Just as I was about to switch the crackberry off on Wednesday night, I got an email from the Planning Inspectorate informing me that a recent appeal by a developer seeking to build on former allotment land adjacent to London Road station had been allowed.I can't begin to say how gutted I am about this. This site has history - as does the developer.
I was approached by the Friends of London Road Allotments (FLORA) in autumn '07, when a previous application to build nine poky flats on this previously undeveloped site (which is an urban haven for wildlife including slow worms) was the subject of a planning appeal by informal hearing. We defended this appeal successfully, and residents and councillors alike started to brace themselves for the next application.
This latest application was for four three-bedroom dwellings. When this was again refused by Local Planning Authority officers, the developer decided to take it all the way to a Public Inquiry - no doubt flushed by the success earlier this year of the Highcroft Villas PI (a site which was also former railway allotments and owned by the same developer [hmm]). He even used the same barrister - one of the top Planning barristers in England & Wales.
All that money. For four tiny houses. At the expense of not only the public purse (the council did their absolute best to defend the refusal and hired an equally top-flight Planning barrister), but also at the expense of the considerable mental, physical and emotional energies of the residents involved with FLORA, and of course to the detriment (to the point of annihilation) of the wildlife on the site, and the fact that this is a much-loved patch of urban greenery in the midst of the city.
This bitterly disappointing decision comes after years of campaigning by FLORA, residents and councillors.
Despite the fact that FLORA amassed a huge body of evidence to demonstrate that the site had been used as allotments and had never been built on, the Planning Inspector still chose to allow the appeal by Kingsbury Estates Ltd.
The Council fought hard against this, but sadly all our efforts weren’t enough to protect this site. Now this urban oasis, which is a haven for slow worms and other wildlife, will be lost forever, and I have profound concerns for the preservation of other cherished open spaces in our city.
The Inspector cited the Highcroft Villas PI and the recent granting of permission for development on a greenfield site at Princes Road as precedents for allowing the London Road station appeal.
This decision comes as Local Planning Authority officers are hard at work on the new Local Development Framework (LDF), which will replace the current Local Plan in 2010. The LDF contains an Open Spaces Study which seeks to protect urban green spaces, whether publically accessible or not.
But now I'm genuinely fearful that the Open Spaces Study will be severely weakened by this latest decision from the Planning Inspectorate, and that it will become virtually impossible for the Council to fight development proposals affecting inner-city green land.
It is deeply depressing to think that all the hard work that officers have put in to developing robust policies to protect urban open spaces has been totally undermined by the Planning Inspectorate. As a city, we are hemmed in by the sea and the South Downs, and these valuable pockets of wildlife habitat are quite rightly much-loved by the residents who live nearby.
Sadly it may now become impossible for us to protect these sites, despite the best efforts of officers, councillors and residents alike. This is a grim day for the Planning system in Brighton & Hove.
