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.

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