Martin demands change to whole planning system to restore local decision-making and properly value ecology
An unelected government inspector has decided that Redrow Homes can build 30 more houses in Leckhampton on top of the 377 they are already building, on a site of containing two nationally protected ancient orchards and right in front of iconic views from the AONB at Leckhampton Hill. The site is at the corner of Farm Lane and Church Road, opposite the Crippetts.
Incredibly the inspector’s report acknowledges that the development will harm a valued landscape and break multiple planning policies but then concludes it should still go ahead. The rationale is the shortfall in Cheltenham’s five-year supply of housing despite the fact that Redrow themselves are already building 377 homes next door, Kendrick and Newland Homes have been given permission for more than 30 more nearby and the agreed local plan anticipates a further 350 next to the Shurdington Road.
The Redrow scheme was opposed by the parish and borough councils, the AONB Management Board and hundreds of local residents and rejected by Cheltenham planners but taken to appeal by the developer.
Martin said “This decision represents everything that is wrong with our planning system. An unelected inspector has overturned not only local wishes but local policy at every level from the Cheltenham, Gloucester and Tewkesbury Joint Core Strategy to the Neighbourhood Plan. This is a hugely important site ecologically with two nationally protected orchards in a recognised valued landscape and multiple designations by our Local Nature Partnership. The inspector acknowledged all this, agreed that the development will harm the landscape and that it breaks local policy but has given permission anyway.”
“The inspector says the need for houses trumps everything but Leckhampton is already looking at the best part of a thousand new homes – more than anywhere else in Cheltenham and including hundreds of affordable homes. We’re doing more than anyone to meet housing need but that seems to count for nothing.”
The housing land supply shortage in Cheltenham is largely because of the failure of developers and transport planners to bring forward large promised developments west and north-west of Cheltenham, heavily influenced by factors outside of local councillors’ control like the pandemic and the delayed delivery of improvements to Junction 10 of the M5.
Martin added: “We need to urgently change planning law to restore local decision-making to its proper place, properly value ecology and biodiversity and stop using impossible housing land supply targets to ride roughshod over local plans and the environment.”
Key ponts from the inspector’s report:
- Para 6: the inspector acknowledges that the development would be contrary to local spatial strategy (the Cheltenham, Gloucester and Tewkesbury Joint Core Strategy) and national planning guidance
- Para 16: The inspector accepts that the site forms part of a ‘valued landscape’ – an important protection in national planning guidance.
- Para 19: The inspector acknowledges that the development would harm the character and appearance of the countryside
- Para 29: The inspector concludes the development would not harm the landscape and setting of the nearby Area of Outstanding Natural Beauty (AONB)
- Paras 32-34 The inspector acknowledges the recognised ecological importance of the site in law and local policy
- Para 44 The inspector concludes the impact on biodiversity is ‘not unacceptable’
- Para 60 The inspector concludes that the ‘pressing and urgent’ need for housing trumps the valued landscape, applying the so-called ’tilted balance’
- Para 63 The inspector acknowledges that Leckhampton is already seeing a great deal of new housing but dismisses this as a reason to reject the permission
