate for Wales as the old single planning inspectorate for England and Wales is increasingly unsustainable.

What we badly need a sensible properly planned housing strategy, not just for south Monmouthshire, the rest of the former county of Gwent and Cardiff, but also for the rest of our country. When it comes to large-scale housing developments, based on previous observations, I can pretty much predict what happens next. If a planning inquiry come out against a proposed development then there will be another appeal to Cardiff – where I have little doubt that proposals will be rubber stamped by the Labour in Wales Welsh Government in Cardiff (while many things may have changed this mirrors pretty much exactly what went on when Wales was run by the old Welsh Office).

Local democracy on a county borough level has been undermined, as developers (and here we are not just talking about housing) simply appear to carry on appealing until they get their way or get their development retrospectively approved at a higher level. Local government officers will (and do) advise local councillors not to turn down developments (whatever the grounds) because the developers will simply appeal until the cows come home and that local government just does not have the finances to cope with this situation.

Westminster ministers favour changing the planning rules (in England) to boost house-building to revive the economy. The Labour in Wales Welsh Government in Cardiff favours changing to planning rules in Wales to ‘tilt the balance in favour of economic growth over the environment and social factors’. This is something that appears to be aimed quite specifically at overturning those few occasions when our Local Authorities have rejected some developments (often at the behest of local residents) rather than putting economic needs ahead of economic and environmental benefits.

The Planning Bill is fundamentally bad news for those residents of south Monmouthshire, and the residents of Torfaen, who have fought the plan and the good citizens of Abergavenny who fought to retain the livestock market. Not to mention the concerned residents of Cardiff and Carmarthen who have real worries about the impact of over large housing developments or the residents of Holyhead who opposed a planned new marina development.

The bottom line is that over the years our communities have been ill served by the planning system, by our local authorities (and the system of Unitary Development Plans) and more recently by our own Government in Cardiff. I think that we need a planning system that takes account of local housing needs, the environment and looks sustainability at the whole of our country.

TIME FOR A HOUSING PLAN FOR WALES

Monmouthshire County Council (MCC) refused outline planning permission for 340 houses in Sudbrook (in South Monmouthshire) because of concerns about the scale of the development which would triple the size of the village. The proposed development put forward by Harrow Estates Plc (a part of the Redrow Group) which specialises in land acquisition) proposed the development of some 340 houses with new roads and infrastructure, public spaces and landscaping, etc.

After MCC throughout the planning application, Harrow Estates Plc naturally appealed, hence the ongoing (4 day) Planning inquiry. Sudbrook it should be noted has around 150 houses with the nearest secondary school and shopping area being some 3 kilometres away in Caldicot. Sudbrook, now without its paper mill (which closed in 2006) sits pretty much in the shadow of the Second Severn Crossing. The village has five buses a day and is about an hour’s walk away from the nearest railway station. 

The scale of the development managed to motivate Monmouthshire’s Planning Office to object because of the large number of houses in the proposed development. Now don’t get me wrong, there is room for well planned and integrated (and affordable) housing development along the increasingly crowded costal fringe of south Monmouthshire. I question just exactly who these proposed houses are for? and how they will be marketed?

No doubt (as has happened previously) all sorts of offers will be included with any purchase house (should the planning appeal be granted) including perhaps free bridge tools for a year, etc.  Just exactly what is in for local residents who happen not to work across the Severn Bridges for one thing?

Simply building houses in south Monmouthshire to cash in on the projected housing shortage in the Bristol area is not acceptable, it fails to solve the local housing shortage. I have no doubt that local residents will be effectively priced out of the market. As any proposed houses will be priced to maximise profits and effectively marketed and sold in Bristol (as has happened in the past).

What is clear is that we badly need a sensible properly planned housing strategy, not just for south Monmouthshire and the rest of Gwent, but for the rest of our country. Based on previous observations, I can pretty much predict what will happen next. If the planning inquiry come out against the proposed development then there will be another appeal to Cardiff – where I have little doubt that the proposal will be rubber stamped by the Government in Cardiff.

Our planning appeal system, appears to favour the developers at the expense of local people and local communities. The planning process in Wales is pretty much  designed to work as far as I can see in a non-devolved planning environment. There appears to be no joined up housing plan or strategy for Wales, other than to carry on rubber stamping and approving housing developments that bring little benefit to local people and local communities, certainly not affordable housing.

Local democracy on a county borough level has been undermined, as developers (and here we are not just talking about housing) simply appear to carry on appealing until they get their way or get their development retrospectively approved at a higher level. Local government officers will (and do) advise local councillors not to turn down developments (whatever the grounds) because the developers will simply appeal until the cows come home and that local government just does not have the finances to cope with this situation.

Westminster ministers are in favour of changing the planning rules (in England) to boost house-building to revive the economy. The Labour in Wales Government in Cardiff also favours changing to planning rules in Wales to ‘tilt the balance in favour of economic growth over the environment and social factors’. This decision may be aimed quite specifically at overturning those few occasions of late when our Local Authorities have rejected some developments (often at the behest of local residents) rather than putting economic needs ahead of economic and environmental benefits.

Fundamentally this is bad news for those residents of south Monmouthshire, and the residents of Torfaen, who have fought the plan and the good citizens of Abergavenny who fought to retain the livestock market. Not to mention the concerned residents of Carmarthen who have worries about the impact of over large housing developments or the residents of Holyhead who have opposed a planned new marina development.

The bottom line is that over the years our communities have been ill-served by the planning system, by our local authorities (and the system of Unitary Development Plans) and more recently by our own Government in Cardiff. I think that we need a planning system that takes account of local housing needs, the environment and looks sustainability at the whole of Wales. 

ABERGAVENNY LIVESTOCK MARKET

KALM’s legal battle to prevent the closure of Abergavenny Livestock market and its removal from the town has drawn a blank as a High Court judge has rejected claims that Monmouthshire County Council (MCC) has acted unlawfully. MCC aim to replace the one hundred and fifty year old livestock market with a new market near Raglan they have already agreed to sell the old site with planning permission for a supermarket and library. The judicial review heard KALM had many complaints about Monmouthshire council's decision to grant planning permission in June last year to Optimisation Developments Ltd.

The market which covers a 1.9-hectare site is surrounded by the Abergavenny Conservation Area on three sides. KALM arguments included the claims that demolition would seriously affect the local economy and threaten to contaminate the River Usk. All the  complaints were rejected by Mrs Justice Nicola Davies, who said the council had take all conservation, environmental and socio-economic issues properly into account when reaching its decision.

MCC deputy leader Bob Greenland made much of the suggestion that the supermarket scheme could potentially bring in over of 200 jobs for local people. Interestingly enough a study by the National Retail Planning Forum (in 1998) of 93 new superstores found that each one resulted in a net loss of 270 local jobs per development. The opening a large supermarket can lead to a loss of jobs as local businesses close. Supermarket domination of the retail trade puts the local food infrastructure at risk threatening the viability of local abattoirs, wholesalers and small farms and the associated jobs.

This effect was spotted by the Campaign for the Preservation of Rural England who noted that following the opening of a large supermarket there was a loss of choice as it becomes harder to buy local foods. 64% of the local shops in Fakenham, Norfolk, and 75% of those in Warminster, Wiltshire, closed when new superstores were built in those towns. Most supermarkets sell very little locally sourced produce, with only 1-2% of their turnover coming from local foods, so, when local shops close, the outlet for local produce disappears with them.

As has already been noted by the Federation of Small Businesses (FSB) our local retail traders are in trouble, The UK is losing approximately 2,000 local shops every year and that of this continues then by 2015 there will be no independent retailers left in business, something that effects consumers and communities as they effectively lose any real choice in the marketplace.

I think that Government and elected representatives at almost every level (and from almost every political party) have failed the good people of Abergavenny and for small farmers from the surrounding area. MCC has been allowed to act as judge, jury (not to mention jury sector), executioner and main financial beneficiary, from the closure of Abergavenny Livestock market, which if nothing else should focus minds on the farcical planning process.

WAKING UP FOR WALES – PERHAPS NOT?

There may be some signs the Labour in Wales is finally waking from its self induced slumber? First Minister Carwyn Jones claimed that Wales is losing out on jobs and investment because it lacks the same powers over renewable energy enjoyed by Scotland. He has called for control of energy projects up to 100MW to be devolved to Wales.

Now I have no problem with that, it is worth noting that when Plaid Cymru MP Jonathan Edwards (31.01.2012) introduced a bill in Westminster which would have given the Welsh Government powers over energy generation in Wales – something both Labour and the Conservatives included in their respective Welsh general election manifesto's last year - its clear that Labour in Wales’s Westminster representatives were not prepared to play ball.

Mr Edwards argued not unreasonably that the proposal would lead to equality with Scotland and Northern Ireland and that it would mean that we would be better placed to fight fuel poverty with responsibility for our own resources. This entirely reasonable proposal was voted down by Labour MPs, who were more than happy to team up with Conservatives MPs to stop their own party in Wales taking these powers. The proposal was defeated by 239 votes to 44 after Labour and Conservative MPs teamed up against the Bill.

Waking up for Wales perhaps not? Carwyn is on record as saying that he wants decision-making powers for renewable energy developments up to 100MW to be devolved to Wales. So what about any projects that come in over the magic 100MW figure? That according to Carwyn's logic would get decided upon in London by Conservative / Lib Dem Ministers.

Now oddly enough this position may not quite be as ill-thought out as it first appears as it would mean that all of Wales' offshore wind farms, large-scale tidal developments (including any proposed re-badged Severn Barrage) and some of the biomass plant proposals that are floating about would all be excluded. Obviously from a developmental, strategic or practical point of view this is complete nonsense.

Anything for a quiet life and nothing controversial to disturb ones sleep perhaps? And anyway as Labour in Wales representatives in Westminster are totally opposed to any plans to devolve more powers to the National Assembly anyway perhaps this is the ideal solution to the problem as it puts party interest before the national one? Perhaps Carwyn hopes that no one will notice...

POOR WEST BRITONS?

I was wondering the other day whether or not there is a plan for Wales or no doubt West Britain as its called in the darkest reaches of Whitehall. I wonder this because we have two tier planning system within Wales, by this I mean local (county borough) level and UK national level. Planned large scale housing developments in the north east are designed to deal with housing shortages in Merseyside, while those in the south east around Newport appear to exist largely to fill the projected housing gap in the Bristol area.

The planning appeal system, appears to favour the developers (at local people's expense). The planning process in Wales is confusing and designed to work, as far as I can see in a non-devolved planning environment. There appears to be no specific holistic joined up housing plan for Wales, other than to carry on approving housing developments that bring scant benefit to local people and local communities - certainly not cheap affordable housing.

Local democracy on a county borough level has been undermined, as developers (and here we are not just talking about housing) simply appear to me to carry on appealing until they get their way or get their development retrospectively approved at a higher level. Local government officers will (and do)advise local councillors not to turn down developments (whatever the grounds) because the developers will appeal until the cows come home and that local government just does not have.

We appear as far as I can see to be short of plans for Wales for housing, energy and economic development and many other areas. The last national assembly coalition government at least attempted to try and do so something different, when it came to housing, economic development and our infrastructure. The current New Labour government appear to be content to do nothing (as Labour at many levels of government in Wales have done for years) until new Labour is back in power in Westminster and are (as far as I can see) quite happy to remain poor West Britons.