Squiffy Teddy Does… The proposed development by FLP in Failand, North Somerset
Failand residents have been sending in letters of objection to North Somerset Council and setting up a fighting fund against a proposed new residential development.
A Planning Application from Cheshire based Fox Strategic Land and Property Limited (FLP) is asking for permission to transform an agricultural area on Green Belt land East of Failand into housing.
The proposal includes up to 500 new two and three storey houses, 60 residential apartments for elderly people with care needs, a new primary school, doctors surgery, shop and business space.
‘Other recent Planning Applications in the Wraxall and Failand area to simply create one storey extensions to existing houses have been rejected on grounds of harming the Green Belt’
Despite the proposed development falling in North Somerset, in support of their application to build on 53 acres of Green Belt land, FLP claim that the new homes will bring benefits to Bristol, even though the village is five kilometers away from the city’s urban fringe and falls under a different council.
Local residents have set up a working group to stop the development from going ahead. Chairman John Chapman said: “What is special about Failand is that it is a relatively isolated village and the latest draft Regional Spatial Strategy (RSS) for the South West does not condone building on the Green Belt there. It proposes removing land from the Green Belt only where the land is on the inner edge.
“As can be seen from the original map in the latest draft RSS, rather than FLP’s “doctored” version, the Green Belt at Failand is not a candidate for the Bristol Urban Extension that the draft RSS proposed. I understand that the Urban extension is proposed immediately adjacent to Bristol for reasons of Sustainability. Personally I do not accept that there is a need to build houses on any of the current Green Belt around Bristol.
Photo: Failand Working Group
Views over proposed land
“If this application to build on the Green Belt at Failand were to be approved it would set a dreadful precedent for building elsewhere in the Green Belt, beyond the locations identified for Urban Extensions in England’s RSS documents.”
Other recent Planning Applications in the Wraxall and Failand area to simply create one storey extensions to existing houses have been rejected on grounds of harming the Green Belt.
These type of applications, which are minor in comparison to the construction of 500 new homes and accompanying facilities, are contrary to the current North Somerset Replacement Local Plan (NSRLP) RD/3 – Development in the Green Belt.
‘Due to proposals in the RSS to move back Green Belt boundaries near urban sprawl, these proposals are becoming a potential reality’
FLP are confident in their application, just one of several that the company are putting in, coinciding with the Government’s belief that the UK is facing a severe housing shortage and jumping on the coat tails of the Regional Spatial Strategy.
Photo: Failand Working Group
Views over proposed land
These developments are actively sought out, to buy agricultural ‘strategic land’ at a low price which they think highly likely to be granted planning permission for residential development.
Until now there would be little chance of these developments happening on Green Belt land, but due to proposals in the RSS to move back Green Belt boundaries near urban sprawl, these proposals are becoming a potential reality, even though Failand is so far away from the outskirts of Bristol.
This land is then promoted through the planning processes. Once residential planning consent is obtained, the increased value of the land is sold on at the higher price the planning consent gives it.
“If this application to build on the Green Belt at Failand were to be approved it would set a dreadful precedent for building elsewhere in the Green Belt”
Because FLP staff have prior employment backgrounds in town planning and local government, it allows them to “think like the planners do” when they select land and promote sites.
FLP in turn is being backed by private property developer and their own founders Gladman Developments.
Through the acquisition and planning process, investors expect to see an increase in land value between six and ten times its original price.
Local residents have raised concerns in their objections about the development because: it is Green Belt land, it will add to current traffic problems and it will cause the general destruction of Failand’s character and environment.
In the recently completed Wraxall and Failand Parish Plan 2009, road safety and traffic through the villages was expressed as a concern over and above every other potential problem.
“Our Working Group intends to do everything possible to ensure FLP’s application is rejected by the Planning Inspector.”
One of the worst roads stated was the B3128 Clevedon Road running through Failand and alongside the proposed development. Residents voiced their worries about the serious nature and high number of road traffic incidents taking place here due to high speeds.
FLP also claim in their ecological study that there would be no adverse effect on local wildlife and the environment despite their own admission of protected horseshoe bats, nesting birds in hedges, toads and badgers.
The Failand Working Group has also set up a fighting fund to pay for professional help to stop the application going through. John Chapman explains: “ We don’t consider it prudent to rely solely on North Somerset’s staff who are under huge strain currently from an exceptional volume of major applications. We are very encouraged by the way that people have responded with donations – and not just Failand residents. We have now asked people to submit objections to North Somerset Council.
“Our Working Group intends to do everything possible to ensure FLP’s application is rejected by the Planning Inspector.”
If North Somerset Council reject the proposed Planning Application, FLP may lodge an appeal to the Planning Inspectorate in an attempt to overrule council decision.
Should a Planning Inspector believe that the application would be in line with current Government development policy, there is a possibility that the Failand houses may ultimately go ahead against North Somerset Council’s wishes.
The Planning Inspectorate exist to process appeals, examine local development plans and the Regional Spatial Strategy (RSS).
The South West RSS is currently under review to avoid potential legal action as has been seen in the South East.
For more information and to support the Failand working group, visit: www.wraxallandfailand.org.uk/greenbeltwebsite/
To oppose the Planning Application, visit: http://wam.n-somerset.gov.uk/MULTIWAM/findCaseFile.do?appNumber=09/p/1486/o&appType=planning&action=Search