Questions
and Answers
1.
Q.
WHO ARE GLADEDALE?
A.
Gladedale Group is a private company whose primary business is the
development of housing across the country. The Group also have substantial
commercial (i.e. non-residential) property interests.
The Group operates
through a number of subsidiaries across the country, and the management
team that deal with Streatley on behalf of Gladedale Group is 'Reland'.
Reland deals with
commercial projects, mixed use projects, and 'special' projects (i.e.
those that are unusual and need special attention). The land at Streatley
is being handled by Reland as the project is seen very much as a 'special
project' and one that should not be approached with methods that are
employed by the usual house building companies.
Other examples
of Reland's projects include:-
• Warwick Castle Park, which is a 700 acre Grade I listed
parkland designed by Capability Brown and was formerly part of the
Warwick Castle estate (before being sold by Lord Brooke in the 1970's).
Here Reland are working with stakeholder representatives to bring
forward a mutually acceptable scheme for this Park, which is regarded
as being of international heritage significance.
• Former RAF base at Upper Rissington (Cotswolds) where,
notwithstanding the fact that the property comprises around 100 acres
outside the settlement boundary and within the Cotswolds Area of Outstanding
Natural Beauty, there exists approximately 500,000 sq ft of generally
unattractive and redundant RAF buildings which cannot be put to modern
uses in the interests of the community. Here again Reland are working
closely with the Parish Council to bring forward a mutually satisfactory
scheme that will deliver enormous benefits to the adjacent village.
• Former Royal Ordnance Depot Weedon (in Northamptonshire).
This unique complex of 250,000 sq ft of listed buildings sits within
a picturesque village. Reland are again working with the Parish Council,
The District Council, The County Council and English Heritage to devise
a scheme that not only restores the buildings but also ensures their
long-term future.
2.
Q.
WHAT ARE GLADEDALE'S INTENTIONS FOR THEIR LAND IN STREATLEY?
A.
Despite accusations that you may have heard Gladedale DO NOT view
Streatley as a 'goldmine'. The company recognises that the development
of the land is a very sensitive issue and one that some local people
will object to in principle, regardless of the specific detail of
any proposal.
Gladedale's objective
is therefore to realise a reasonable return on its investment in the
land. For this reason the proposals do not seek to maximise the development
on all of the land owned by Gladedale, and take a more restrained
approach. An example of this is the fact that Gladedale's latest proposals
seek to donate 65% of their land in Streatley to the Parish.
3.
Q.
WHAT BENEFITS ARE GLADEDALE PROPOSING TO OFFER?
A.
Gladedale, having listened to feedback from the local community and
have also noted issues highlighted in the Streatley Village Plan,
suggesting the following initiatives to benefit the village:-
- The donation of up to 65% of Gladedale's land holdings in Streatley
to the Parish so that any future development of the land (if any)
is within the control of the community by the very real and effective
measure of actual ownership, rather than the far less certain protection
of planning control.
- The largest
area of land offered is the WHOLE of Gladedale's ownership north
of the High Street. It seems to us that this area is critical to
the character of Streatley and therefore should not be built upon.
This would also be an excellent amenity for the village as a village
green, and could perhaps bring other useful benefits in association
with the Morrell Rooms or the church
- The proposed land donation to the south of the High Street covers
all areas not required by the modest development proposal. This
gives the community the comfort that Gladedale will not hold land
back for further attempts at development
- Recognising the community's desire to be in a position to exercise
greater control over its future, we have also proposed that thin
strips of land around the perimeter of the development should be
donated to the council to ensure that future landowners cannot use
roads created for the Gladedale scheme to access further development.
Gladedale would
also like to take the opportunity as part of the development to:-
• Undertake an arboricultural management plan, removing dead
or dying trees from the land in question and replacing them with new
specimens to ensure the long-term viability of the wooded areas.
• Where possible, improve the pedestrian highways facilities
adjacent to the land (for example widening the pavement along Reading
Road where possible).
• Improve pedestrian connections across Streatley (for example
creating a more pleasant and hospitable route from the National Trust
lands to the west of Streatley into the village and beyond).
• Provide other areas of public space, in particular the area
to the south of the High Street.
4.
Q.
WILL THE DEVELOPMENT OF THE LAND OWNED BY GLADEDALE SET A PRECEDENT
THAT WILL BE USED BY OTHER LANDOWNERS TO BUILD ON OTHER AREAS OF LAND
IN THE VILLAGE?
A.
If the acceptance of Gladedale's proposals do set a precedent then
we believe that the approach that we have taken sets a POSITIVE precedent
not a dangerous one. Our justification for this is as follows.
The Principle
of Precedent
The issue of 'precedent' is often quoted by those seeking to reject
development as being a major threat to the interests of communities.
However this is misleading and ignores the detail of the perceived
problem.
It is wrong to
state that if one application is granted consent it sets a precedent
for the PRINCIPLE of development on nearby sites. This would ignore
the specific REASONS why development was granted consent.
If a landowner
is to rely upon the precedent set by another planning consent then
the principles and details of the scheme that the landowner proposes
must be materially the same as that for which planning consent has
been granted. The landowner seeking consent must prove that their
land is of the same character and situation the property for which
consent has been gained.
The Gladedale
Scheme - A Special Situation
Gladedale, recognising the balance that needs to be reached in Streatley,
is proposing to incorporate into the proposals various benefits to
the village, such as:
• Donating an area of around 65% of its total landholdings in
the village to the Parish to 1) ensure the long term protection of
the area north of the High Street, and enabling its use as a true
village green and 'heart of the community'; 2) put into the control
of the village certain strategic strips of land to help the village
control development in the future.
• Improving the width of the pavement along Reading Road (insofar
as the land is on the control of Gladedale).
• Improving pedestrian and cycle connections across the village
through the land owned by Gladedale.
• Putting in hand a much-needed programme of tree management
and replacement along Reading Road.
It should also
be recognised that Gladedale are proposing development on a very small
scale involving minimal departure from planning policy, and one that
has been carefully designed by architects to be a positive addition
to the character of the village.
Other landowners
would have to show that their proposals provided materially the same
benefits as mentioned above, and the many other positive aspects of
the Gladedale scheme, if they were to be able to rely upon it as a
precedent.
The Gladedale
Land Holdings - The Case for Appropriate Development
The properties owned by Gladedale for which development is being proposed,
i.e. the areas south of the High Street, lie close to the existing
built area and indeed lie closer to the village than many other properties
that are already built. The area is also well screened by the natural
landscape of the village.
Expert consultants
have assessed the character of Streatley, paying particular attention
to the Conservation Area and AONB, and they are confident that there
is no other land in Streatley that is comparable to Gladedale's, in
terms of its relationship to the village, and suitability for sensitive
development.
It is also important
at this point to comment upon our belief that the 'Barns' and the
'Riverside' areas are supported by established planning principles
('infill' and 'previously developed land'). Again there is no threatening
precedent to be established from the development of this land as we
believe that it already benefits from the support of these established
planning principles.
Conclusion
For these reasons we are convinced that it is UNTRUE to say that if
Gladedale's scheme achieves planning consent then a flood of new housing
around the village will follow. As we believe is clear from the issues
explained above, Gladedale's scheme cannot be used to justify anything
but small scale development on land that is appropriate for development,
and that is sensitively designed and brings with it benefits to the
village on the scale that is proposed in the Gladedale scheme.
We believe that
the donation of the 'North Area' land to the Parish for use as an
important amenity, ie. a true village green in the heart of Streatley,
is of enormous benefit to the long term planning, structure and environment
of Streatley. By donating this land as part of our scheme the development
on the area to the south of the High Street can be seen as a reasonable
exchange in order to secure for Streatley the ownership of such an
important asset. Any other landowner's proposal that sought to use
the Gladedale scheme as precedent would, we believe, need to show
a community benefit of substantially the same magnitude.
5.
Q.
WHAT WILL HAPPEN IF THE VILLAGE REJECTS GLADEDALE'S PROPOSAL?
A.
Gladedale will submit a planning application for the scheme that was
proposed in the September 2006 exhibition, subject to alterations
that may arise from taking into account feedback from the local community.
The application is expected to be submitted by the end of 2006.
Having taken the
approach of trying to bring forward proposals in consultation with
the local community, Gladedale intend to continue the process, however
as part of the District Council's review of the Local Plan (a process
that will generate the new 'Local Development Framework') housing
allocations across West Berkshire will be reviewed next year. This
will effectively determine the 'Settlement Boundary' in each area
and therefore if Gladedale's current proposals are rejected then the
company has the opportunity to promote for development its land holdings
in Streatley through this process.
6.
Q.
IF THE COMMUNITY DO NOT WANT ANY DEVELOPMENT IN STREATLEY, WHY DON'T
GLADEDALE JUST GO AWAY?
A.
Development is almost never universally welcomed; there are always
voices of dissent. If these voices were always to be heeded then there
would be no development, and there is no question that development
is socially and economically essential for any society.
You will appreciate
that in every community there are people who reject in principle any
kind of development, especially where their own properties are close
to the land in question. As a developer, Gladedale are well used to
receiving strong opposition from a small group of people in each community
where development is proposed. However just because some people do
not like the idea of development, that does not automatically make
development wrong.
Opponents to development
often take the view that development in their village or town is an
immoral act, serving only to line the pockets of greedy developers.
We do not, nor ever have we, denied that as a commercial organisation
we need to make a reasonable return on our investment, HOWEVER we
are convinced that our conduct has been honourable and honest throughout.
We have never disguised our commercial objectives, but have set about
achieving our objectives by openly consulting with the community and
also offering due benefits to the village in return. We have sought
only to develop areas that we believe are capable of accommodating
buildings, taking careful account of important matters such as ecological
and environmental issues, the heritage and the character of Streatley
etc. We are convinced that our proposals do not damage the character
of Streatley. We believe that they actually enhance the village.
The history of
Streatley has not been free of development over the last 50 years.
Indeed the village has expanded progressively and steadily over time.
Given the current need for housing in the country, particularly in
the southeast of England, it is difficult to justify it being a time
to cease this gentle expansion. Against this background Gladedale
are offering to Streatley residents the unusual opportunity to:-
• have a say in the design and content of this modest development,
which hardly qualifies as an expansion at all due to the location
of the property in question, and
• take a very tangible long-term control over the future development,
structure and amenity of the village through the ownership of key
areas of land that Gladedale will donate to the village as part of
their proposals.
Notwithstanding
the policies affecting Streatley, including its Conservation Area
and Area of Outstanding Natural Beauty designations, the village is
still a sustainable location for housing. The character and charm
of Streatley can be preserved and enhanced by sensitive development,
especially where long-term and lasting community benefits are offered
as part of the package.
No doubt there
will always be a conflict between developers and local residents in
any city, town or village, especially if local residents fear the
development will affect their way of life. But development must continue
and will continue, especially in this time of housing shortage.
Gladedale's unique
approach to the land it owns in Streatley affords a rare opportunity
for real control over future land use. We are persisting because we
believe that what we are doing is not wrong, and does not bring disadvantage.
Finally on this
issue, Gladedale would like to say that due to the low level of feedback
received they are not convinced that they have yet heard the true
voice of the community. Activists have indeed been very vocal, and
have presented as 'fact' several statistics gathered from petitioning
exercises that they have carried out, presenting a very negative view
on behalf of the community.
We note the desire
in the Streatley Village Plan to maintain the village envelope, but
again this is a natural general response rather than a reaction to
a specific proposal that offers benefits to the village that positively
contributes to other policies and objectives in the Village Plan.
7.
Q.
WHAT WILL HAPPEN IF GLADEDALE DO NOT ACHIEVE PLANNING CONSENT FOR
THE PROPOSED SCHEME?
A.
If the scheme is not granted consent then we have two courses of action
open to us.
We can apply for
a scheme based upon the redevelopment of the Barns and Riverside areas
where we believe that our case for gaining a planning consent is strong
(in accordance with the main proposal and more specifically as per
the five unit 'Alternative' scheme presented at the September exhibition).
This would not however realise the return that we need to achieve.
I.e. the development of the West Area which we acknowledge has less
to support it in planning terms than the Barns and Riverside areas,
is needed for us to reach the reasonable return that as a business
we must try to achieve. We would not therefore be able to give away
the land offered in our twelve units proposal. Consequently we would
have to try to achieve a planning consent for the West Area at later
date.
Alternatively
we could promote the site through the Local Development Framework
process in 2007 / 2008 when housing allocations across the West Berkshire
area will be reviewed.
We would like
to state that if we had to pursue this route we would do so with considerable
regret. Having to take such an adversarial approach is not our preference,
and we would much rather reach some accord with the village to bring
forward a proposal of true mutual benefit.
8.
Q.
IS IT TOO LATE TO HAVE A SAY?
A.
Gladedale are progressing toward submitting a planning application
by the end of the year, HOWEVER we are committed to working with the
community as much as possible and we welcome all comments. Therefore
any further representations by anybody will be considered and taken
into account as designs are finalised. You can submit comments by
the following routes:-
By email at:-
chloes@greenissues.com
By telephone: - 0118 9839461
By Freepost:- Green Issues Communications Ltd
Freepost NAT22750
Reading
RG1 4BR
