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Wednesday 19 October 2011

Full Council 20th October 2011- Housing & Conservation

The Labour Group of Councillors have forwarded the following questions to the Council for our next Full Council Meeting this Thursday:-

 Conservation
1. In response to concerns received over the potential risks to local heritage and community assets please provide the number and location of Conservation areas ; Listed Buildings; Tree Preservation Orders and allotments - both existing and planned, within South Kesteven District Council.
 
Does the council believe that current protection is adequate?
 
 Localism Bill - Impact on local tenants
2. Significant changes to secure tenancy are proposed under the Government's Localism Bill including the restrictriction of security of tenure for only 2 years for council tenants. Current proposals could impact on both existing and future council tenants, with consequences for private tenants/landlords and neighbouring owner occupiers, as well. There will also be likely increased degradation of council assets. 
 
Given it is up to individual councils to chose whether, and how, to adopt this part of the Bill please advise when this matter will be debated in Full Council?

These questions will be referred to the relevent Committee/Policy Development Group for answer.

Shirley Croft Hotel to be demolished - Letter to The Grantham Journal

At the South Kesteven District Council's Development Control meeting on 18th November the decision was made to allow the demolition of the Shirley Croft Hotel. It was built in 1865 by Grantham engineering entrepreneur Richard Hornsby and wartime officers mess for the men of USAF Troop Carriers who went onto fight in D-Day. A loop hole in planning regulations, which allows an Application for Demolition to over ride the outcome of a Development Control committee, meant there were few options available to the committee. The option to put a stay on demolition to apply for Listed status for the Shirley Croft would have resulted in compensatory payments to the developer should the Listed Building application fail. Despite nearly fifty letters of objection, including contact from the Grantham Civic Society and only one supporting the proposed development the demolition of Shirley Croft Hotel will now go ahead.
Councillor Charmaine Morgan said "This is a sad day for Grantham. We have lost another valuable local building. We also objected on the grounds that the development proposed was over intensive. At least we managed to persuade the committee to alter the proposed design to be more acceptable for neighbouring residents. Officers have asked the developer to include some parts of the Shirley Croft Hotel within the building of the new houses and existing trees along Harrowby Road are to be retained.
However the news has prompted local people to work together to save other buildings and trees at risk in town. Councillor Morgan is now working with local residents, and conservation groups to identify other buildings which are unprotected at the present, local trees which could have tree preservation orders. She is requesting a list of all existing protected sites and trees from South Kesteven District Council and proposes that the council complete a Conservation Area Assessment to significantly extend the number of Conservation Areas in Grantham. She is also writing to Eric Pickles requesting the closure of the loop holes which leave buildings of local interest unprotected.
Cllr Charmaine Morgan is inviting local residents interested in helping with the work to help save Grantham's heritage to contact her on 01476 574748 or email charmaine725@btinternet.com.

Saturday 15 October 2011

Letter to SKDC Planning Officer re Shirley Croft Hotel


9th October 2011

Dear Mr Moore

Thank you for recently taking the time to show me the proposed plans for the Shirley Croft Hotel demolition and provision of 8 dwellings. After some deliberation, and discussion with local residents, I am writing to register my objection to the proposed demolition of Shirley Croft Hotel and withdrawal from participation at the forthcoming Development Control Committee meeting for this application as a result. I have discussed my position with Committee Officer Malcolm Hall and my desire to speak at the Development Control Meeting on 18th October.

Opposition to Proposed Demolition of Shirley Croft Hotel
Shirley Croft Hotel is a building of local historic importance and as such should be retained reflecting new Government Planning Policy – Planning for the Historic Environment and the Council's own Development policy as outlined in SKDC Core Strategy and SKDC Townscape Assessment documents .
The Government position regarding buildings of local historic interest is clear. Wherever possible we should act to protect and conserve such buildings treating them as assets. Local policy reflects this.
Local Development Framework for South Kesteven - Core Strategy (Adopted 2010)  -
Vision and Spacial Objectives p.11 requires:
‘Balancing the needs of the District with the protection and enhancement of the natural and built environment’
Addressing and mitigating any negative effects of development on the natural and built environment’
Section 2.4 – Protection and Enhancement of the Environment - Objective 11 identifies the need :-
‘To protect and promote the enhancement, sensitive use and management of the District’s natural, historic and cultural assets…’
SP1 – Spatial Strategy states development will be allowed in built up areas which’…do not compromise the nature and character of the town’ This proposal compromises the historic building, Shirley Croft.

New Government Policy – HE1 – Heritage assets and climate change states :-
To conserve England’s heritage assets in a manner appropriate to their significance in ensuring that
·         Wherever possible heritage assets are put to an appropriate and viable use that is consistent with their conservation
·         The positive contribution of such assets to local character and sense  of place is recognised;

If Shirley Croft is demolished Government policy will not be met.
South Kesteven District Council Townscape Assessment Document p.8 describes Shirley Croft as being "a well considered older building on the street scene".
The Townscape Assessment goes onto consider some potential future issues in Limits to Growth p11. In this section the Assessment states of the general area in which Shirley Croft Hotel is located "There is generally very limited capacity for developments which wouldn't have a significant impact on the low to medium density suburban character."
The proposed development is likely to have a significant impact on the density of housing in the area.
"The surviving open landscaped setting of St Vincent's House and other heritage assets identified (Shirley Croft) should be maintained and enhanced."  This statement refers to the protection rather than demolition of Shirley Croft.
In addition to Government and SKDC policy regarding the protection of historical assets, Shirley Croft has a prominent position as a local landmark impacting on the street scene of Harrowby Road.
The geography of the area also means Shirley Croft stands above other local properties. Despite some alterations to the rear of the property, it has attractive original architectural features. The Townscape Assessment  describes  Shirley Croft p 8  as “ an eclectic late 19th Century house ”. It continues…” the noteable use of a buff/gault brick and faux timber framing to the upper storey and projecting southern bay make this a well considered older house in the street scene.”
Shirley Croft stands out not only as a fine detached Mid-Victorian building (in need of restoration) of which few remain in Grantham, but also plays a key part defining the existing character of Harrowby Road. It is one of the first landmark buildings viewed as people enter the town via Bridge End Road from the A52.
 Its loss will have a significant impact on the area which has an otherwise strongly authentic Victorian/Edwardian character.


Shirley Croft - Historical Asset
Shirley Croft is an irreplaceable historical asset of the town. It was built in 1865 by the industrial entrepreneur Richard Hornsby who invented the first ever tractor, the tank caterpillar track and heavy oil engines which were to be used worldwide including powering the lighting of the Statue of Liberty, the Taj Mahal and Gibraltar Rock. It was the last home of the Earl of Dysart prior to WWII. During the war it was on the estate shared by St Vincents House and is rumoured to have housed Barnes Wallis, who designed the bouncing bomb.  Elsham House, also built by Hornsby has already been lost to make way for Grantham College.
Shirley Croft was converted into a public hotel in the 1960s and was a popular venue with local people for decades. Its decline has been as a result of the failure of the hotel business which was incompatible with the neighbouring community whilst popular with the general community.
Shirley Croft – Community Asset
 I have received a number of comments from residents reflecting Shirley Croft as being a valued local amenity. Its role as a hotel meant many people had wedding receptions there and local organisations held regular meetings and events there. For example Scope held regular meetings at the Shirley Croft for decades. Shirley Croft is not only a part of the industrial history and war time history of the town but also embedded within recent living memory of many residents. It holds particular resonance for more elderly residents who have expressed deep concern at its potential demolition.
Shirley Croft – Alternative options
Whilst change of use was approved earlier this year any number of future uses could be considered for Shirley Croft. Demolition is not the only option for this flexible building which offers accommodation on the first floor and communal space on the ground floor. Officers advised the developer of this prior to his submission of the latest plans.
The proposed housing development will not replace the character, unique history, communal facilities or impact on the street scene provided by the existing building.
Restoration and re-use of the existing building should be the preferred option. This is the expressed opinion of many local residents.
Whilst out campaigning to save this building I noted that even people who disliked the former hotel  still remembered the former Shirley Croft as a residential home, and recognise the importance of the building and its history in its own right.
As stated the design of the building lends itself to many future potential uses. If it is demolished and replaced by housing it will be lost forever as a landmark. The character of Harrowby Road will be changed, turning it , as one resident stated “into yet another unremarkable suburb”. 
South Kesteven District Councillors must act to ‘protect, enhance and maintain’ this lovely historic building – a building which SKDCs own Townscape Assessment recognises as being of ‘local  importance and worthy of preservation’.
The history, location, impact on the surrounding street scene and recognised local importance of The Shirley Croft Hotel should be enough to protect it from demolition.
8 Dwellings - Development Comments
However, I also have received comments regarding the design of the new dwellings proposed
Residents have raised concerns with me regarding the design and location of the proposed buildings in relation to their homes both on Croft Drive and St Vincents Road.
Whilst the new housing makes an attempt to reflect other local Edwardian houses the proposed properties lack the unique character and distinctive features of Shirley Croft, described in the Townscape Assessment. Also, by copying the later Edwardian design the developer has failed to reflect the more dominant Victorian architecture in the area, and that of Shirley Croft.

The new development does not reflect the quality of architectural detail of the building demolished.
 The development is considered too intensive.
There is concern regarding the loss of privacy due to the height of the proposed new buildings which are a combination of three storey and two storey.  The prominence of these new houses is increased due to the raised elevation of the site above neighbouring properties. Some residents stated single story accommodation, reflecting that to the rear of the Shirley Croft Hotel would be an acceptable addition to the existing Shirley Croft building.
Whilst there is a proposal to address some of the concerns raised through landscaping there is significant cause to doubt whether the current proposals will be adequate given the intensity of development which reduces available land, particularly on the border which backs onto properties on St Vincents.
There was a general view that whilst the Shirley Croft stands out, because of its central position on its plot, it does not create a sense of “being overlooked” for neighbours.
Landscaping should still be a condition if the application is rejected given the recent loss of a number of boundary trees on the site as a result of action by the former owner.
If the development does go ahead I propose that a hedge/semi-mature trees be planted the entire boundary to the rear of properties on St Vincents Road to replace those removed.

Croft Drive residents raised concerns regarding the vehicular access to the site and new access to Croft Drive proposed. Local residents fear the available parking on site is inadequate for the number of houses and as a result there will be overspill into neighbouring roads.
The site is on a pedestrian route for children going to St Anne’s primary school. Many children live off Bridge End Road , the travelers site, barracks and Springfield Road area. Therefore there is a high number of children who walk past Shirley Croft every school day.
 Increased traffic with cars pulling out of the Shirley Croft site, especially during morning rush hour, would create an increased hazard to the children, their parents and other drivers.
Developer track record of non-compliance
The developer concerned has a track record of failing to comply with conditions and testing planning conditions.
A copper beech tree protected by a Tree Preservation Order was removed and despite the lapse of over two years the applicant failed to ensure the tree was replaced by the three trees required by SKDC Planning department.
This month the developer, started demolition of the building prior to the meeting of the Development Control  Committee. As a result significant damage has already been done to this historic building’s roof, chimneys, conservatory and windows. Thanks to intervention by myself, local residents and SKDC officers demolition activity was halted and the removal of building materials from the site banned.
These actions, by the developer must lead any reasonable person to question to what level any future conditions will be followed?
Conclusion
I believe the solution to the future of Shirley Croft lies within Government policy which would see the restoration and re-use of Shirley Croft rather than its demolition.
SKDCs Townscape Assessment recommends the retention of the existing building and limited single storey additional accommodation to the rear of the property. This would appear to be an acceptable compromise to most people.
Shirley Croft Hotel is an asset to our community and should be restored in a manner which enables it to continue to serve the community for years to come.
Yours sincerely

Councillor Charmaine Morgan (St Anne’s Ward)
Development Control Committee Member
South Kesteven District Council

Reference Material:-
New Government Policy – Planning for the Historic Environment
South Kesteven District Council – Core Strategy
South Kesteven District Council  Grantham Townscape Assessment
ACTION: Please ensure that relevant material regarding non-compliance of this developer in relation to this site is included in papers or late papers prior to the meeting for Development Control Committee members to examine.
ACTION: Please ensure that relevant material regarding correspondence with the developer identifying a solution of restoration of Shirley Croft is included in papers or late papers prior to the meeting for Development Control Committee members to examine.




CC: Development Control Committee Members

Friday 7 October 2011

Grantham Carnival Needs Help

I have had the priveledge of joining local Carnival organisers at their recent meetings. They are facing an increasing challege as local police and highways authorities thwart their efforts to take the carnival its usual route through the town centre. The biggest hurdle is the loss of policing to support the event. Instead, carnival organisers are being told that they must provide their own speicalist trained traffic managers who are expensive. At a recent meeting with police representatives they were advised the reason for this is a change in the law which means responsibility for managing traffic in such events no longer sits with the police.

However, I have done some research into the Road Traffic Act quoted and can find no supporting evidence for this position. It looks increasingly to be more an issue of funding.

I plan to investigate further. I have found evidence where other local authorities continue to support such events provided they are well organised, which Grantham Carnival is. Unless a solution is found the Carnival Parade, which is run only for the benefit of local people and the charities which rely on it as an occaision on which to raise funds, is theatened.


Update - Footbridge - River Witham - College Street - Anti social behaviour

There have been a number of incidents of anti-social behaviour reported involving the area along the footbridge at College Street which goes over the River Witham, and also the river footpath in the vicinity.

I have been working with PC Simon Wright to improve police presence in the area, and for the implementation of a zero tolerance policy towards loitering should the police encounter any groups near the bridge.

As a result of recent discussions with the Community Safety Team and the Facilities Team in SKDC I am expecting additional fencing to be erected to deter people loitering on the corner near the bridge.

Unfortunately new fencing recently installed failed to tackle the problem, in fact, worsened it, due to the presence of horizontal planks which provided, in effect, seating for people loitering.
PC Wright and I have requested that verticle fencing be erected as soon as possible to deter people using the corner. We are also considering what can be done to block off the triange that the fencing creates - ideally a landscaping scheme of prickly bushes would do the trick. I am working with SKDC officers on this additional requirement.

I have also raised concerns with PC Wright about an increased amount of drug dealing taking place on Eaton Street and along the footpath behind Oxford Street and College Street. If you witness such crime please report it to the police immediately. In particular, please capture the details of any vehicles involved especially license plate numbers. These provide valuable information for the police to use in any follow up activity.

Harrowby Road/Sandon Road & Beacon Rd/Sandon Close - Safety

Local residents have raised concerns regarding a number of issues relating to local roads:-

I have been working with Phil Oldfield of Lincolnshire County Council to identify how we can best tackle some issues which have been outstanding for some time. We believe the best approach is a holistic strategy which will require a road safety assessment being completed of the area which could result in a number of measures including improved crossings and speed restriction initiatives.

Speeding - There is a general problem of drivers speeding, in particular down Harrowby Road

HGVs - There has been an increase in the number of HGVs going down Harrowby Road, St Catherine's Road and Stonebridge Road. These vehicles are also making their way up New Beacon Road and are wholey unsuitable for our highly residential area.

School crossings - Parents at both St Anne's School and Little Gonerby School have raised concerns about road safety. Each site has unique issues.

Safe crossing for all - Harrowby Road is a busy road yet has no safe pedestrian crossing areas at present. This is difficult for people of all ages and particularily hard for elderly people, or those with young children attempting to safely cross the road. This worsens when you add the speeding issues identified.

Other areas are suffering from parking problems mainly as a result of poor facilities provided at Grantham College and local schools.

It is not a requirement when planning a place of education to include provision for cars. There is an assumption that most people will travel by foot. However, reality shows us that many people require a car to access the sites, or, in the case of busy parents to go onto work after dropping children off.
Poor local public transport has increased the dependency on cars.
As a result students, and parents collecting children are parking in residential roads creating a loss of local amenity and traffic problems.

I am working with a number of people to identify a solution to the parking problems in the area and will update this blog as progress is made. If you have a specific problem, or any ideas please contact me.




Shirley Croft Hotel under threat - Act Now

I sent this recent press release to the Grantham Journal and was delighted they published it. We were all shocked to see the state of the Shirley Croft building since developers removed the roof tiles from one entire wing.

Full details of the application S11/2065 can be viewed on South Kesteven District Council planning site



I worked with local planning officers and local residents. We managed to stop the developer doing further damage and from removing any further materials from the site until the scheduled meeting of the Development Control Committee on 18th October 2011. Unfortunately nothing can be done legally to insist he protect the wing now left open to the elements.

A leaflet has gone out (please see below) to as many residents as possible in the local area to encourage them to comment on the development proposed which would see the end to this historic building - one of the few left in Grantham from the industrial era.

I also plan to speak to Malcolm Knapp, our local historian to find out more about the building if possible before I speak at the Development Control Committee.

Councillor Charmaine Morgan, St Anne’s Ward,
45 Harrowby Road, Grantham, Lincolnshire NG31 9ED
Tel: 01476 574748          e-mail: charmaine725@btinternet.com          Blog: charmaine-morgan.blogspot.com
 
ACT NOW HELP SAVE  
SHIRLEY CROFT HOTEL
As you may be aware from this week’s Journal, the Shirley Croft Hotel is facing demolition as a result of a recent planning application (S11/2065) made by a developer. However, a decision has not been made yet. There is still time to save Shirley Croft.
You can email, you can write and you can speak against the loss of Shirley Croft. Letters and electronic submissions must be made before 11th October to Planning Officer Phil Moore.
Members of the public can attend the meeting of the Development Control Committee of South Kesteven District Council on 18th October when a decision will be made. It is also possible to make a request to Planning Officer Malcolm Hall up to 48 hours in advance (Tel: 01476 406080) for a chance to speak at the meeting.
Grantham has few noteworthy buildings left and The Shirley Croft Hotel is worth saving. It was built in 1865 by the industrial entrepreneur Richard Hornsby who invented the first ever tractor, the tank caterpillar track and heavy oil engines which were to be used worldwide including powering the lighting of The Statue of Liberty, the Taj Mahal and Gibraltar Rock. It was the last home of the Earl of Dysart prior to WWII. During the war it was on the estate shared by St Vincents House and is rumoured to have housed Barnes Wallis, who designed the bouncing bomb. Shirley Croft was converted into a public hotel in the 1960s and was a popular venue for a local people for decades.
The developer proposes to demolish the existing building and to build 8 dwellings. They started demolition work (without prior consent) before the meeting on 18th October. Thanks to a joint effort, working with local residents and officers, we got the demolition stopped.  The Shirley Croft Hotel site development plans can be viewed on:- Website: www.southkesteven.gov.uk/planning - Application No. format: s11/2065. If you don’t have computer access you can write to:
Case Officer P W Moore, South Kesteven District Council Development Services, Council Offices,
St Peter’s Hill, Grantham, Lincolnshire NG31 6PZ
I plan to speak against the demolition of the hotel. A housing development will not replace this historic building and South Kesteven District Council development strategy refers to the conservation of such buildings. I will note be able to vote on this matter as a Development Control committee member as a result.
The fate of this landmark building is in our hands.
If you want to save this building please contact South Kesteven District Council before it is too late. Better still, please also let me know your views. Please keep my details for future reference. See my blog for latest news. You are welcome to contact me with any other concerns you have.

All the best – Charmaine


Sunday 2 October 2011

Letter to The Journal re SKDC Development Strategy

Given recent events I have sent a letter to The Journal this week. Will have to see if they publish it...
 
Dear Sir/Madam
 
In The Journal Letters, Friday September 30, S. Footit raises concerns about the proposed development of the Southern Quadrant. At our last Full Council meeting, when the proposal was discussed and voted upon, I put forward a motion to defer any decision until more information was available. We received a high number of objections from Stamford residents. For Grantham there are other concerns.
 
Whilst the Labour Group recognise the need for more housing, the needs of low income householders need to be met. The Conservative group have decided not to require developers to provide the maximum number of affordable homes in the new developments.
 
Another issue is the potential impact on traffic in the local area. In the Southern Quadrant, if there is a build up of traffic on Bridge End Road then it is likely new residents will look out for alterative routes affecting local residents and businesses.
 
The strategy also has contradictions. There was significant emphasis on conservation yet development in Grantham could start before an excersise identify local sites/buildings and street scenes of interest, (being progressed by SKDC officers), is finished. I have requested the development sites are prioritised to minimise loss of our towns assets.
 
At the full council, the Labour Group (and some Independent Councillors) supported my motion but we were defeated by a block vote from the Conservatives. They argued that development of the South Quadrant will not take place until we have the by-pass and then everything will be ok.
 
I am not convinced. Firstly, whilst the council is putting some money up front to pay for the by-pass it is requiring developers to subsequently contribute to the cost of the new road. This is a high risk strategy in the current economic climate. It gets worse when you consider the Localism Bill comes into play next year. Under
current proposals it will be possible for developers to plead they cannot make an acceptable profit if they make such contributions and could, thanks to Rt Hon Eric Pickles, be let off the hook. Who pays for the road then? Will we still get the by-pass if this happens?
 
Secondly, the building of the by-pass is no guarantee our traffic problems will end. It is great news that HGVs will no longer be permitted to trundle through the town centre  - provided this is enforced. However, much also depends on the needs of people moving into the new areas. How many will need to go via the town and not use the by-pass? There are many unknown factors at this time.
 
Finally but most importantly, despite some public consultation having taken place I am deeply concerned at the feedback I am receiving from residents and business people who have very little awareness of the development proposals. With such a lack of public awareness, how can we be sure the developments deliver what the people of Grantham want? It is important local people take a look at the plans during the public consultation, which ends mid-October if they want a say in what the development should include. Details are available on-line and printed on request through the Council Offices for those without computer access.
 
 
Cllr Charmaine Morgan (Labour)
St Anne's Ward
South Kesteven District Council
 
45 Harrowby Road
Grantham
Lincolnshire
NG31 9ED
 
Tel: 01476 574748
Mob: 07809 488 528