Rochford forced to build more houses more quickly?

The Government Inspector's refusal this week to the Council's request to suspend its core strategy until December places Rochford under greater pressure to agree more house building schemes.

When the Coalition Government announced its Localism Bill, it gave Councils the opportunity to review the annual housing targets foisted upon them by central Government. Rochford reduced its annual requirement from 250 units to 190 (though the total numbers remained the same as the annual build was spread over a longer period). Unfortunately for Rochford, and other Councils, various legal actions have found that it was illegal to change annual house building targets until the Localism Bill becomes fully effective. Coupled with the Coalitions's desire to free up the planning process, and for the country to "plan for growth" it is looking increasingly likely that Rochford will be under pressure to build more, not less.

Rochford's core strategy, its development plan for the district, which includes its housing commitments, has been significantly delayed due to the change of Government and advice from central Government which was successfully challenged in the High Court (above). It decided recently to suspend the Core Strategy until December when, it believed, it could take advantage of new legislation (the Localism Bill) which would free it from centrally imposed targets. The Government Inspector, overseeing the progess of the Core Strategy has, however, declined the Council's request to delay and she has given it two choices, either to withdraw its Strategy altogether or to continue but make a firm and early commitment to address the housing shortfall. In effect, if choosing the latter path, the Council may feel it has a "get out of jail card" because it can get its Core Strategy in place with the lower annual housing numbers. They will then look to the Localism Bill to enable them, in the early review required by the Inspector, to try to avoid making any changes to its plans. However, the same Bill, whilst apparently giving Council more freedom, will also give Developers more ammunition to challenge Councils if planning schemes are refused under the planning for growth clauses.

The Council will meet on 31st August to discuss their preferred route forward.

It looks as though Rochford's green belt will be under continuing and increasing threat with the Coalition, surely not what the Electorate thought when casting their vote. The Coalition promised, in their campaigning literature, to return decison making to local Councils as they were in the best position to know what the local area wanted. The reality is looking to be something quite different.

UPDATE 23rd August 2011
Council Officers have recommended that Rochford Council reverts to an earlier version of the core strategy, and submits this for Government approval. Whilst this will force the Government to build more houses more quickly - 250 pa instead of the 190 pa proposed in the later version - the rationale is that the Council will have more control over new housing sites. By having a development plan in place, sanctioned by Government, Developers will have less likelihood of succeeding in legal challenges to build on non preferred sites (eg Coombes Farm). Click on the title to see the Officers' Proposals for debate at a full Council meeting on 31st August.

UPDATE 1st September 2011
Majority vote to revert to earlier version of core strategy.

Stambridge Mill planning application goes in

After much speculation, a formal planning application to redevelop Stambridge Mill has finally been submitted to the Council. In what is a significant scale down of original plans, the intention is to build 45 houses plus a total of 51 flats across four blocks up to three storey in height. Originally, there was talk of approx 250 units at this site, so the reduction to a total of 96 marks a sharp reduction in numbers. This is probably due to the economic climate, although some will question whether this leaves open the option for further development in the future.

This has been a challenging project for Inner London Group, the owner, which has seen a number of architectural revisions aside from the number of units proposed. Not only will it involve the bulldozing of most of the existing Mill structures (though parts will be retained), the scheme also requires a significant investment in the flood defences on this river front site, as well as associated landscaping works, including the bridle path, bridge, communal spaces and the river frontage itself.

ILG will be focused on making a return on their 4 year old investment. They acquired the 4.1 acre site in 2007, paying £1.8million to previous owners, Associated British Food (Allied Mills).

The Council originally wanted to retain the site for industrial/employment use, but changed planning permission approx two years ago to allow the possibility of residential development.

The reduction in units, if this is the total planned, will offer some relief to nearby residents, though there will be objections due to the increased pressure it will place on the local road network and utilities.

There is no news yet whether ILG will hold a community event to display their plans, but the Council are broadly in support of the scheme, not least because it saves the tax payer the expense of urgent remedial work of the ageing flood defences.

This Blog will be following this project as it progresses.

Rose Garden Restaurant - Fine Dining comes to Rochford

Sumptuous food, fine wine, super surroundings - not normally a description you would instantly associate with Rochford's dining options. But for those of us who feel that our area has been left off the food map, a new arrival may just be the emphatic answer to our prayers. Although The Rose Garden, located above "The Miley" in Union Lane (click on title of post for link to website) is not strictly a new restuarant, rather it has relocated from Hockley after protracted planning battles. Still Hockley's loss is our gain. I'm told that it wasn't unusual to have to book 3 months' ahead at times to secure a table and after visiting last night, I can see why.
The menu (accessible from their website) provides a choice of European dishes, including Vegetarian. We opted for Beef Wellington and Monkfish. Quite simply, it was one of the best meals we have enjoyed in Rochford, and sadly left us too sated to enjoy the famous dessert menu.
Sunday lunches are also likely to prove successful, along with a monthly "Curry" night.
Whilst located above a popular local Bar, you could easily imagine you were somewhere else with the modern dining furniture and white painted brick walls, and soft relaxing music playing in the background.
This is going to be a very popular Restaurant, and we'll defnitely be returning shortly.

Opportunities for Rochford?

The big question is, will the substantial increase in noise that the Airport will undoubtedly cause to many residents in Rochford be worth it? Whilst many, myself included, will relish the prospect of being a few minutes way from boarding a plane to sunnier climes, I suspect many more will never use the airport and/or despair of the thought of the prospect of twenty first century passenger aircraft shattering the relative peace over the mediaeval heart of Rochford.

Over the past year or so a number of businesses have closed up in Rochford. First it was the two estate agents in West Street and then in the past few months we have lost a shoe shop, an art and photography business, and a bookshop. Whilst it is only fair to note that some new businesses have opened, they are sadly outnumbered by the shuttered windows. The pub trade is also suffering, with the Kings Head and the Rose and Crown on the market, though both are still trading.

Perhaps what is happening in Rochford is only a reflection of what is happening nationally. Wilkins Kennedy, the Accountancy Firm reported this week that retail insolvencies had jumped by 25% after all.

But if people are travelling to and from Southend Airport, will they be tempted to spend some time, and more importantly, money, in Rochford?

There are some interesting shops, there are a few places to eat, and there is even a small hotel. Rochford, generally, is an architectural gem of a small town, mostly easy on the eye and a pleasant surprise for many visitors. It wouldn't take much to start putting the town seriously on the map.

This Blog is pleased to note that entrepeneurs are already recognizing that Rochford does indeed present an opportunity. A new Restaurant "The Rose Garden" opened upstairs in "The Miley" this week, and we can expect the "New Ship" to reopen shortly as a restaurant/bar after an extensive refurbishment project nears completion and this building on East Street is returned to its former glory.

Whilst retaining its identity, Rochford easily has the ability to offer visitors a place where they genuinely wish to stay a while and spend time and money, perhaps even to stay for an evening through a modest expansion of the night time economy.

Good luck to the new Businesses, we wish you every success, and look forward to other positive new developments.

Coombes Farm Saved

We have today been advised that Colonnade have withdrawn their appeal against the planning refusal at Coombes Farm. Technically, there are now no current oustanding planning matters at Coombes Farm and if Colonnade, or another developer, want to try again they will have to start afresh. The Council is adamant that, apart from Stambridge Mill, it does not want any significant house building in this area so let us hope that today's decision is a harbinger for a positive final resolution.

Why did Colonnade withdraw their appeal? My view is that it was a combination of three factors, national - a High Court decision (Cala Homes)recently has not helped their case, local - the Council have taken steps to avoid their core strategy being found unsound which helps to ensure Colonnade haven't got another hole to exploit, and thirdly, by avoiding the risk of a further refusal, they are perhaps in a better position if they want to try again. Given all above, I would be surprised if we see any activity for some time however.

I'm sure this will come back in the future, but for now, we can take a breather!

Castle Point's core strategy is flawed

Click on title to see article from Evening Echo.
In a worrying development, with ramifications for Rochford, a Planning Inspector has asked Castle Point to go back to the drawing board and effectively come up with more green belt land to be released, to meet house building targets over the next 15 years. These targets were laid down by the East of England Plan, a Regional Strategy, which will be abolished by soon to be introduced legislation. Green Belt land in Daws Heath is looking particularly vulnerable. If the Council doesn't quickly come up with revised plans which are acceptable to the Planning Inspectorate it runs the risk of losing control of which sites are developed to pushy house builders, who will use their considerable financial muscle to push their projects through with legal action if necessary. Either way, it looks as though Castle Point will have to sacrifice land we all thought was protected to avoid such over development. Rochford is facing the same dilemma and the next few months will potentially see planning decisions made which will significantly alter the make up of the District forever.

High Court ruling helps Coombes Farm ..a little

The High Court yesterday (Cala Homes vs Government) ruled that that Planning Inspectors can, on occasion, take into account that Regional Strategies will be abolished if the Localism Bill becomes law, as is expected at the end of the year - it is in its final stages of its passage through Parliament. This was the bone of contention Colonnade had with the original Coombes Farm refusal, and how they manged to eventually get the decision quashed.

Colonnade's Lawyers successfully challenged Eric Pickles' addendum to the Planning Inspector's original refusal. This was because Mr Pickles' had stated that Planning Inspectors could effectively ignore Regional Strategy legislation forthwith, due to the Government planning to abolish the same in its Localism Bill legislation. A High Court Judge originally ruled that this was illegal because legislation had to be passed to abolish Regional Strategies. However, it was later ruled that it made sense, especially when considering large development plans which may be phased over a number of years, that Planning Inspectors, when making a decision, should have an eye to any soon to be introduced legislation (in this case "The Localism Bill")

This latest clarification may also help the Council to get its Core Strategy finally approved by the Planning Inspector. A decision had been expected around now, but the Council asked for it to be delayed to take account of the High Court decision, and also to allow it to undertake some further work to demonstrate that all options had been properly considered in relation to new housing locations.

For me, this latest legal ruling doesn't bring the legal clarity I would have wished. It isn't bold or strong enough enough to end the endless legal challenges. Expect to see Colonnade try to get a second full Inquiry into Coombes Farm as their Lawyers try to find a hole in the Council documentation supporting their original refusal, as well as their ongoing challenges to national policy. Remember, Colonnade's QC, and the QC who has been in the High Court recently appearing for Cala Homes is one and the same.