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Annual Report for 2020

  1. JUDICIAL REVIEW

The Judicial Review was held in Cardiff in February. Ultimately the Judge found against us on two of the three grounds. We did see, however, many positives. The Judge’s criticisms of WDDC and his finding in our favour on one ground justified the bringing of the case.

The quality of our input / support was helpful to our Counsel. Our case stacked up well in court. The Judge accepted our case about the amount of costs which should be awarded against us and for the Council. This meant that we stayed in budget – not a mean feat!

We maintained the support of our donors and supporters and are grateful for their support.

We held up Hallam for at least a year.

We won the argument if not the case.

  • After JR –We have chosen to stay in existence with a refocused brief. There are 3 broad aims:
  • Ensuring that Bridport gets the maximum benefit from whatever development happens on the site
  • Seeking to address the deficiencies in the current scheme e.g. the dangers for traffic and pedestrian access to the town centre.
  • Ensuring that the commitments in the S106 agreement are met in full

During the year we have followed a number of strands e.g. we involved a Traffic consultant to advise us on the impact of VF on traffic and pedestrians in Bridport. The consultant identified a number of areas where we can (and will) use traffic regulations to challenge deficiencies in the current scheme.

We have been in communication with Dorset Council about the conduct of the Detailed Planning application stage. We are pushing for full public access to the plans, a proper consultation process of adequate length and full involvement of our elected members in the decision process.

We maintain a constant watch on the Land Registry site for signs that the ownership of VF has changed. A change in ownership of VF would occur when house builders have bought into the scheme and development would commence in earnest.  We also maintain a watch on Hallam’s website and use our contacts to keep up to date on any possible moves in relation to VF.

Flood risk is an issue that we have repeatedly raised with the Council for the last seven years. Many of our supporters have raised this as a continuing major concern. The risk of serious flooding on the VF site has been dismissed by the planners as a once in a hundred years event despite plenty of climate change evidence and lived experience to the contrary. We have little confidence in the planned VF flood defences and are logging all cases of flooding on the site. We will continue to apply as much pressure as we can on flood risks as the consequences for Bridport are extremely serious.

We have continued to meet on a monthly basis – using an online meeting programme as a result of Covid restrictions.

The website is kept up to date with news of our activities and other relevant developments. We also maintain an Advearse email account for communication with supporters and other interested parties.

We have issued press releases and other media communications during the year, particularly around the time of the JR. This included coverage on national media.

  • Making Connections with wider Dorset Devts

The current proposed changes to the Planning system together with post COVID move out of South Eastern England will put extra pressures on West Dorset. We have continued to build links with others interested in sustaining the glories of West Dorset. This work has included:

  • Helping with two local cases involving unwarranted development
  • Links to the Dorset AONB committee
  • Supporting the campaign for designation as a National Park 
  • Links to groups similar to ADVEARSE in other parts of Dorset via Pan Dorset Group – On hold due to COVID

We are realistic about the chances of stopping VF but are satisfied we can continue to have purpose

Thanks to all of the Steering Group and all the supporters of ADVEARSE.

Change in Advearse objectives, membership & AGM


As previously reported, ADVEARSE has now moved on to a new phase focusing on ensuring the planning obligations and promises made by Hallam, such as the provision of 35% affordable housing (at around 80% of usual market value) and improvements to the A35 Miles Cross junction, are honoured.  We will also be closely examining aspects of the development that do not appear to meet legal requirements, including pedestrian safety. Our supporters can be assured that we will fight any attempt to back track on developer and council commitments

Sarah Carney has left Advearse in view of her role as a Bridport Town Councillor and possible conflicts with also being a member of Advearse. We would like to thank Sarah for all her years of great work with Advearse. David Tett (former Town and District councilor) rejoined and brings a wealth of local government experience that will be invaluable.

We held our AGM on 26 October and will be shortly posting the annual report on our website.

Hello – We are still here!

It has been a few months since we posted any updates or sent out any communications to our supporters. Since the Judicial review ruled against us in April 2020 things have been quiet on the Vearse Farm development front. But there are now a few updates to provide you with.

Sale of Vearse Farm development

As we reported in June the development had been put up for sale by Hallam Land with a requirement for bids to be made by 15 July for all or parcels of land on the site.

We have been monitoring Hallam’s website and relevant news sources and we have not seen any updates on how the bidding process went.

Hallam Land’s Interim Business Update for the end June 2020 states that:

“Our house builder customers are at differing stages in returning to the land market. Nonetheless, we are receiving bids for land at prices not noticeably impacted by CV-19, although we do not expect these deals to contribute to this year’s numbers. However, pressure on land pricing and average returns per plot has continued, with the forthcoming changes to building regulations likely to have a growing impact in the medium term.

As we enter H2 Hallam Land is in a strong position, with all its budgeted business for the current year contractually exchanged. Additionally, we are in advanced negotiations on further disposals of plots, which we expect to complete next year.”

It is highly likely that if Hallam had been able to complete any deals with house builders for Vearse Farm this would have been publicised. Hallam’s business model is to facilitate the sale of the approved outline planning development as soon as possible so that they and the land owners can take their cut of the proceeds and leave the house builders to get on with the detailed planning applications and the long term building work.

We suspect that this lack of progress is as a result of the current economic uncertainty and the delay resulting from the judicial review. Most probably bids received didn’t meet Hallam expectations and are subject to ongoing negotiations.

Vearse Farm working group

The working group was formed in a couple of months ago and has representatives from Hallam, Dorset Council, Bridport Town Council and other local organisations with an interest in the Vearse Farm development.

The working group’s draft objective is:

“To facilitate, through the active discussion and participation of the various local stakeholders, public engagement and communication, the next stages in the planning of the Vearse Farm development with particular focus on the design aspects and the delivery of the S106 obligations and benefits it affords for the residents of Bridport and its surrounding parishes.”

See the following link for the report on the group’s latest meeting:

https://www.bridport-tc.gov.uk/wp-content/uploads/2020/10/26-10-20-VEARSE-FARM-WORKING-GROUP-ENCL-3549.pdf

Advearse were not invited to join the working group – which given the legal challenge and our unpopularity with Hallam is not surprising!

However, we fully support the working group activities and their objective mirrors exactly what our focus will be going forward. It is good to see that Bridport Town Council will be making the work of this group public.

We will of course be ready to raise with the working group any issues that need their attention to make sure that Bridport gets the absolute maximum benefit from the Vearse Farm development.

 Proposed change to planning application

Hallam have submitted an application that seeks to vary two conditions of the previously granted outline permission, relating to the two vehicular access points on West Road (East Access is opposite Lodge Lane and West Access is opposite the entrance to Crepe Farm)

Hallam wants the flexibility to build these two accesses in the order that matches the eventual order in which the development is delivered – previously the conditions required that the eastern access be delivered first.

The decision on this would most likely be made by Dorset Council planning officials and not be required to go to the planning committee and receive comments/objections from the public and interested parties.

Whilst it may seem a small change it is worrying development as it could set a precedent for other changes to be requested to provide “flexibility. Further amendments could be requested that reduce the benefits set out in 106 Agreement (e.g. provision of Affordable Housing, Miles Cross roundabout, cycle/pedestrian routes etc). Given Dorset Council’s inability to stand up to developers we could see a steady erosion of the benefits from the Vearse Farm development and this Advearse will be watching and applying pressure that Hallam sticks rigidly to and complies with all the conditions of the Sectiion 106 Agreement.

The revised application documents will be accessible on the Dorset Council website from 28th October.

We will be pressing for the decision on this change to go to the full planning committee so that it can be discussed in a public forum rather than be a quiet deal passed by unaccountable council officials.

New cases showing our flawed planning system

For those interested in planning, two interesting case studies have just popped up:

1)      A Devon council tried to refuse outline planning permission to a developer for 122 houses but the developer took it to appeal and the council lost because they hadn’t met their housing-land supply. As we know, developers can basically build where they like – permission is just a pretend formality – as is the Local Plan and the Neighbourhood Plan.

https://www.devonlive.com/news/devon-news/great-torrington-appeal-decision-leaves-4064944?utm_source=linkCopy&utm_medium=social&utm_campaign=sharebar

But Sevenoaks Council is trying to make a stand, they have failed to meet their supply because they refuse to build on greenbelt land but their LP has been rejected by the inspector:

As much as I really respect Sevenoaks Council for doing this and wish other council’s would do so too, I think statements like this:

‘We believe, whilst this is not the reason the inspector has given, failing to meet the government’s housing figure would potentially impact on subsequent Local Plans across the country.’

Are somewhat naïve as this has been going on for years under the last and present iterations of the NPPF.  They will undoubtedly be brushed off by the Secretary of State, as were ADVEARSE before our JR.  They may win any subsequent JR on the technicality that the inspector has rejected the plan because ‘it was not legally compliant in respect of the council’s duty to cooperate’, her main concerns being ‘the lack of constructive engagement with neighbouring authorities to resolve the issue of unmet housing need and the absence of strategic cross-boundary planning to examine how the identified needs could be accommodated’, whereas the council says its ‘Plan submission included more than 800 pages of evidence detailing how it had worked with neighbouring authorities during its production of the Plan’ and ‘that those councils and other organisations involved in its development supported the council’s evidence and approach.’  If the inspector had explicitly rejected the plan on the grounds of it failing to meet housing-land supply – the real reason for the rejection – then the judge would undoubtedly be able to uphold the decision.  However, if they win on a technicality, the inspector has only to reject it again citing the real reasons.

The real situation is what the council suggests: ‘If we are not to follow the evidence to make our Plan then the government may just as well dictate how many homes an area should have and then pick sites, we need to put an end to the thinly veiled charade that Local Plans are in any way locally led.’  If I were the leader of the council and the plan still gets rejected further down the line, I would be inclined to publicly rip it up and say, what’s the point, clearly developers can build where they like so we might as well leave it all to the free market and bin the pretence.

Sarah Carney, ADVEARSE

Post Judicial review Update

On Wednesday Barry Bates (Chair Advearse) was interviewed on Radio Solent. The link below if the the programme with Barry’s interview being after 28 minutes (at 7.28am).

In the interview Barry notes that the Vearse Farm development is the largest ever incursion into the AONB – and hence is a national issue on so many levels including the protecting the green spaces and the environment and loss of valuable farm land.

We are currently working on our strategy now that the judicial review legal challenge has come to an end. Other options for opposing the Vearse Farm urbanisation of Bridport are under review and we will shortly be sharing this strategy with our supporters to obtain their input on the best way forward.

In the meantime anyone wishing to be added to our list of supporters please email us. You don’t have to be a local resident or live in Dorset to be concerned about the damage of this development

https://www.bbc.co.uk/sounds/play/p088bky5

JR news coverage

There has been some local and national news coverage of the outcome of the JR. Links/cuttings for this coverage are listed below. Generally the coverage has been sympathetic.

https://www.dailymail.co.uk/news/article-8207755/Plans-1-000-new-homes-Area-Outstanding-Natural-Beauty-Dorset-green-light-court.html

https://www.localgovernmentlawyer.co.uk/planning/401-planning-news/43354-campaigners-win-judicial-review-challenge-over-major-scheme-but-judge-declines-to-grant-relief

https://www.bridportnews.co.uk/news/18370627.campaigners-challenging-development-vearse-farm-lose-judicial-review/

Legal Case Update

As mentioned in an earlier post, we went ahead with the Judicial Review claim and lodged the court papers on 12th June.

Our understanding is that our case has been allocated to a judge for review, but that this review has not yet occurred. This is probably due to delays at the court given it is the summer holiday season.

So we are still at the permission stage awaiting to hear if a judge considers our case to have sufficient merit to go to a full hearing in the Administrative Court.

We are still hopeful to have news by the end of August and be able to take our challenge to a full court hearing.




20 Days left – Fundraising Update!

We now have over 250 people supporting the campaign through either direct donations or Crowdfunding pledges.

With all this great support we have now just over £10,500 left to raise to hit our £34k target to fund the Judicial Review and try to stop the massive and damaging Vearse Farm Bridport Urban extension.

But we have just 20 days left to raise this money – so please keep the donations and pledges coming in. This is a really worthwhile cause to stop the loss of our precious AONB countryside, prevent the spoiling of Bridport and pressure Dorset Council to build genuinely affordable eco-friendly houses for local people using available brownfield sites

Our flawed planning system

One of the most repeated comments we hear in relation to Bridport’s (Vearse Farm) urbanisation is – “How on earth can this happen?”

It is incredibly difficult to understand how Dorset Council could possibly grant planning permission for this massive development on AONB land on the outskirts of Bridport. Also, grant this permission in the face of massive local people, Town Council and Parish Councils opposition.

But then articles like the one linked below demonstrate just how dysfunctional and corrupt the whole planning system is. Best to sit down when you read it as it is guaranteed to make your blood boil.

But there is something increasingly local communities are doing where disastrous planning applications are granted – using Judicial Reviews to challenge and overturn these terrible planning decisions. Please join us in our campaign to stop Bridport’s urbanisation.

https://www.theguardian.com/cities/2017/jan/31/britain-land-housing-crisis-developers-not-building-land-banking