Coombes Farm saved in High Court ruling (updated)

It's over three years ago that residents and neighbours first came together to form a Group "Residents Against Coombes Expansion" but a High Court ruling on Friday, September 21st finally signalled the successful end to a long battle.

Two days later on a wet and windy Sunday just a handful of us gathered at the entrance to Coombes Farm in Rocheway to pose for a "victory" photograph for Monday's "Evening Echo".

The Court rejected Cogent's  (the Developer behind Coombes Farm, formerly Colonnade) challenge to the Local Development Plan or Core Strategy.  Ruling in Rochford Council's favour, the Judge stated that sufficient work had been undertaken to compare the pros and cons of various sites put forward for consideration for development, this being Cogent's main contention.

The decision means that, aside from the eventual redevelopment of Stambridge Mill, future growth in Rochford will take place to the west of the district, sadly kicking off with 600 houses at Hall Road with further commercial development along Cherry Orchard Way in the pipeline.

In some ways it was a pyrrhic victory as the District has still sacrificed green belt, something Basildon/Billericay has avoided in their own Development Plan.

"Green Belt" trips off the tongue easily but I think it is fair to say that not all green belt is equal. Listening at the first Government Inquiry into the Developer's appeal against Rochford Council's refusal to allow development on Coombes Farm I heard an "Expert" representing Colonnade effectively describing the land as an eyesore.  The implication being that it was land that wouldn't be missed and could easily be sacrificed.  I readily admit that "Natural England" is unlikely to be troubled with a request for designation of "Land of Outstanding Beauty".

In fact, the "Expert" was right.  It isn't a particularly attractive site. Purdeys Industrial Estate is located along one border and the sight of towering, stacked cars awaiting breakage greets you as you the enter the field along with the various noises emanating from the cement works, refuse disposal site and various other heavy industrial businesses.  Then there is the abandoned Stambridge Mill.  Slowly rotting away, it awaits some form of residential redevelopment, eventually.  Ironically it is the definitive footpath that crosses the field that was the original "Mill Lane" ,the main pedestrian route for many of its workers.  These days the path remains intensively used and that is what the Campaign was largely about.


Of course no one really wants a sprawling housing estate on their doorstep where previously existed toiled farmland but the battle to save Coombes Farm was much more than small town "nimbyism".


Adjacent to the edge of the town, Coombes Farm provides a rural respite that is extremely popular with dog walkers, leisure walkers accessing the Roach Valley Way towards Stambridge and Paglesham, cyclists, metal detector enthusiasts, horses and their owners, and so on.  All manner of Bird and Wildlife lives on Coombes Farm, including Badger Setts which at one time we thought could offer the field protection. But, who knows, with the Government allowing their slaughter in some areas,  maybe a less certain future awaits.  It really is a feast for the senses and we would be the poorer without it.  Fortunately, and finally, that is a worry that for the forseeable future is removed.  Time, finally, to move on and consider Rochford's many other attributes...

Rochford - September 2012

This photo was taken a couple of days ago, a sunny afternoon and a tranquil, rural view overlooking what will be the 600 home Hall Road Estate.  The famous Rochford "chimney" is in the distance.  This could be the nostalgic "before" photo and maybe we'll publish an "after" in a year's time as it looks like Bellway Homes are undertaking preliminary work in the site in readiness for this landscape to be eternally destroyed.

There is still no news on when the High Court will rule following Cogent's (Coombes Farm) challenge to the Soundness of Rochford's Core Strategy.  I've spoken to a few people, including local Councillors and our local MP, Mark Francois and no one appears to know why it is taking so long, and all the time the Government appears to be shifting more and more to a position which may allow yet more of our Green Belt to be ripped up.

UPDATED 7th June: Stambridge Mill, Coombes Farm, Core Strategy update

I'm conscious that there hasn't been a post for a while. This Blog is definitely still live. In brief, the challenge to Rochford's Core Strategy by Cogent, the Developers behind the Coombes Farm scheme has now been heard at the High Court in Cardiff. The Judge has "reserved Judgment" which basically means he will consider the evidence presented and make a written Judgment in 6/7 weeks.  If the ruling goes against Rochford the ramifications could be significant, as Cogent will be encouraged to appeal the Council's decision to refuse the second attempt to build on Coombes Farm at a recent Development Committee.

The redevelopment of Stambridge Mill seemed to have stalled until a couple of weeks ago, when an application for the demolition of this historic and famous local structure was put to the Parish Council.  It seems the Diggers will be moving in shortly after all...

Southend Airport - first impressions

We took our first flight with Easyjet, from the new terminal at Southend Airport, over the Easter weekend. With one significant caveat, our overall experience was positive.

Arriving an hour and a half before our flight, we bypassed the short queue at the ground floor check in desk as we'd printed off our boarding cards at home, and ascended to the first floor departures area. Clearing security in a couple of minutes we then descended back down to the ground floor departures lounge and that was where we experienced the weak link with the Airport. There wasn't sufficient space for the passengers awaiting to board the three flights due to depart. It seemed that the lounge area was a similar size to a single gate area at Stansted. In fact, it was so crowded that it wasn't worthwhile attempting to buy a coffee or newspaper at the new retail outlets. People had to push and negotiate an exit from the Stobart Duty Free Shop. I appreciate it was Easter weekend and one of the three flights was delayed which added to the volumes of people waiting but, for some, it was quite a claustrophobic and uncomfortable experience. On balance, however, I also have to bear in mind that it was the first week of operation and some of the Easyjet staff were obviously unfamilar with the Airport lay out and procedures. Queuing to board was a little chaotic, but isn't it always with the budget airlines, and I suspect our short departure delay was due to this. I'm sure as the staff become more familiar with their surroundings the situation will improve but it's obvious that there is no capacity for additional flights until, or if, more space is created.

The real bonus was on return. The plane landed and after a short taxi to the stand we were soon disembarking en route to the new passport control area. With 4 Immigration Officers working there were no delays and we were on our short journey home within 5 minutes of leaving the Aircraft. Excellent.

So, overall, generally positive but not, at present, an Airport you can comfortably pass hours if you arrive too early for your flight.

Latest Coombes Farm plans unanimously rejected

At the Development Committee last night, Cogent/Colonnades's latest attempt to develop land at Coombes Farm was unanimously rejected by Councillors. This is not the end of the matter, as Cogent is behind the legal challenge to the Council's core strategy which will be heard at a High Court hearing at the end of May. Interestingly, the Council was asked (by Cogent's legal team) to defer any decision of the planning application in view of the pending legal hearing. The Council refused to oblige.

No one knows how the High Court hearing will go but new policy guidance issued this week by the Government, the National Planning Policy Framework, appears to support the Council's position. Local Authorities should have a Development Plan in place (Rochford has) and new development should be both sustainable and environmentally sensitive. Situated under the flight path (which is likely to change in the near future, to the detriment of any new development at Coombes) and adjacent to the ever expanding Purdeys Industrial estate surely does not meet that criteria. This is before you even consider the traffic and green belt impacts.

So, good news for the protection of Coombes Farm but with an eye to the next stage of the legal proceedings...

Rochford's Green Belt remains under threat

Tucked away in the meetings and agendas schedule for Rochford Council is the unexcitingly titled "Local Development Framework Sub-Committee". The meeting will take place on Wednesday, 21st March 2012 at 7.30pm at The Civic Suite in Hockley Road, Rayleigh. The public are welcome to attend but, given the lack of publicity, I doubt many will.

The meeting is to discuss options for an early review of the core strategy - the development plan for the local area for the next 15 years. The same core strategy that was signed off by a Government Inspector in December 2011 and which should have protected the Council against rogue housing development schemes. It was supposed to give control to local planning officials regarding where housing will be located (including the highly controversial Hall Road 600 house "scheme").

However, what many people probably didn't realise, due to the delay in getting the core strategy finalised (due largely to Government bungling) it was already out of date by the time it was signed off. Accordingly, the Council has had to commit to an early review of its development plan to ensure it is still relevant and can, amongst other things, meet housing targets for the next 15 years.

One of the options on the table is to effectively start again with the core strategy. This would mean that areas that people thought would be protected against development would, again, have uncertainty as a new 4 year process reviewed everything that had previously been reviewed over the past 4 years! Even one of the least worst options include exploring whether areas already identified, eg Hall Road, could take more housing than already agreed. It's almost a case of death is no option, just a question of what form it will take.

The Council has been forced into a corner by a number of opponents. The Government in its dictate to force Councils to build more housing (so much for the pre-election promise to allow "Localism" to allow Councils more control over what happens on their doorstep) but also by housing developers who are sulking because their particular plan to destroy green belt has been refused. Here I am particularly referring to Cogent and its ongoing attempts to concrete over Coombes Farm. This includes their legal challenge to parts of the core strategy at a High Court hearing on the 31st May and 1st June in Cardiff.

I suspect, therefore, that the meeting on 21st March, whilst required as part of the sign off the core strategy last December, is also being quickly convened with a mind to matters due to take place in Wales.

This looks likely to run for some time yet. Lawyers, Solicitors, and Policymakers, and maybe house builders will all benefit. And we will all ultimately pay for their services, one way or another.

Managing Rochford's retail offering

It's sadly unrealistic to have expected that Rochford would have escaped the effects of economic stagnation. Like many other shopping centres across the country, the scars of a downturn in retail spending are all too evident.

Walking along many of the empty and boarded up shop fronts of West Street can make you feel wistful of "better times" in years gone by, but some retailers have struggled to earn a living in Rochford for many years.

What's to be done?

Planning permission has recently been granted to convert one of the former shops in West Street back to residential use. Perhaps this is part of an acceptance that there are too many shops for modern day Rochford and the retail space needs to shrink? A smaller and leaner offering, more closely focused around the Square may give shopkeepers a better chance to trade profitably and may in the longer term attract more visitors. How so? Less empty units and a closer match between supply and demand may reduce the risk of every spare unit being replaced by yet another charity shop, and will create a more attractive and diverse shopping and leisure environment. Already we are seeing the growth of the food and dining scene in Rochford. A new Italian restaurant opens at the bottom of West Street shortly and plans appear to be afoot to see the Conservative Club ("The Old Ship") reopen as a restaurant shortly.

I don't want to be too downbeat however. Living in Rochford, you have the luxury of still being able to buy most of what you need, and more, on your doorstep. There is often a queue outside the independent Butchers. There are gift shops, two Bakers, several places to grab a cup of tea and a piece of cake, two supermarkets, Newsagents, Chemist, several Beauticians and Hair Dressers, a dry cleaners, a Jewellers, a shop catering for those keen "divers" out there, and numerous others. (I haven't even mentioned the many pubs - another post) So, if you're reading this and thinking about whether to pay a visit or not, let me reassure you, you will not be disappointed. I just want it to be even better than it already is!

In the meantime, I wonder if some imagination could be used with the empty shops. Could, for example, the Council and the Landlords get together and arrange for some form of local artwork to be displayed. It's a scheme that's working well in many another areas.

When I walk down West Street, I want to marvel at the beautiful, historic architecture, not feel sad about yet another boarded up or grilled window, shielding broken glass.