Keyboard Warriors, Localisation and People Power

I can hardly believe I am writing this after two years of hard campaigning, ups and downs and anguish-but we have a result! The Planning Inspector has turned down the appeal by Story Homes for housing at Manor Road within the Furness Abbey Conservation Area. This is a triumph for local opinion and democratic protests.

We -a merry band of warriors- decided on Facebook-against the odds to stand up for this last piece of rurality-a barrier between the 21st century and the past. Meetings were held and local support was rallied. What started as a rather desperate attempt to halt this ill advised building proposal soon grew into a wave of protest and it became clear that we were voicing the feelings of most local people who know and love the field approach through the West Gate.

The commentary was unfortunately less than clear from the bodies we hoped would stand forthright against this-but this did not deter us. We battled on regardless and took flack from those (few) who disagreed with us and we were delighted that finally the council showed their mettle and rejected the plans without hesitation.

Naturally, an appeal was expected-and it was an eye opener. The power of money and influence was evident in that the appellant had the funds to bring in expensive consultants, specialists and lawyers. The council had less to spend but my goodness they fought the good fight! The 3,000 signatures on the petition helped too. The appeal stretched over a week and then a further day was needed later on. However, this was probably the decider-the site visit must have told the whole story (no pun intended). Nobody visiting could fail to see the harm (less than significant or otherwise) that would be done to the abbey approach.

Whatever the reasons (and the are outlined in the report) the inspector cut through the flim-flam and saw what we -the local people saw. He understood the emotional and aesthetic impact that this block of green has as one wander towards the West Gate and the build up of anticipation as you reach the point where the red sandstone of the abbey reveals itself through the gate and the trees. He cannot have failed to understand the historic importance of our amazing abbey and appreciated that to build a housing estate-however high status and beautiful-would detract from the reverence and spirituality of the approach. In short the scales fell from his eyes and the heritage outweighed commercial interest and development.

Our little group, I know, will be delighted. We believed in this wholeheartedly and our actions were not from self-interest or nimbyism. Neither were we opposed to Story Homes or the landowner in principle. However, this field was not the right place to build anything. We firmly believe that our actions have safeguarded the future of Furness Abbey and we brought together people of all political persuasions and viewpoints for the greater good. Never again will we accept that the little man or individual cannot stand up for their beliefs-this is a test case and I wish other protesters of a similar persuasion strength and belief in a just cause-it can be done.

Public consultations and planning-a tale told by an idiot, full of sound and fury, signifying nothing!

Well, that's at least 5 days of my life I won't get back! The final day of the appeal Story Homes vs Barrow Council ended today after a tediously long day listening to the most repetitive and boring testimony from the appellant and finished off with a yomp (that inspector certainly walks fast) around the whole site.

Who knows how it will turn out? I go from positivity to negativity quicker than a magnet and I really couldn't read the mood. Today our barrister seemed to make some good points and the other lot droned on and on with very little variation. If I had been the inspector I would have awarded us the win due to total boredom! However, in this system that's not how it works. It was hard to see what does work to be honest because interventions were prohibited in the main and it was all very legal-speak. Common sense and plain truths were not the order of the day and it made me think that opinion or judgment is very transient and ethereal. Really, you can make any case at all and fly in the face of reality. One example was the "rurality" of Manor Road and the adjoining Manor Farm and the field in question. Ironically, as we completed the site visit a pungent smell of manure drifted around our nostrils and as if to amplify the point a cow mooed very loudly! I could not help but comment that the cow must be an urban cow-then adding that I was in no way trying to influence the decision!

Urban cows at Manor Road

So much energy, effort and angst over one small field. But that's the point-it is the last field and it provides a buffer between old and new. Yes, its close to schools and a road and power lines-but it has the effect of calm and tranquility as soon as you cross its threshold. The ambiance begins as you walk down the lane and the 21st century recedes into the background. And No, Mr Lancaster it doesn't happen once you go through the 13th century gateway (insignificant though you deem it to be). The whole journey builds the anticipation and the pleasure of the final reveal of the magnificent abbey and this will be diminished by the noise of an urban estate just metres away. Yes we can see the blank brick wall of the Sixth Form College, but this is way out in peripheral vision-38 houses will be within a stones throw and I won't be able to miss them. Peripheral they are not!

Courtesy Story Homes-this will cause less than significant damage to the heritage approach apparently

But when the tale is told... yes by idiots (because they can't see the value of what's in front of them), the sound and fury means nothing! They can't tell me -or you how to feel, when to feel it or whether it's important. They can't convince me by repeating the same quotation from English Heritage that there will be "less than significant harm" done to the heritage asset (Furness Abbey to you and me). In my book-less than significant harm means that there is some harm! With a nationally important Grade 1 Listed building should we allow ANY harm at all? What of the local appraisal of "harm" and protecting this much loved heritage environment? Over three thousand people objected-this was mentioned only once and pooh-poohed by the appellant's barrister as insignificant. So, if we have a system which goes to public consultation-that would mean they want to know our views wouldn't it? But then to dismiss it at stage two as irrelevant is incongruous and unfair! Granted our merry little band got a limited hearing-but it's not representative is it? 

At the end it comes down to power-power derived from money-of which Story Homes have shed loads. They can go the course-and sit with an expensive criminal lawyer, two experts and a consultant and secretary-all beavering behind the scenes (quite noisily sometimes too) to refute, argue and contradict. Our little hard pressed council have the Planning Officer, barrister and solicitor and one expert-not present today. So its David and Goliath all over again! And I'm afraid I'm a sucker for the underdog... aren't you?

Manor Road and the West Gate

When is a field not a field?

      When is a field not a field?

 Easy answer? When it has houses on it! 

Manor Road field

After watching the process of a planning appeal this week against Barrow Council's decision to turn down the development by Story Homes at Manor Road, I despair of local people ever having a voice. Don't get me wrong, the process is all very fair and the inspector diligent in ensuring all parties have a chance to put their cases. However, the rigidity of the process eliminates the chance to rebut certain aspects because it can be objected to in terms of "new" evidence. Of course it isn't new evidence, but it's classed as new because it hasn't been introduced in the mountains of files and paper  accrued since the screening stage of the debate. Our little protest group-who has been active since day one, said our piece, but  when trying to correct some blatant misinformation re the historic value of this little field, we were slapped down by the opposition flatly. Sadly, the objection was upheld and we were unable to correct this.

Naturally, the developer has appointed a costly barrister-who believe me is thorough and uncompromising-and good. The council have appointed a very competent young woman, and as good as she is, you can bet your life the council couldn't spend the same type of money that the developer has. So, we already have an unbalance. Allegedly.

Maybe the appeal will fail. So where does that leave us? Well-maybe the land owner and the developer will pack in then and there. After all, 38 houses -neither here nor there to a big company like Story Homes. However, There is a great deal at stake here-for a start the landowner allegedly stands to lose a huge sum; pension fund, self-interest-whats one paltry field? But let us examine... I am using barrister speak here... let us examine,the possibility that the 38 houses are merely a subterfuge, a test case, a blind. Maybe... other land owners are sitting waiting in the wings for payday too. Who knows? There are lots of fields round there and those don't have the annoyance of being part of a conservation area. These being adopted would finally urbanise the whole of Rating Lane up to and including Manor Farm and with some clever planning an enterprising speculative developer would sweep that site up and extend his greedy reach behind and beyond. Of course this is all in my fevered imagination... nothing more than a conspiracy theory... I am a writer after all. 

In our real world, it could never happen. After all the land is protected with being close to the abbey. Isn't it? But then with set backs, buffers and planting I'm sure any new builds in those locations would enhance and improve the scrappy fields. Let's face it-they are "urban edge" (whatever that means)-they have power lines and walls etc (watch out Lake District-you have pylons and power lines too). So the superior (definitely NOT standard houses-because they will have decorative roundels, gables and sandstone facing-and you KNOW Barrow is crying out for a better class of housing-because we all apparently live in slums) will improve all this field stuff! And of course-I am sure there are no landowners queuing up with their hands held out-most of them are guardians of the land and take care to conserve it for the future generations-don't they?

I'm glad we cleared that up! It would be unbearable if the future of our green fields, heritage and countryside was at risk from the highest bidder. It would be unthinkable that a massive, wealthy developer, who can fund litigation up to the highest level would be able to overcome extensive local opposition and even the council's rejection of their scheme wouldn't it? If the council win- surely the developer will cease - if its only for 38 houses-wouldn't be worth the while-they've made their point anyway? However, if it goes further- until they finally win-then one must wonder what comes next, because you can take a good bet that it won't stop at 38 houses... and if in the meantime if the council is bankrupted... well, hey... it's only Barrow!

But of course...none of this is true... is it? It's all in my imagination... isn't it? Oh... and put me down for the house that overlooks the abbey!

The blog has been amended to remove speculation about Sixth Form College-apparently this is not owned by the LA (Cumbria) and no plans are afoot to cease the use of the site for education despite amalgamation with another college. This was written as a speculative piece and I apologise for the inaccuracy of that comment. On the other hand, it is a great relief that this is so as it means further speculative development is less likely because of access; though of course not entirely impossible.

Civic Pride and common sense restored

I wondered if I would be writing a positive blog tonight-one tends to be a bit cynical about developers and councils, but I have to say I am delighted that I can!

The Planning committee of Barrow Borough Council showed great resilience, wisdom and foresight in their decision to refuse planning permission for Story Homes to build 38 houses on the green field site on Manor Road. We have fought a public campaign for a year and its been a hard slog. We are an eclectic bunch-a range of ages, backgrounds, politics-but with one common cause-we all love and believe in the preservation of Furness Abbey. This one fact united us... and upwards of 3000 other people across Barrow, Cumbria and the world! Literally! This upsurge of public opinion could not fail to impress even the recalcitrant Story Homes and the council actually stated that it was not the normal response to planning applications in the borough. In fact it was uncommon and had certainly influenced the committee. This is not surprising -after all the committee are elected servants of the public and really ought to listen-but the impression is often that they don't!

I am proud of our democratic system today and of the council! They were unafraid to stand up against the developers and risk going to appeal. Charles Wilton the Planning Officer countered the abusive and aggressive attack on the committee and the Planning Officers by Story Homes; which was unworthy and unprofessional. He justified the refusal with two main points- heritage and setting! This reason is more powerful than any other because the setting and heritage are sacrosanct and unchangeable. Once gone they cant be brought back and restored! This is too important to be ignored and the planners and committee saw the validity of this argument!

Some of the issues which have arisen have surprised me. The procedural and structural issues which these things are governed by. For instance- the comment that English Heritage could have/should have done more. I accept-I initially believed that they would ride up "knight in shining armour-like" to help. I knew they cared about the abbey-after all-they have spent £2 million on holding it up. We at Furness Abbey Fellowship work with them and they frequently visit-indeed I had the pleasure of meeting Simon Thurley their CEO at the abbey! So I admit I was furious and devastated at their lack of action. 

However, after an initial barrage of ire via social media, we arrange to see the chap who had made the report. He was a very balanced, educated and knowledgeable man-who has spent many years visiting Furness Abbey and genuinely cares about it. We even viewed the field and discussed at length, the wall, the gateway and the heritage approach. He explained that it wasn't as easy as saying "No-its too near the abbey". In fact all kinds of structures were in place to stop him-the line he walks is strictly governed by a framework. This being so he can't comment on flooding, traffic etc because these are other agencies departments! The heritage he is concerned with is the actual abbey precinct-the peripheral wall and gate and approach have in fact been protected -because Story Homes had to amend plans on numerous occasions before EH would accept them. What they were left with were plans for an estate which they could not say would cause harm-but neither could they say it wouldn't! They can't make claims which can't be upheld in law! Therefore they are in a difficult position-they have had to settle for allowing plans which "might" do no harm. This seems ridiculous but they can only do what is allowed! Ideally they probably wouldn't want the houses but can't refuse outright.

In the same vein the Cumbria Highways Department do us no favours. They too are limiting their judgment to the actual estate-which doesn't seem too harmful. However, someone needs to look objectively at the traffic issue-because its not good! Any Barrow resident knows that Rating Lane is a nightmare and is an accident waiting to happen-which this or any other similar development would exacerbate. We the public can see this-but in the red tape world of procedure, this is apparently impossible. Similarly, the flooding evidence is not strongly upheld because of predictive maps and graphs. Yet we see floods over the last few years-and we have photographic evidence!

So this very strange state of affairs is obviously why we all believe the planners and Councillors aren't listening to us! Its because they are all so tied up with regulation and red tape that they can't. This is where we need to look! We must somehow get rid of this chess game-it does us no favours and it allows people to manipulate the system. The basic rights and wrongs are forgotten in place of process driven rubbish! Today Joe Public has spoken and been listened to. The council have stepped out of the box and haven't been swayed by fancy words and big business. They have done the right thing! I hope that this is the final chapter-but if its not-trust me-we will go on! We will continue to fight-against the odds-until the day is finally won for good!

Just when you thought it was all over...

I am afraid I have not blogged for some time for a number of reasons-work, family and busy. I had hoped I would be jolly and philosophical but no I am back to being Mrs Angry of Barrow with a splash of Emmeline Pankhurst and Bouddicca! I apologise in advance!

Today three members of the press contacted me re the news that Story Homes had finally put in their planning for houses within the conservation area near to Furness Abbey on Manor Road. The outcry when their first proposal was introduced in March was huge! An online petition reached upwards of 2000 signatures very quickly and then individuals also sent opposing letters to the council planning department. Most local people were horrified that this small piece of green belt-the final piece on the approach to the amazing Furness Abbey was even being considered as a viable building site. At the preview of the plans Story Homes were arrogant in the extreme and certainly had no understanding of the local heritage. They openly admitted that they wanted to break into the Barrow area as we "don't have many homes of quality". Their original plans were for 50 homes with no special measures to safeguard the abbey perimeter wall and West Gate-with no provision for affordable housing.

After seeing the level of public opposition and indeed taking on board some of what was said-they tried to improve or streamline the plans-they had even suggested they would pop in a few affordable homes too. However this was not necessary because in the council housing plans for the district this was already catered for, they have dropped that and reduced it to 38 executive homes with upto 5 bedrooms-for workers who come to Barrow to work at BAE on new large contracts. So-not even for the local community. They have skipped over the heritage and environmental issues with a ludicrous "corridor" to protect the wall. Story Homes said it is confident the layout will alleviate any fears raised by the public about negative impact on the nearby Furness Abbey. Well actually the only possible way to do that is NOT to build at all! As for the flooding issues-these are rarely solved by adding more building which produces 50% more run off-and guess where it will all go? Yes down stream to the abbey itself!

They are trying to sweeten the pill by offering to create a playground in Barrow. Yeah...that will do it! Exchange a playground for a heritage conservation area! Perfect! After all we will all be admiring that in 900 years wont we?

Anyway the battle lines are drawn-so if you want to help please sign the petition and state why you are opposed-or it isn't valid!
https://www.change.org/en-GB/petitions/jason-hipkiss-refuse-planning-permission-for-building-50-houses-on-land-near-furness-abbey

Boudicca rides again!

There has not been much blogging going on over here recently. To say I have been busy is an understatement. It hasn't been all work either-no- I have added yet another campaign to my timetable. This one is even more consuming than the others and totally unexpected and unwanted. I had a premonition last year when the government decided in their wisdom to loosen the red tape on the planning regulations fro green field sites. It was not pleasant and I worried that some of our lovely local countryside would vanish under a sea of houses and concrete. However I did not imagine that this would be proposed so close to our beloved Furness Abbey.

I seem to be turning into a cross between Boudicca and Emmeline Pankhurst as I get older and I am not altogether pleased with the effect! I can't help myself -if I see injustice, suffering or liberty threatened I'm on my soapbox rallying the troops! Maybe it's an age thing-or maybe I realise now that if you are the silent majority you are unable to influence anything and it's no good moaning after the deed is done.

So what's the problem you might ask? Well a not so local developer called Story Homes of Carlisle has begun a speculative development in a field just a stone's throw from Furness Abbey. The plan is to build 50 houses on the field on Manor Road-the main approach to the abbey and within the conservation area. You might think-well in a conservation area they won't be able to do this...maybe once over-but not now with deregulation. You only have to look at the plight of Oswestry Hill Fort-an iron age fort-"Oswestry Hillfort is one of the greatest archaeological monuments of the nation." English Heritage"
Has this stopped the developers-not on your nelly! It matters not that this is a hugely important historic site-nor does it seem to matter to Shropshire Council who have granted planning permission on the foothills of the site. Can you imagine this happening in the USA? Or any other country with any sense?

Our plight is not dissimilar. Furness Abbey is a hugely significant historic site-in fact even Henry Vlll knew exactly how important it was-as he made it the first large abbey to be dissolved. So within 200 yards there is a field-agricultural land undisturbed and not of great note at first appraisal. But look closer and there is a Grade 1 listed precinct wall and the West Gate...rather too close for a modern housing estate to be built on it. Next we have a river-which overflows-often and flows into an underground channel beneath the road and into the abbey. Two years ago this stream broke its bank and flowed over the road creating a swimming pool in the cloister.

Mill Beck full to brimming 2012 (S Hillman)

                                           A flooded cloister-from Mill Beck 2012 (S Priss)

If the building is allowed to go ahead the idea the developer has put forward to offset any future flooding arising from the excess water from a built environment is to provide a 30 foot pond to act as a sump to drain the estate. The excess will then be diverted into Mill Beck. Now the above flood happened without 50 houses above the valley-so what can we expect if this goes ahead? A Cistercian Atlantis?

The plans a re ludicrous and one of the issues apart from flooding is the effect on the aesthetic approach to the abbey-which will damage the visitor experience massively. Then the placing of homes-and people so close to a delicate Grade 1 listed wall and arch is a disaster waiting to happen. The developer will not be able to guarantee the safety and preservation of either wall or environment once the houses are sold-and any damage done will be irreversible. We can only hope that the Barrow Borough Council Planning Department, English Heritage and the Environment Agency will see the folly in this and help to reverse it.

 Manor Road

 

Furness Abbey is the major visitor attraction in the area apart from the Dock Museum-and of course is more significant historically. With the work that the local Furness Abbey Fellowship have done alongside EH it would be foolhardy and destructive to allow this to happen-particularly as the prize of the century is returning soon to the abbey-the crosier and ring. These amazingly important artefacts will be the jewel in the crown of Barrow and Dalton's heritage and could with some more work be a boost to the local economy through visitors and tourism. 

If you want to support our efforts to stop this thoughtless and reckless idea please visit the website, twitter and Facebook below: and sign the petition

http://www.stopmanorroadhousing.org/  https://www.change.org/en-GB/petitions/jason-hipkiss-refuse-planning-permission-for-building-50-houses-on-land-near-furness-abbey