CHINNOR
PARISH COUNCIL
|
Issue 11 March
2007
CEMENT WORKS SITE REDEVELOPMENT
By the time you read this
Newsletter it is quite likely that demolition of the buildings on the cement
works site will have started. At a meeting in early February with Taylor
Woodrow, the site owners and developers, and their consultants, the following
indicative timetable was presented:
- Demolition during February/March 2007;
- Planning application submitted in March 2007;
- Construction to start August 2007;
- Completion time from start: 18 – 24 months.
At the time of going to press
no planning application had, however, been submitted.
The Council, together with
local sports interests, is, in negotiation with Taylor Woodrow and SODC
planners, to try to obtain some of the land within the quarry area (which is
very extensive) for conversion to additional sports pitches. The major
objection to date seems to be a planning objection based on the fact that much
of the area has been earmarked for ecological restoration or restoration to
some form of “natural” state and that creation of sports pitches would impact
this adversely. The Parish Council finds it difficult to believe that, given
the massive area of the quarry site, it is not possible to accommodate the
interests both of ecology and sport. It does, in fact, seem only fair that the
interests of the people of Chinnor are considered at least on a par with those
of conservation, particularly given that the site is, in reality, “man-made”
and far from “natural”, and has had significant impact (some negative) on the
village for about a century.
SECTION 106 CONTRIBUTIONS
This subject seems to have has become a “hot” topic
of conversation in the village in recent months, although there do appear to be
misunderstandings about what it means and how it works in practise.
The abbreviation “Section 106” or “S106” relates to
Section 106 of the Town and Country Planning Act 1990, modified by the Planning
and Compensation Act (c34) 1991! This Section allows the Local Planning
Authority to enter into a “Planning Obligation” with a developer which, amongst
other things, can include the contribution of finance to offset the impact of
the development on the community. This
Act is applied by the Planning Authority (in our case, SODC with input from the
County Council) in accordance with guidelines laid down by Central Government.
In brief:
1.
S106 contributions have existed since the
implementation of the Town and Country Planning Act and are negotiated between
the District Council and the developer with input from the County Council. The
Parish Council can input into the negotiation but is not a legal partner in the
agreement and, are not a “Statutory Consultee” – the District Council does not
have to listen to us.
2.
S106 agreements are formal, legal contracts
designed to ensure that developers make a contribution to offset the
impact, on the infrastructure of the community, of any development of more than
10 household units. They are not intended to make developers put right existing
deficiencies in the infrastructure.
3.
The areas covered by S106 include contributions to
social services, highways work, schools, library services, services for the
elderly etc.
4.
The provision of “affordable housing” has now been
brought into the S106 discussion and SODC require any developer building more
than 10 units to make 40% of this “affordable”. This is seen to impact the
profit of the developer and to qualify as an S106 contribution.
5.
Much of S106 is calculated on the basis of
“formulae”; there are laid down criteria that define the additional “cost”
implications of, for example, a school place, an increase in use, per person,
of libraries, increase in load, again per person, on social services etc. by
the additional population generated by the development. These
formulae can, however, be quite approximate.
6.
It was only
in late 2006 that the Parish Council found out that Parishes are able to input
into S106 negotiations as part of the normal planning consultation process;
this had never been clearly communicated before either by the District or
County Councils.
7.
The Parish Council found that, although relevant
S106 amounts were already being negotiated, the funds generated were being sunk
into County Council “pots” and being applied over a wider area than the actual
community affected. The Council found that, for example, library and social
service contributions were being diverted to Thame, largely out of ignorance
that Chinnor had its own facilities that would benefit. This imbalance is now being
redressed.
8.
In summary: S106 negotiations are not a “free for
all”; they are strictly regulated by Law and are subject to the appeal process
contained within the Town and Country Planning Act - the same appeal process
that means that refusal of planning consent can be appealed.
We have to be careful to differentiate between an
S106 agreement, which is part of planning legislation, and any other
independent agreement that the Parish or the District Councils might reach with
a developer. Whilst the Councils would obviously want to obtain as large a
contribution as possible from a developer, there is always the risk that any
independent agreement between, for example, the Parish Council and a developer
could be viewed by some as a form of inducement that allows the developer to
“get away” with something. Negotiating to obtain sports pitches on the quarry
site would fall into this latter category and would, almost certainly, not fall
under S106.
NEW PLANNING GUIDELINES (Site Allocations
Development Plan)
This was reported in the last newsletter (No 10);
at that time 5 sites had been identified in and around the village. In the
intervening period, 4 more sites have been identified as follows:
- Land to the north east of the
High Street running from the rear of properties on the SE side of Lower
Icknield Way to within about 150m of the railway line , and from The Lane in
Lower Icknield Way out to within about 300 m of the lane to Wainhill;
-
Two plots of land (submitted in different names)
completely infilling the space between Glynswood/Greenwood Meadow and the
railway line;
-
The site of the garden centre in Thame Road.
All nine sites
identified to date can be viewed on the SODC Site Allocations Plan Interactive
Map at: http://maps.southoxon.gov.uk/website/developmentsitesconsultation/ShowMap.asp?action=zoom&level=4.
Once again, it has to be stressed that these are
not planning applications and that all the sites identified will be subjected
to SODC’s “sustainability tests” before any subsequent planning application can
even be considered. This does, however, highlight the degree of development
pressure to which Chinnor is likely to be subject in coming months and years,
in the drive to find residential building land in the South East of England.
The Parish Council will be responding to SODC with its views on each of the
sites proposed.
STREET PARKING IN THE VILLAGE
As highlighted in the last newsletter the Parish Council
has been active in seeking some solution to this continuing problem. The
sub-Committee met on the 30th January and with the assistance of
our County Councillor and professional help given by a resident (whom we
must thank for his time and valuable input) we have decided that, as a
start, we must attempt to secure an increase in parking areas. As a
result we are writing to the owners of several sites that we believe
are suitable.
In the meantime the Council is very much aware of the sudden
deterioration of the Village roads. The recent inclement weather has not helped
but we will do our best to push with the County Council for repairs as soon as
possible.
YOUTH ACTIVITY
This is still moving slowly and volunteers are still
required. It is interesting to note that, although many voices in the village
clamoured for better facilities for youth, very few are actually prepared to
offer time.
PLANNING
St Andrew’s School Field
Whilst the original plans
for redevelopment of part of the St Andrews School site, designed to fund
improvement of the school, have been withdrawn, the plans to modify the school
were not. A second application has been submitted for redevelopment.
The construction work being
carried out at the Siarey’s yard site in Oakley Road has resulted in some
traffic congestion – mainly associated with contractors parking in the vicinity
of the site. Both Try Homes (the developer) and the police have been involved
to seek a solution to this (albeit temporary) problem and alternative, off
road, parking arrangements are being sought.
The planning application that
was submitted by the Parish Council on behalf of the Playing Fields Management
Committee for redevelopment of the Pavilion on the Playing Fields has been
withdrawn with a view to modification and re-submission.
Playing Fields car park and
Doctors’ Surgery car park
Whilst the problems in this area have not gone away
there does appear to heave been some improvement in recent weeks – although
this may be because the weather has been so foul! Thames Valley Police have
tasked the area for action and have already sent out a number of warning
letters to youths who have been congregating in the area. [IU1]
Neighbourhood
Policing
Thames Valley Police held a meeting in the Village
Hall on 28 February, when they outlined what the new “Neighbourhood Policing”
initiative means for Chinnor. Chinnor willl form part of a Neighbourhood that
will include Thame, Chinnor and Watlington and the villages surrounding these
larger communities. Under the changes, in addition to Neighbourhood Police
personnel and our existing PCSO (Jacky Madden), Chinnor will qualify for an
additional full-time PCSO paid for by Thames Valley Police: we are advised that
recruiting for this is under way.
At the top of the list of problems identified by
villagers at the meeting were antisocial behaviour by congregations of youths,
street parking and parking on pavements, and speeding and abuse of one-way
streets. Although the police assure us that these issues are already receiving
attention, they are likely to be prioritised once Neighbourhood Policing is
implemented.
GENERAL ISSUES
This meeting, which is the statutory annual meeting of the Council,
will be held on Monday 23rd April, 2007, at 8pm. in the Village
Centre, High Street. The meeting is open to all electors of the Parish and is
an opportunity to listen to reports from each Chairman of the Council and its
Committees, together with brief updates from organisations which have received
significant Council grants or support over the last year. Those invited to
report to the Annual Parish Meeting are Community First Responders,
our PCSO, Chinnor Playing Fields Management Committee, Village Hall Management
Committee, the Village Centre and Chinnor Youth Football Club.
Parish
and District Council Elections
Parish and District Council elections will be held
on 3 May 2007 and the closing date for
nominations for both elections is noon on 4 April 2007. This date is fixed by the District
Council (SODC) Returning Officer at Crowmarsh and is absolutely rigid.
Late applications will not be accepted so potential candidates are advised to
deliver their applications by hand to the Council Offices in Crowmarsh well
before the deadline to ensure acceptance. Nomination forms and instructions can
be obtained by phoning SODC on 01491 823 000.
Parish Council “Surgery”
The next surgery will be held on Saturday 21 April
2007, between 10 am and noon, in the Village Centre. Details from the Parish
Office.
Contact us: We really do
still want to hear from you and the
Parish Council can be contacted by letter to its offices at the Village Centre,
by email at chinnorpc@btconnect.com
or via the “Contact Us” page of the website.
The next newsletter
will be published with the May 2007 issue of the Pump and will also contain a
listing of all new Councillors elected in the May elections.
Published by: Chinnor Parish Council: March 2007.