0:00:02 > 0:00:05Planning battles are raging across Britain.
0:00:05 > 0:00:08- I love the countryside. - So do I, mate, so leave it alone.
0:00:08 > 0:00:09I don't have time for NIMBYs.
0:00:09 > 0:00:12No to the student village!
0:00:12 > 0:00:14In a drive to boost the economy,
0:00:14 > 0:00:17the Government has relaxed planning laws...
0:00:17 > 0:00:19It's a massive planning application.
0:00:19 > 0:00:23It is a big project. You're talking about 270 million of economic benefit.
0:00:23 > 0:00:27We like to see enterprise but not on our doorstep.
0:00:27 > 0:00:29..so developers are cashing in...
0:00:29 > 0:00:32Of course I'm here to make a buck. Guilty as charged.
0:00:32 > 0:00:35..objectors are going to war...
0:00:35 > 0:00:37It's not morally right, it's not socially right.
0:00:37 > 0:00:40Disgusting. Totally stitched up.
0:00:41 > 0:00:45And I'm not having that they were frightened of a bunch of pensioners.
0:00:45 > 0:00:48..deciding who wins are Britain's planners.
0:00:48 > 0:00:52I can't sit on the fence. It's not a fence. It's railings basically.
0:00:58 > 0:01:02Tonight, Britain's biggest developer reveals his target market...
0:01:02 > 0:01:04We build homes for the objectors of tomorrow.
0:01:04 > 0:01:07..an objector to a modern development
0:01:07 > 0:01:09tells the designers where to go...
0:01:09 > 0:01:12Take them off to Altrincham maybe or Didsbury
0:01:12 > 0:01:17where people aspiring to have that life can get on with it.
0:01:17 > 0:01:22..and can the planners save this historic building for future generations?
0:01:22 > 0:01:25It's criminal that they bought this asset and are doing nothing with it.
0:01:25 > 0:01:28It should be a national treasure and an asset for the local people.
0:01:34 > 0:01:37As the population and the need for houses increases,
0:01:37 > 0:01:41planners are allocating more green fields for developers.
0:01:46 > 0:01:48In the Cheshire town of Ellesmere Port,
0:01:48 > 0:01:51a developer has been trying to get permission to build
0:01:51 > 0:01:551,500 homes on this greenfield site for nearly two years.
0:01:58 > 0:02:03Fiona Edwards, head planner at Cheshire West and Chester Council,
0:02:03 > 0:02:07will decide whether to recommend their second application for approval.
0:02:09 > 0:02:13The site basically... Ledsham Road is bounding it here in the north
0:02:13 > 0:02:16and it basically spills down in a southerly direction
0:02:16 > 0:02:20and it is a massive site, it's fair to say.
0:02:20 > 0:02:23You're talking about 105 hectares of land here,
0:02:23 > 0:02:25so it is a very, very big site
0:02:25 > 0:02:30and it's certainly one of the biggest of the proposals that we've got in the borough.
0:02:32 > 0:02:35This is when we take our lives into our hands.
0:02:35 > 0:02:38Her team recommended the developers' previous scheme,
0:02:38 > 0:02:42only for it to be turned down by the committee just a month ago.
0:02:42 > 0:02:46The previous proposal for 2,000 dwellings was refused
0:02:46 > 0:02:50contrary to officer recommendation at Strategic Planning Committee earlier this year.
0:02:50 > 0:02:54What the applicants did was revise their proposal
0:02:54 > 0:02:59to reduce the number of houses from the 2,000 plus down to the 1,500.
0:02:59 > 0:03:02So here we are with a massive planning application.
0:03:05 > 0:03:08With housing in low supply in Cheshire,
0:03:08 > 0:03:13there is pressure to approve unpopular applications in order to hit Government targets.
0:03:14 > 0:03:19As planners, we're trying to provide good quality homes for people
0:03:19 > 0:03:24and the only way of doing that is to maintain a steady stream of new housing.
0:03:24 > 0:03:27Building our way out of recession is high on the Government agenda
0:03:27 > 0:03:32and we're looking, as it stands, to provide about 1,050 houses a year
0:03:32 > 0:03:35and they have to go somewhere.
0:03:44 > 0:03:48Behind the scheme are Cheshire-based developers Redrow,
0:03:48 > 0:03:51one of Britain's biggest house builders.
0:03:54 > 0:03:59Founded by Steve Morgan 30 years ago with a loan of £5,000,
0:03:59 > 0:04:02the company now has assets worth over £600 million.
0:04:02 > 0:04:03- OK?- Yes.
0:04:04 > 0:04:06Do you stay very hands-on?
0:04:06 > 0:04:09Yes. Very. Claire, am I hands-on?
0:04:09 > 0:04:12Very hands-on, very hands-on.
0:04:13 > 0:04:16In the last 12 months, he's had planning permission
0:04:16 > 0:04:20to build 5,500 homes on sites like this one in Liverpool.
0:04:24 > 0:04:28We're sometimes called faceless developers. Nasty, horrible people. We're not.
0:04:28 > 0:04:31Everything we do creates jobs in this country,
0:04:31 > 0:04:33puts roofs over people's heads.
0:04:33 > 0:04:37Of course I'm here to make a buck. Guilty as charged.
0:04:37 > 0:04:41But there is a massive, massive housing shortage in the country
0:04:41 > 0:04:45and yet when you come to go for planning,
0:04:45 > 0:04:50almost every single time we are faced with, "Say no to Redrow."
0:04:50 > 0:04:53We have to spend more on planning fees
0:04:53 > 0:04:56than we do on the very bricks that build the homes.
0:04:57 > 0:04:59We have this problem all the time.
0:04:59 > 0:05:02Doesn't matter if it's brownfield or greenfield,
0:05:02 > 0:05:06we have the objectors coming out and fighting us on every single step we take.
0:05:07 > 0:05:11They grow horns and they become just different people
0:05:11 > 0:05:14who behave outside of their normal personality.
0:05:15 > 0:05:17Lo and behold, the biggest objectors of the lot
0:05:17 > 0:05:20are people who have bought Redrow homes.
0:05:20 > 0:05:26I often say that we build homes for the objectors of tomorrow.
0:05:26 > 0:05:29Tomorrow's NIMBYs buy our homes. It's a fact.
0:05:29 > 0:05:32These are ordinary people that don't want to change.
0:05:39 > 0:05:44The site for Redrow's latest application in Ellesmere Port
0:05:44 > 0:05:46is currently being farmed.
0:05:46 > 0:05:49David and June Reed have rented Sutton New Hall Farm
0:05:49 > 0:05:51since the early 1990s.
0:05:53 > 0:05:56This is all milling wheat for bread making.
0:05:57 > 0:06:02The next fields further on are all malt and barley for beer,
0:06:02 > 0:06:05whisky, whatever you want, whatever you fancy.
0:06:08 > 0:06:12It's really good land. I think it's probably the best land on the Wirral.
0:06:15 > 0:06:19If it gets passed, the whole lot's going to go, if this goes through.
0:06:20 > 0:06:23Which, for all that many acres seems, I don't know...
0:06:23 > 0:06:26I didn't expect it, I must admit.
0:06:26 > 0:06:28Don't want to see it destroyed.
0:06:28 > 0:06:32We've worked for 27 years to make it what it is.
0:06:32 > 0:06:34It wasn't as good as this when we came.
0:06:34 > 0:06:36We've put a lot of time and effort
0:06:36 > 0:06:39into getting it to grow crops like this.
0:06:39 > 0:06:43We've spent a lot of money and it's obviously just going to be wasted.
0:06:43 > 0:06:45It's like you're wasting half your life.
0:06:45 > 0:06:48Half your life's work has been wasted when it's built on.
0:06:48 > 0:06:52If planning permission is given to build the estate,
0:06:52 > 0:06:55David and June's private landlord will sell the land
0:06:55 > 0:06:57and they'll lose their family home.
0:06:57 > 0:07:01If you've been here as long as we have and brought all our kids up in there...
0:07:01 > 0:07:02Nearly 22 years now.
0:07:02 > 0:07:06It's a long time, isn't it? To stay in one place.
0:07:06 > 0:07:08Once it's built on, concreted over,
0:07:08 > 0:07:11it'll never be used again for growing food, will it?
0:07:11 > 0:07:14That's it. It's gone. Gone forever.
0:07:23 > 0:07:26Great architects of the past have left a legacy
0:07:26 > 0:07:29of ground-breaking designs all over Britain.
0:07:32 > 0:07:34That's not fixed. I could put that there.
0:07:34 > 0:07:36In Cheshire, planner Nial Casselden
0:07:36 > 0:07:39is overseeing an application from a developer...
0:07:39 > 0:07:41I've bust it now.
0:07:41 > 0:07:44..determined to make his mark on the landscape.
0:07:44 > 0:07:47There. No-one will ever know.
0:07:47 > 0:07:49The plans offer two contemporary houses
0:07:49 > 0:07:52in one of Cheshire's oldest towns.
0:07:55 > 0:07:59The market town of Frodsham dates back to the 13th century.
0:08:01 > 0:08:04You've got half-timbered buildings,
0:08:04 > 0:08:08you've got thatched roofs, good pubs.
0:08:08 > 0:08:11Yeah, it's a really nice place to live.
0:08:11 > 0:08:13It's also got a pub called The Cheshire Cheese.
0:08:13 > 0:08:16It's not my home cheese.
0:08:16 > 0:08:19My home cheese is Stilton, so I'd have to put that above Cheshire.
0:08:19 > 0:08:23But Cheshire, I'd stick that second on the list.
0:08:25 > 0:08:27With plots hard to come by in the area,
0:08:27 > 0:08:32the developer bought an existing house with a large garden to build on.
0:08:36 > 0:08:39There's a fair old mixture of designs.
0:08:39 > 0:08:42They're not all exactly the same.
0:08:42 > 0:08:43Then you've got this house here
0:08:43 > 0:08:50which is a really nice early 20th-century Arts and Crafts style detached house.
0:08:50 > 0:08:53We have to pay close regard to the character of the area
0:08:53 > 0:08:56because it is adjacent to a conservation area as well.
0:08:56 > 0:09:00Beyond the site, you've got houses all the way round the back and side
0:09:00 > 0:09:03and, of course, it's a very modern design as well.
0:09:03 > 0:09:08It's not exactly what you'd call bog standard.
0:09:08 > 0:09:09It's pretty out there, really.
0:09:19 > 0:09:24The developer behind this scheme is an advocate for modern living.
0:09:24 > 0:09:28Self-made millionaire Steve O'Connor spent £4 million
0:09:28 > 0:09:31building his own contemporary home in Frodsham
0:09:31 > 0:09:33for his wife and two children.
0:09:33 > 0:09:35The architect was determined you should see
0:09:35 > 0:09:37a box, a curve, a tube and two triangles
0:09:37 > 0:09:40and it would look like a child had just left its blocks.
0:09:43 > 0:09:48Steve made his money in haulage and spends it developing modern homes.
0:09:49 > 0:09:52It shouldn't feel like you're in a kitchen space.
0:09:52 > 0:09:54It should feel like you're in a cool bar.
0:09:54 > 0:09:56The main window is set back
0:09:56 > 0:09:59and the way it's set back and leaning in at 15 degrees
0:09:59 > 0:10:03means that we never get the rain falling on the windows.
0:10:03 > 0:10:06When it's raining it doesn't quite depress you the same.
0:10:09 > 0:10:14On Steve's latest project, he spent £30,000 commissioning the design
0:10:14 > 0:10:18of two modern homes he wants to build in Frodsham.
0:10:18 > 0:10:23Inside the space, you've got open-plan kitchen/dining/lounge.
0:10:23 > 0:10:25It all flows through.
0:10:25 > 0:10:29The actual block above ground will be and feel very private
0:10:29 > 0:10:31with four en suite bedrooms.
0:10:31 > 0:10:36People who live in these properties are going to see themselves as permanently on holiday.
0:10:38 > 0:10:43Steve has the pennies and the plot but not the planning permission.
0:10:43 > 0:10:46First couple of people I showed it to were appalled
0:10:46 > 0:10:50and said that this would never work but, yes, I am passionate about it.
0:10:50 > 0:10:56I do think that this represents very much a smart, modern, exec house.
0:10:56 > 0:10:57That's what people want.
0:11:03 > 0:11:06But Steve's designs may be a step too far
0:11:06 > 0:11:09for retired teacher Dennis Rowley who grew up in Frodsham.
0:11:11 > 0:11:15When I went to the preplanning meeting, I think my heart sank.
0:11:15 > 0:11:18They were like an outline of a small nuclear power station
0:11:18 > 0:11:22and at best you could say they were an industrial unit.
0:11:22 > 0:11:27Dennis's sister Liz lives next door to the proposed development.
0:11:28 > 0:11:33The thought of two big Berlin Walls standing over there,
0:11:33 > 0:11:35brutal, concrete.
0:11:41 > 0:11:45Dennis has been working on his objection letter for several days.
0:11:47 > 0:11:50I felt because it was a significant development
0:11:50 > 0:11:54it ought to have the best response that I could muster
0:11:54 > 0:11:56so it required a degree of research
0:11:56 > 0:12:01and it ran to nine pages with references to give it rigour.
0:12:01 > 0:12:05They are going to be damn high and in your face
0:12:05 > 0:12:09but that's the bit that's hard to put across until they're built.
0:12:09 > 0:12:13They're pretty high up, those trees. They're just so imposing.
0:12:14 > 0:12:19Take them off to Altrincham maybe or Didsbury
0:12:19 > 0:12:25where people aspiring to have that life can get on with it.
0:12:37 > 0:12:40As communities expand all over Britain,
0:12:40 > 0:12:43even small villages must adapt to development.
0:12:46 > 0:12:50The historic lanes in the Cotswolds, once used by ponies and traps,
0:12:50 > 0:12:54were fit for purpose but for today's modern motorists,
0:12:54 > 0:12:56they can be a nightmare to negotiate.
0:12:58 > 0:13:00In the sleepy hamlet of Butterrow near Stroud,
0:13:00 > 0:13:04a developer wants to turn former agricultural land
0:13:04 > 0:13:06into a commercial builders' yard
0:13:06 > 0:13:08to store building materials and machinery.
0:13:11 > 0:13:15But it's not gone down well with 74-year-old resident Bernard Humberstone,
0:13:15 > 0:13:19who's enjoyed an unspoilt view for the last 30 years.
0:13:19 > 0:13:21This is the back garden.
0:13:22 > 0:13:25Now you know why we want to protect everything.
0:13:27 > 0:13:30I looked at this place, which was just a little cottage then.
0:13:30 > 0:13:31Two-bedroom.
0:13:31 > 0:13:34But it had so much opportunity. It faced south.
0:13:34 > 0:13:36Lovely countryside, the valley.
0:13:37 > 0:13:40I wanted something on its own.
0:13:40 > 0:13:42You could sunbathe down there in the nude.
0:13:42 > 0:13:48- No-one's going to see you, are they? - Do you?- No! Leading question.
0:13:48 > 0:13:51Bernard and his neighbours will overlook the builders' yard
0:13:51 > 0:13:53if planning permission is granted.
0:13:54 > 0:13:58It's not a nice thing to have. It's a hamlet, not even a village.
0:13:58 > 0:14:01We're all very greedy. We've all got lovely countryside.
0:14:01 > 0:14:02Look at this. Beautiful.
0:14:02 > 0:14:05You think about it. I don't want to think about it!
0:14:08 > 0:14:12Planner Phil Skill is on his way to assess the site
0:14:12 > 0:14:14for the proposed builders' yard.
0:14:15 > 0:14:19This is Butterrow. We come off the common over the cattle grid.
0:14:19 > 0:14:21As a road, this isn't a road.
0:14:21 > 0:14:26This is a track that has tarmac on it, which isn't untypical of Stroud.
0:14:26 > 0:14:31However, you know, there's several hundred people who live along here.
0:14:32 > 0:14:35So people are coming and going.
0:14:35 > 0:14:38What you've got to have around here is good neighbours
0:14:38 > 0:14:41because you're going to need their drive occasionally
0:14:41 > 0:14:44just to pull into to avoid something coming the other way.
0:14:48 > 0:14:52Effectively what we've got here is an application for a change of use.
0:14:52 > 0:14:56The land currently stands as agricultural land.
0:14:56 > 0:14:59It's got a building on the site.
0:15:00 > 0:15:04And the rest of it to be used as a functional builder's yard.
0:15:04 > 0:15:07So, materials, et cetera. It's previously used land.
0:15:07 > 0:15:11It's brownfield, well, grey field, at the moment.
0:15:11 > 0:15:15We understand that there's possibly asbestos underneath here.
0:15:15 > 0:15:17So we've got an issue there.
0:15:17 > 0:15:20Looking out, we've got the AONB,
0:15:20 > 0:15:22Area of Outstanding Natural Beauty opposite,
0:15:22 > 0:15:25so this site's quite visible from the AONB.
0:15:25 > 0:15:26I'd need to look at that,
0:15:26 > 0:15:29as to whether or not that's something that we can mitigate for.
0:15:29 > 0:15:34Since planning laws were relaxed in 2012, planners are now under
0:15:34 > 0:15:38more pressure to support growth and expansion in rural areas.
0:15:38 > 0:15:41Probably one of the bonuses for the applicant is that we've
0:15:41 > 0:15:42already got a structure on site.
0:15:42 > 0:15:45The idea behind the application is to convert
0:15:45 > 0:15:48that into the offices for the company.
0:15:48 > 0:15:52So that's where the accounts and the rest room and the canteen
0:15:52 > 0:15:54and all that sort of things are.
0:15:54 > 0:15:57So at least with this application, we're not taking a bare field
0:15:57 > 0:15:59and then constructing on it as well.
0:15:59 > 0:16:02It doesn't need a lot to turn it into something useful.
0:16:02 > 0:16:04So, it's got a hope.
0:16:05 > 0:16:09Phil will call upon the Council's Highway Officer to assess
0:16:09 > 0:16:11the access to the site.
0:16:11 > 0:16:13CAR ENGINE REVS
0:16:13 > 0:16:15As we say around here, laters!
0:16:15 > 0:16:19He'll have eight weeks to make his final decision.
0:16:31 > 0:16:34In Cheshire, Redrow, one of Britain's biggest house-builders,
0:16:34 > 0:16:38have put in a second application for 1,500 homes
0:16:38 > 0:16:41on this greenfield site in Ellesmere Port.
0:16:44 > 0:16:47Local residents fought Redrow's first application
0:16:47 > 0:16:50for 2,000 houses on the site, only two months ago...
0:16:51 > 0:16:53Don't cross the road.
0:16:53 > 0:16:57..and claimed a victory when it was turned down on a Highways issue
0:16:57 > 0:16:58at planning committee.
0:16:58 > 0:16:59OK, let's cross over.
0:16:59 > 0:17:02Led by 74-year-old Graham Penness,
0:17:02 > 0:17:05they've reformed to take on Redrow for round two.
0:17:07 > 0:17:10We've submitted a 40-page objection which includes several
0:17:10 > 0:17:14pages on traffic and highways. Just about get through there.
0:17:16 > 0:17:19Well, you just have to look down here. Everybody parks on one side.
0:17:19 > 0:17:21When people park on this side,
0:17:21 > 0:17:24you can't get any vans or big vehicles going through.
0:17:24 > 0:17:26It's just ridiculous.
0:17:26 > 0:17:29You add 3,000 to 4,000 more cars up and down,
0:17:29 > 0:17:32that must surely be an impact.
0:17:35 > 0:17:38And when and if the development starts,
0:17:38 > 0:17:4370 of those per day will be coming up to get into the site.
0:17:43 > 0:17:46Redrow have actually said in their fairy story that people
0:17:46 > 0:17:50will take to more cycling and walking.
0:17:50 > 0:17:51And that's what they expect.
0:17:51 > 0:17:55If you were walking or even trying to cycle on this road,
0:17:55 > 0:17:58then you'd take your life in your own hands.
0:18:00 > 0:18:06- OK?- Safe.- I think we're all right. No, no. No. Look out for these cars.
0:18:06 > 0:18:12The proposed estate would cover 105 hectares of agricultural land
0:18:12 > 0:18:13used to grow crops.
0:18:17 > 0:18:22Just contemplating all of this, instead of being green,
0:18:22 > 0:18:27is just concrete and different coloured brick.
0:18:27 > 0:18:31They just have the same fairy stories about garden villages
0:18:31 > 0:18:32and things like that.
0:18:32 > 0:18:35It's not going to look any different to any estate
0:18:35 > 0:18:37anywhere across the country.
0:18:37 > 0:18:39Lots of little tacky red boxes.
0:18:45 > 0:18:47Graham and his neighbours need strong planning reasons
0:18:47 > 0:18:50to get the houses refused.
0:18:50 > 0:18:52We looked hard for the newts.
0:18:52 > 0:18:54Because every protest group in England
0:18:54 > 0:18:57that's against a development looks for great crested newts!
0:18:57 > 0:19:00- They're not great crested? - No, a lot of people have got newts,
0:19:00 > 0:19:02but they're not necessarily great crested newts.
0:19:02 > 0:19:06But the Ledsham residents do have an endangered species on their side.
0:19:10 > 0:19:12This is what it's all about.
0:19:12 > 0:19:14This is what you'll be destroying, basically,
0:19:14 > 0:19:16if you start developing land around here.
0:19:18 > 0:19:20There's five chicks and two adults.
0:19:20 > 0:19:24They've got all the land around them with all their food supplies.
0:19:24 > 0:19:28If they do start building, then that food supply is going to vanish.
0:19:28 > 0:19:30You're going to destroy their habitat.
0:19:31 > 0:19:35The developers recognise that barn owls are a protected species.
0:19:35 > 0:19:39So they have come up with what they call a mitigation plan.
0:19:39 > 0:19:41Although it may look good on paper,
0:19:41 > 0:19:44"Oh, we'll move them somewhere else just down the road,"
0:19:44 > 0:19:47there's no guarantee that they will actually go there.
0:19:47 > 0:19:49You're talking about wildlife.
0:19:49 > 0:19:54Wildlife and nature doesn't read books or pamphlet.
0:19:54 > 0:19:58Or mitigation proposals. It does whatever it has to do.
0:19:58 > 0:20:02And that may or may not agree with whatever the developer says.
0:20:02 > 0:20:05Of itself, it won't stop the development, obviously.
0:20:05 > 0:20:08But it is another piece of the jigsaw.
0:20:08 > 0:20:11And we've built a jigsaw of objections.
0:20:11 > 0:20:15Now, of course, they're trying to unpick our jigsaw again.
0:20:15 > 0:20:18We're determined not to let that happen.
0:20:20 > 0:20:25But the fate of the fields will be in the hands of the planning committee.
0:20:25 > 0:20:29Now, nothing has changed with this current plan.
0:20:29 > 0:20:34Other than the fact that there are 500 less homes to be provided.
0:20:34 > 0:20:37Now, as far as we're concerned, every councillor on that committee
0:20:37 > 0:20:41that refused it the last time should equally refuse it this time.
0:20:51 > 0:20:5417 miles away in the Cheshire market town of Frodsham,
0:20:54 > 0:20:57Steve O'Connor's plans for two modern houses
0:20:57 > 0:21:00are attracting more complaints.
0:21:00 > 0:21:03"Sore thumb". "Alien." "Blot on the landscape."
0:21:03 > 0:21:07"To avoid these becoming Frodsham's very own carbuncles
0:21:07 > 0:21:08"is really quite simple."
0:21:08 > 0:21:11Carbuncles, maybe that's what we'll call them.
0:21:11 > 0:21:14That might be a good name for the houses!
0:21:15 > 0:21:18Steve's radical new homes could sell for a combined
0:21:18 > 0:21:21total of £1.4 million.
0:21:21 > 0:21:24But if Cheshire West and Chester's planning committee turn
0:21:24 > 0:21:29his application down, he'll lose the £50,000 he spent on planning fees.
0:21:29 > 0:21:33There isn't anything of real substance, you know,
0:21:33 > 0:21:36that jumps out and would give you real concerns.
0:21:36 > 0:21:39The planners probably get a lot of complaints like this.
0:21:39 > 0:21:41You know, they're probably categorised into what is
0:21:41 > 0:21:44a genuine planning concern and what is just a rant.
0:21:50 > 0:21:53Planner Nial Casselden has decided on his recommendation
0:21:53 > 0:21:55for Steve's scheme.
0:21:55 > 0:21:59He's on his way to see objector Dennis to break the news.
0:22:02 > 0:22:04We have given the application a lot of consideration
0:22:04 > 0:22:07- and we will be recommending approval. - All right.
0:22:07 > 0:22:12This obviously is not an ideal situation from my point of view.
0:22:12 > 0:22:14Certainly, yeah. It fits into the pattern of development
0:22:14 > 0:22:19- in the area, in our opinion. - It's next to the conservation area.
0:22:19 > 0:22:23And the planning department could only say "it does not detract",
0:22:23 > 0:22:25which is not wonderful.
0:22:25 > 0:22:29Arguably not, but I mean, you're not going to read the whole area
0:22:29 > 0:22:33- and go, "That sticks out."- Why? I think you will, won't you?
0:22:33 > 0:22:37They're going to be to the top of her roof, aren't they?
0:22:37 > 0:22:40I'm trying to understand what is good about it.
0:22:40 > 0:22:44In the balance, we feel that it's adding to the area.
0:22:44 > 0:22:48I strongly believe that we've made the right recommendation.
0:22:48 > 0:22:50Of course, it's going to boil down to what the councillors think.
0:22:50 > 0:22:53They get the final say. So they could easily turn round
0:22:53 > 0:22:56and say that they think that we're completely wrong.
0:22:58 > 0:23:01Councillors will meet in three days' time to decide the fate
0:23:01 > 0:23:03of the application.
0:23:03 > 0:23:04He certainly hasn't convinced me,
0:23:04 > 0:23:07because I don't think he really had an argument.
0:23:07 > 0:23:11I think the planning department has said, "It looks OK," you know,
0:23:11 > 0:23:14"We can widen the spectrum of design,"
0:23:14 > 0:23:16and, you know, "Let's move on."
0:23:16 > 0:23:20Obviously I will put it to committee and keep banging on about it!
0:23:37 > 0:23:40In the village of Butterrow near Stroud, there's an application
0:23:40 > 0:23:43to turn some agricultural land into a builder's yard.
0:23:45 > 0:23:48The only way to get to the proposed site would be
0:23:48 > 0:23:53down Butterrow Lane, a two and a half mile long single track road.
0:23:53 > 0:23:5735 Butterrow residents have formally objected to the application...
0:23:59 > 0:24:01What a fuss about a foot!
0:24:01 > 0:24:04..including 74-year-old Bernard Humberstone.
0:24:06 > 0:24:09Is that ten foot? A couple of feet in size. Not much for a car.
0:24:11 > 0:24:13Virtually nothing either side.
0:24:13 > 0:24:16You get a lot of tipper trucks like builders have
0:24:16 > 0:24:18and that, it would be very close.
0:24:18 > 0:24:21One car coming down there, another car's not going to get past it.
0:24:23 > 0:24:25So you have to be able to go somewhere.
0:24:27 > 0:24:33And as it goes further on, it gets far more narrow that up there. Oh!
0:24:33 > 0:24:38He's stuck! There you are. Now you're really seeing it.
0:24:38 > 0:24:40And this is the local farmer.
0:24:42 > 0:24:45At the end of the day, you choose to live here, you live by its rules.
0:24:45 > 0:24:48And the farmer's got every right to get to his fields
0:24:48 > 0:24:49and his animals, fine.
0:24:49 > 0:24:52It's the add-ons that we're fighting against, isn't it?
0:24:52 > 0:24:54It's what we're objecting against, really.
0:24:54 > 0:24:56And the add-ons are more builders' trucks
0:24:56 > 0:24:58and other people that don't live here.
0:25:02 > 0:25:04The residents need strong planning reasons to get the
0:25:04 > 0:25:06application refused,
0:25:06 > 0:25:09so they've lobbied parish councillor Aleck Miskin,
0:25:09 > 0:25:12whose recent successes include getting Highways
0:25:12 > 0:25:14to lower the speed limit on the lane.
0:25:15 > 0:25:18A car going at 20mph is no problem.
0:25:19 > 0:25:22You can still be part of the community, I mean, the people driving
0:25:22 > 0:25:25up down at 20, they can wind their window down and say hello, you know.
0:25:25 > 0:25:28When you're coming down here at 40, you're just a threat
0:25:28 > 0:25:32and you have to just, you know, hope for something that doesn't hit you.
0:25:32 > 0:25:36If we get speed limits down, we also get the wildlife back.
0:25:36 > 0:25:40The other campaigns at the parish council we've had is to try and get...
0:25:40 > 0:25:42That's one of the disadvantages of the 20mph speed limits
0:25:42 > 0:25:44cos the cats don't get caught.
0:25:44 > 0:25:47You know, cos fewer cats means more birds.
0:25:47 > 0:25:50I don't dislike cats per se but, erm,
0:25:50 > 0:25:52I must say their habits are unpleasant.
0:25:52 > 0:25:55- You know, they kill the wildlife and they- BLEEP- in my vegetable garden.
0:25:57 > 0:26:00I think the reason I got into being a parish councillor is
0:26:00 > 0:26:02I got fed up with being mown down and, erm...
0:26:02 > 0:26:05Well, you can see here a lorry knocked all this lot down
0:26:05 > 0:26:08and didn't stop. Which is quite usual.
0:26:08 > 0:26:13So everybody is quite keen to minimise vehicle traffic.
0:26:14 > 0:26:17The lanes are just really not suitable for cars
0:26:17 > 0:26:19but you can use them so long as you drive carefully.
0:26:19 > 0:26:23But, erm, if you're not driving carefully, it's no good.
0:26:30 > 0:26:34To assess the impact the builder's yard might have on the roads,
0:26:34 > 0:26:38the planners want Highway's officer Chris Baynham to give his verdict.
0:26:39 > 0:26:41We allow, as part of our standard,
0:26:41 > 0:26:452.4m to allow for the bonnet of the vehicle.
0:26:45 > 0:26:48One, two, two and a bit.
0:26:48 > 0:26:50That's approximately 2.4.
0:26:50 > 0:26:52Now, for it to be acceptable,
0:26:52 > 0:26:55I would have to be able to see 20m that way
0:26:55 > 0:26:57and 20m that way.
0:26:58 > 0:26:59Which you can't.
0:27:00 > 0:27:02The only way they'll achieve it
0:27:02 > 0:27:07is if they were to remove the hedge completely.
0:27:07 > 0:27:11Butterrow Lane has a restriction on the weight of traffic
0:27:11 > 0:27:13that can use this.
0:27:13 > 0:27:17So the surface isn't meant for lots of heavy lorries
0:27:17 > 0:27:19and things to go over it,
0:27:19 > 0:27:21turn on it, scuff it up
0:27:21 > 0:27:22and we don't have a budget
0:27:22 > 0:27:25for coming out and repairing it.
0:27:25 > 0:27:30It just doesn't present a safe and suitable access for all users.
0:27:35 > 0:27:39Two weeks later, Chris has submitted his Highways report.
0:27:39 > 0:27:43Head of planning Phil Skill can now make his decision.
0:27:43 > 0:27:46We've decided with the Butterrow Lane applications
0:27:46 > 0:27:48to refuse it on this occasion.
0:27:48 > 0:27:50So the first refusal reason is
0:27:50 > 0:27:52that the Highways network isn't
0:27:52 > 0:27:55suitable for this use in this location
0:27:55 > 0:27:58and the access onto the site, particularly, is dangerous.
0:27:58 > 0:28:01And then the second refusal reason is to do with
0:28:01 > 0:28:03the Area of Outstanding Natural Beauty
0:28:03 > 0:28:08and the way in which the builders' yard itself will...
0:28:08 > 0:28:10Well, to be quite honest, look butt-ugly
0:28:10 > 0:28:12in the landscape at that point.
0:28:12 > 0:28:15I'm afraid that sometimes, schemes are just...
0:28:15 > 0:28:17so ludicrous...
0:28:17 > 0:28:19that they get the death stamp.
0:28:33 > 0:28:36Planners can take extreme measures to develop
0:28:36 > 0:28:38and regenerate our towns and cities.
0:28:39 > 0:28:43When buildings fall into disrepair, they have the power to buy them
0:28:43 > 0:28:46outright, regardless of the willingness of the owners.
0:28:51 > 0:28:55In North Wales, head planner Graham Boase wants to take such
0:28:55 > 0:28:57drastic action on a grand scale.
0:28:59 > 0:29:02The first thing is when you see it, it strikes you what
0:29:02 > 0:29:05a fantastic building it is and such a great setting.
0:29:05 > 0:29:09It's a marvellous setting here in the open countryside.
0:29:09 > 0:29:11But then the second thing you think of when you see it is, it kind
0:29:11 > 0:29:16of breaks your heart that it's in such a bad and neglected condition.
0:29:19 > 0:29:22Together with conservation architect Phil Ebbrell,
0:29:22 > 0:29:25Graham's been trying to save the grade II star listed
0:29:25 > 0:29:28Denbigh Hospital from ruin for nearly a decade.
0:29:30 > 0:29:32It's decaying, it's falling down
0:29:32 > 0:29:34and I think we need to something about it.
0:29:35 > 0:29:38Everybody in North Wales has heard about Denbigh Hospital.
0:29:38 > 0:29:40It served the whole of North Wales
0:29:40 > 0:29:43and, erm, it's said to be the finest
0:29:43 > 0:29:45purpose-built hospital in Wales.
0:29:47 > 0:29:52Nearly 40% of the town's population were employed by the hospital.
0:29:52 > 0:29:56And since it closed, some former employees have formed
0:29:56 > 0:29:59a historical society to preserve its memories.
0:29:59 > 0:30:03That's me in my youth.
0:30:03 > 0:30:04We wore white coats and epaulettes
0:30:04 > 0:30:08and the epaulettes denoted what your rank was.
0:30:08 > 0:30:09Charge nurse, there.
0:30:11 > 0:30:13There I am on the left there.
0:30:13 > 0:30:16So that would be about '64, '65, that'd be.
0:30:16 > 0:30:18I were the one who actually closed the door the very last day
0:30:18 > 0:30:21and it was... It was very moving.
0:30:24 > 0:30:291,500 patients with wide-ranging psychiatric conditions
0:30:29 > 0:30:31were looked after by 1,000 staff members.
0:30:33 > 0:30:37It was a very important part of the town until it closed.
0:30:37 > 0:30:40Everybody I knew had a relative who worked there.
0:30:40 > 0:30:42It was entwined with the make-up of the town,
0:30:42 > 0:30:46the psychic of the town and the economy of the town.
0:30:46 > 0:30:48The hospital closed in 1995
0:30:48 > 0:30:52and was sold at auction in 2002 for £310,000
0:30:52 > 0:30:54to a private company.
0:30:54 > 0:30:57They applied for planning permission to build houses in the grounds,
0:30:57 > 0:31:00which would pay to develop the hospital building,
0:31:00 > 0:31:02then transferred the ownership to a company based
0:31:02 > 0:31:04in the British Virgin Isles.
0:31:04 > 0:31:07Planning permission was granted in 2006
0:31:07 > 0:31:10but for the next four years, the owners did nothing.
0:31:12 > 0:31:15All the lead had been removed from the roof, the water was pouring
0:31:15 > 0:31:18through and that was damaging the roof's structure, which was timber.
0:31:18 > 0:31:21There was rampant dry rot throughout the structure.
0:31:22 > 0:31:26In 2011, the planners had no alternative
0:31:26 > 0:31:30but to take statutory action against the owners.
0:31:30 > 0:31:35They won a settlement of £1.9 million to pay for repairs.
0:31:36 > 0:31:39We put a temporary roof on this part of the building
0:31:39 > 0:31:43and it's a corrugated steel roof and it will be removed
0:31:43 > 0:31:46and a slate roof put on at a later date.
0:31:46 > 0:31:49The reason we carried out those urgent works
0:31:49 > 0:31:50is that very reason, they were urgent.
0:31:50 > 0:31:54If we hadn't have done those works, there was a significant danger
0:31:54 > 0:31:57of parts of that building collapsing and being lost forever.
0:32:00 > 0:32:04The planners now want to issue a compulsory purchase order,
0:32:04 > 0:32:08which would allow them to buy the building for a nominal fee
0:32:08 > 0:32:09without the owner's consent.
0:32:09 > 0:32:13And the next stage for us is to compulsory purchase
0:32:13 > 0:32:17the building and pass it on to a building preservation trust.
0:32:17 > 0:32:20And the building preservation trust will then own the site
0:32:20 > 0:32:22and they'll be able to apply for planning permission
0:32:22 > 0:32:25for enabling development on the outskirts of the site
0:32:25 > 0:32:26and with the capital receipts,
0:32:26 > 0:32:29invest and save this marvellous, listed building.
0:32:31 > 0:32:35With repair costs mounting to an estimated £10 million,
0:32:35 > 0:32:38several attempts to enforce the development of the hospital
0:32:38 > 0:32:41all failed and communication between the planners
0:32:41 > 0:32:43and the owner has broken down.
0:32:45 > 0:32:50We've had periods when the key holder would allow us on site
0:32:50 > 0:32:53and then periods when we're not allowed on site, as is the case now.
0:32:55 > 0:32:59Hello. I hope you're not filming me or my vehicle.
0:33:01 > 0:33:03Go on, go on.
0:33:05 > 0:33:07I've told you. I've told you about this, you know.
0:33:07 > 0:33:09I don't think it's funny at all.
0:33:17 > 0:33:20This is kind of part of the problem that we face,
0:33:20 > 0:33:24in that we're not sure who turns up here or who's the owners,
0:33:24 > 0:33:26who has responsibility for it.
0:33:26 > 0:33:29We keep talking to people and we don't seem to be getting anywhere.
0:33:29 > 0:33:31And that was indicative of some of the problems,
0:33:31 > 0:33:34although not usually as aggressive as that, I have to say.
0:33:35 > 0:33:39The people who own it - it's a company that's registered in the British Virgin Isles -
0:33:39 > 0:33:42we've never even met them. These are faceless people.
0:33:42 > 0:33:44They bought this asset and they're sitting on it
0:33:44 > 0:33:46and doing nothing with it.
0:33:46 > 0:33:47This is a listed building,
0:33:47 > 0:33:50it's listed because of its national importance.
0:33:50 > 0:33:52And you know, it's wrong.
0:33:52 > 0:33:54It's almost criminal that they've been allowed to do that
0:33:54 > 0:33:57and we as a local authority are determined to use the powers
0:33:57 > 0:33:59under our control to go in there
0:33:59 > 0:34:02and do our best to return this to what it should be,
0:34:02 > 0:34:05a national treasure and an asset for the town of Denbigh and the local people.
0:34:16 > 0:34:20In Cheshire, Redrow's application to build 1,500 homes
0:34:20 > 0:34:23on agricultural land has been referred to the planning committee.
0:34:25 > 0:34:28Head planner Fiona Edwards is recommending
0:34:28 > 0:34:31the scheme for approval.
0:34:31 > 0:34:34The biggest change with this new application is they've reduced
0:34:34 > 0:34:38the number of houses, so they've come down to about 1,500 from 2,000.
0:34:38 > 0:34:42The officer recommendation on the first application was for approval,
0:34:42 > 0:34:45so for us there is no reason to change that recommendation.
0:34:45 > 0:34:47But for members,
0:34:47 > 0:34:48it'll make it perhaps
0:34:48 > 0:34:51a more palatable decision for them.
0:34:53 > 0:34:57Whilst Fiona believes the site to be suitable, she can only recommend.
0:34:59 > 0:35:01The elected councillors who previously turned
0:35:01 > 0:35:03the scheme down will have to decide
0:35:03 > 0:35:08if permission should be granted in the face of local opposition.
0:35:08 > 0:35:10On a planning committee, we've no friends.
0:35:10 > 0:35:15No-one wants that housing built by their village, by their town,
0:35:15 > 0:35:17behind the houses where they live.
0:35:17 > 0:35:19The members come from a variety of backgrounds,
0:35:19 > 0:35:23including a retired policeman and a former teacher.
0:35:23 > 0:35:28My family has lived here for 400 years, yeah.
0:35:29 > 0:35:31So...
0:35:31 > 0:35:33Down this one.
0:35:33 > 0:35:34Yeah, right...
0:35:34 > 0:35:36No, no, there!
0:35:38 > 0:35:39The scheme is one of the biggest
0:35:39 > 0:35:43they've had to consider in the last four years.
0:35:43 > 0:35:44You're looking at 3,000, 3,500 people,
0:35:44 > 0:35:474,000 people living there, aren't you? As a site.
0:35:47 > 0:35:50- You're looking at another village, essentially.- Yeah.
0:35:50 > 0:35:52Before making any decision,
0:35:52 > 0:35:55councillors like to see the site for themselves.
0:35:55 > 0:35:58- Perhaps we'll get out and have a quick...- I am not.
0:36:01 > 0:36:02It's raining, I don't do rain.
0:36:03 > 0:36:06But sometimes they have to see it from the bus.
0:36:10 > 0:36:14Redrow have already appealed against the previous committee's decision,
0:36:14 > 0:36:17which turned down their first application for 2,000 homes.
0:36:18 > 0:36:20Planning committees are like herding cats.
0:36:20 > 0:36:24Erm...you are...
0:36:24 > 0:36:27I wouldn't be confident that it'll go through next time at all.
0:36:27 > 0:36:30I know logically it should go through.
0:36:30 > 0:36:33There are certain elected members who...
0:36:33 > 0:36:36quite frankly, act irresponsibly.
0:36:36 > 0:36:39You can't bury your head in the sand and say, you know,
0:36:39 > 0:36:43"We don't want homes, we don't want this. Go away, you nasty developers."
0:36:43 > 0:36:48We're here to build homes for people to live in and there is a huge, huge demand.
0:36:48 > 0:36:52We've got the lowest build rate in the western world.
0:36:52 > 0:36:54Come on, guys, get real. We need to build.
0:37:03 > 0:37:05In the Cheshire town of Frodsham,
0:37:05 > 0:37:09plans to build two modern homes have not gone down well
0:37:09 > 0:37:12with 54-year-old Dennis Rowley.
0:37:12 > 0:37:16He's spent the weekend preparing his speech for the planning committee.
0:37:17 > 0:37:21My job is basically to plant a seed of doubt in their minds
0:37:21 > 0:37:24and to make them think and think carefully,
0:37:24 > 0:37:28rather than just blindly following the planning department's recommendation.
0:37:28 > 0:37:32To consider the impact it's going to have
0:37:32 > 0:37:36and are there genuinely good reasons for this impact to happen?
0:37:37 > 0:37:43Several objections from residents like Dennis can only mean one thing.
0:37:43 > 0:37:45The committee members are back on the bus.
0:37:49 > 0:37:53That's so we're not claiming when we shouldn't.
0:37:53 > 0:37:58- Are you in charge of the snacks, or...?- Refreshments yes. Wine gums.
0:37:58 > 0:38:00Would you like one?
0:38:02 > 0:38:04Led by planner Adrian Crowther,
0:38:04 > 0:38:07they must visit the site before making their decision.
0:38:09 > 0:38:12The first property effectively runs along this area here
0:38:12 > 0:38:15and the second one is pretty much where you're stood there.
0:38:16 > 0:38:19What's going to be affected visually?
0:38:19 > 0:38:21Residents of Netherson Drive, sort of round the side there,
0:38:21 > 0:38:23feel it's going to be affected.
0:38:23 > 0:38:26Councillors have to consider local objection
0:38:26 > 0:38:29but it's not always a reason to refuse planning permission.
0:38:30 > 0:38:31Look at this house here.
0:38:31 > 0:38:34That one has to have been frightfully modern in its time.
0:38:34 > 0:38:36I think it's a fantastic opportunity
0:38:36 > 0:38:39to make something outstanding
0:38:39 > 0:38:41that should offend very few people
0:38:41 > 0:38:43and give delight to the people who might live in it.
0:38:45 > 0:38:47It'll be a difficult one.
0:38:47 > 0:38:51I think it'll go down to the wire on the vote.
0:38:56 > 0:39:00Dennis is determined to stop the scheme from going ahead.
0:39:01 > 0:39:04OK, I'm going to go for a print.
0:39:04 > 0:39:07In Cheshire, objectors are allowed just three minutes
0:39:07 > 0:39:11to argue their case but for Dennis, there's a problem.
0:39:12 > 0:39:17This is the revised version of my presentation to the council.
0:39:17 > 0:39:21Erm, at the last minute somebody else has come forward, which is not ideal.
0:39:21 > 0:39:25In the council's wisdom, they decided that we could have 90 seconds each.
0:39:26 > 0:39:28Dennis must now share his allotted time.
0:39:31 > 0:39:33You know that things are stacked against you.
0:39:33 > 0:39:3790 seconds, it was to make three points, it's now down to two points.
0:39:37 > 0:39:40But on the day, you know, things can happen.
0:39:45 > 0:39:50The planners are recommending that the committee approve permission.
0:39:50 > 0:39:53I feel our recommendation is pretty strong and the justification
0:39:53 > 0:39:57is definitely there but I never try and second guess members.
0:40:01 > 0:40:04They should back the officer's recommendation. I think that's, erm...
0:40:04 > 0:40:09That is the role of the planning committee unless something new comes through.
0:40:09 > 0:40:12I'm an Accrington Stanley season ticket holder, so I'm well
0:40:12 > 0:40:15versed in uphill battles and...
0:40:15 > 0:40:17it depends on these 11 good people.
0:40:24 > 0:40:27Planning application number...
0:40:27 > 0:40:3313-01647-4.
0:40:33 > 0:40:35Right, we've got two objectors.
0:40:35 > 0:40:38Miss Denise Rowley
0:40:38 > 0:40:41and a Miss Sarah Woosley, is it?
0:40:41 > 0:40:43Denise, would you like to come forward?
0:40:43 > 0:40:46- Mr Rowley, it's Dennis Rowley, actually.- Sorry, my eyes...
0:40:46 > 0:40:49- These things happen, I suppose. - Sorry.- OK.
0:40:49 > 0:40:53Policy framework states innovation should not be stifled.
0:40:53 > 0:40:55Innovation is the act of introducing something new.
0:40:55 > 0:40:59Innovation to the planning department is questioning your perception.
0:40:59 > 0:41:02Erecting a Japanese pagoda or a Mongolian yurt would
0:41:02 > 0:41:05question your perception, but it wouldn't be innovation.
0:41:05 > 0:41:09Innovation is really producing something that is substantially better.
0:41:09 > 0:41:10So, is it?
0:41:10 > 0:41:14The best the planning department can say is it'll not be detrimental.
0:41:14 > 0:41:17Hardly ringing endorsements for an innovation
0:41:17 > 0:41:19because it is not an innovation.
0:41:19 > 0:41:21You've excellent grounds for refusal without
0:41:21 > 0:41:24even considering its gross incompatibility with
0:41:24 > 0:41:29the existing landscape and this is a serious concern in itself.
0:41:29 > 0:41:31Please will you refuse this application? Thank you.
0:41:31 > 0:41:34Thank you very much for timing it so well.
0:41:36 > 0:41:37Steve's agent,
0:41:37 > 0:41:41Paul Entwhistle, has the opportunity to address Dennis's objection.
0:41:41 > 0:41:44You will be aware that there are no outstanding objections from
0:41:44 > 0:41:48Highways, Conservation, your tree officers, Ecology,
0:41:48 > 0:41:50Landscape or Greenspace.
0:41:50 > 0:41:53On that basis I ask that you support your officer's recommendation
0:41:53 > 0:41:56and approve this planning application, thank you.
0:41:56 > 0:42:01After hearing from both sides, the councillors debate the application.
0:42:01 > 0:42:05I spent my formative years going to school opposite this site.
0:42:05 > 0:42:08Erm, and I must admit, it was quite emotional to go back
0:42:08 > 0:42:10to look at those houses.
0:42:10 > 0:42:13And when we saw the design that was to go behind the original house,
0:42:13 > 0:42:15oh, dear.
0:42:15 > 0:42:18I think it's awful, they're awful and so at this moment,
0:42:18 > 0:42:21I don't think I can support this application.
0:42:21 > 0:42:24The first signs are good for Dennis and Liz.
0:42:24 > 0:42:29This design does not reinforce local distinctiveness
0:42:29 > 0:42:32and I'm going to propose refusal based on that.
0:42:32 > 0:42:35But next to talk is councillor Merca Bailey,
0:42:35 > 0:42:38who's newly elected to the committee.
0:42:38 > 0:42:40And it's been said a few times this evening that
0:42:40 > 0:42:43it is of unsuitable design.
0:42:43 > 0:42:47Now, I completely disagree, it's different and it's modern.
0:42:47 > 0:42:49You can't expect things to not move forward
0:42:49 > 0:42:51with the times that we're in.
0:42:51 > 0:42:53So at the moment I'm mindful to approve this,
0:42:53 > 0:42:58unless somebody can give me a proper solid planning reason why not to.
0:42:59 > 0:43:00Thank you, councillor.
0:43:00 > 0:43:05The harm here is absolutely minimal when balanced against
0:43:05 > 0:43:09a person's right to build a home to their own taste.
0:43:09 > 0:43:11Where it is not inflicting harm on others,
0:43:11 > 0:43:14we should not get in the way of it, I'm moving approval.
0:43:14 > 0:43:16We're going to move to the vote.
0:43:16 > 0:43:19All those in favour of approval, please show.
0:43:22 > 0:43:24Against?
0:43:26 > 0:43:29Cleared and carried.
0:43:29 > 0:43:31Thank you very much.
0:43:35 > 0:43:38Obviously people feel passionate about what they wanted to see there
0:43:38 > 0:43:40and, you know, we don't take any pleasure in them
0:43:40 > 0:43:43being uncomfortable with what's been, erm...
0:43:43 > 0:43:45what's been decided.
0:43:46 > 0:43:50It didn't start well when I was actually called Denise, but, erm...
0:43:50 > 0:43:52Oh, yes.
0:43:52 > 0:43:54- I mean, it's obviously out of our hands now...- Yeah.
0:43:54 > 0:43:56- ..and you have to move on. - You have to move on with grace.
0:43:56 > 0:44:01It's a disappointment but I think the councillors were hellbent on granting permission.
0:44:01 > 0:44:04I think had I been Rumpole of the Bailey and given them an hour,
0:44:04 > 0:44:06I wouldn't have had any effect on them.
0:44:06 > 0:44:09I think they were quite set and determined.
0:44:09 > 0:44:14So now we've had our Neil Armstrong giant leap for Frodsham's architecture,
0:44:14 > 0:44:16erm, we will live with it.
0:44:30 > 0:44:34In Denbigh, the planners are keen to take drastic action against
0:44:34 > 0:44:37the owners of this grade II star listed hospital,
0:44:37 > 0:44:39which has fallen into disrepair.
0:44:43 > 0:44:46They took statutory action against the owners
0:44:46 > 0:44:50and won a settlement for £1.9 million.
0:44:50 > 0:44:54They want to use some of these funds to issue a compulsory purchase order,
0:44:54 > 0:44:58forcing the owners to sell the building for a nominal fee.
0:44:59 > 0:45:03I think compulsory purchase order is basically the last resort.
0:45:03 > 0:45:06Now, the council will be criticised if it stands back and does nothing
0:45:06 > 0:45:09and this building collapses and every one will ask,
0:45:09 > 0:45:12"Well, where were the council? Why didn't the council step in and do something?"
0:45:12 > 0:45:15Of course, the other side is now we are stepping in and doing something
0:45:15 > 0:45:19and people will be asking the question, "Is this the right thing to do? Why is the council doing it?
0:45:19 > 0:45:21"Isn't there other powers?"
0:45:21 > 0:45:24We've exhausted every other avenue.
0:45:26 > 0:45:29The compulsory purchase order will ultimately be granted by
0:45:29 > 0:45:34the Secretary of State but now Graham needs to convince the elected
0:45:34 > 0:45:37members of the planning committee to start proceedings.
0:45:37 > 0:45:38They're quite hungry.
0:45:38 > 0:45:42Committee member Rhys Hughes was born and bred in Denbighshire.
0:45:42 > 0:45:44Come on!
0:45:44 > 0:45:4833 years I've been looking after sheep
0:45:48 > 0:45:52and been on the planning committee for 10 years, I think.
0:45:52 > 0:45:54And thoroughly enjoy it.
0:45:54 > 0:45:57Don't always agree what the officers recommend but...
0:45:57 > 0:46:00I think that's healthy not to agree sometimes.
0:46:00 > 0:46:05It's been a running saga, the Denbigh Hospital.
0:46:05 > 0:46:08The emotional attachment from the Denbigh area is phenomenal
0:46:08 > 0:46:11and, of course, you have to respect that.
0:46:11 > 0:46:15But sometimes you have to stand back and look at it objectively
0:46:15 > 0:46:20and make decisions, try not to get too emotionally involved.
0:46:20 > 0:46:23It's a listed building, and we're always told at committee there's
0:46:23 > 0:46:25a duty of care that's in Denbighshire,
0:46:25 > 0:46:26it'll fall back on us at the end.
0:46:26 > 0:46:28Well, actually, you've got to weigh up...
0:46:28 > 0:46:31if somebody actually did buy it,
0:46:31 > 0:46:33what are we doing trying to compulsory purchase it?
0:46:33 > 0:46:37And that company will fight, I am sure, tooth and nail, to retain the property.
0:46:37 > 0:46:41So, we're on a road to collision which is going to cost.
0:46:41 > 0:46:43That's my main worry, is the cost.
0:46:43 > 0:46:46And at the end of the day, we may not win.
0:46:46 > 0:46:48And who's going to have egg on their faces then?
0:46:56 > 0:46:59Planners and committee members don't always agree.
0:46:59 > 0:47:01When you're on a long road,
0:47:01 > 0:47:04there are various hurdles you have to get over.
0:47:04 > 0:47:06'It's our recommendation that we take the CPO,
0:47:06 > 0:47:08'but ultimately, it's in the hands of members.'
0:47:08 > 0:47:10Is Peter Evans here? Is he here?
0:47:10 > 0:47:12If you're confident in your case and you've presented your case
0:47:12 > 0:47:15and you understand all the issues, which I think we do,
0:47:15 > 0:47:18and we communicate those clearly to members, hopefully,
0:47:18 > 0:47:21we'll get the authorisation to carry on with the CPO.
0:47:21 > 0:47:24If our recommendation is taken forward, we know where we're going.
0:47:24 > 0:47:27If it's not, if members vote against it, that's the democratic process,
0:47:27 > 0:47:30we regroup and we decide how best to move forward after that.
0:47:31 > 0:47:35With repairs estimated at £10 million,
0:47:35 > 0:47:38the fate of Denbigh Hospital is in the hands of the 19 local
0:47:38 > 0:47:41councillors who make up the planning committee.
0:47:42 > 0:47:45These members come from a variety of backgrounds,
0:47:45 > 0:47:49including a shepherd, a retired nurse and a surveyor.
0:47:51 > 0:47:55So the report we have in front of you is seeking authorisation from this
0:47:55 > 0:47:58committee to make a compulsory purchase order
0:47:58 > 0:48:02on the site of the former North Wales Hospital in Denbigh.
0:48:02 > 0:48:07For me, the fundamental issue is it is sitting dead at the moment.
0:48:07 > 0:48:11And what we have to make sure is that if we're pushing forward with planning permission,
0:48:11 > 0:48:15it has an economic benefit for Denbigh and the surrounding areas.
0:48:15 > 0:48:19Now it's the turn of local shepherd, Councillor Rhys Hughes,
0:48:19 > 0:48:22who has been on the planning committee for ten years
0:48:22 > 0:48:25and has already expressed opposition to the proposal.
0:48:25 > 0:48:28I would like to know what actually happens if we do nothing.
0:48:30 > 0:48:32If we sit on our hands and do nothing.
0:48:32 > 0:48:34It's 30 years now since this place closed.
0:48:34 > 0:48:38There are generations now in this county who know nothing about it.
0:48:38 > 0:48:40To them, possibly, it is a heap of old stones.
0:48:40 > 0:48:44If we do nothing, we lose the building.
0:48:45 > 0:48:49Can I also say that doing nothing means that the building gets worse and worse?
0:48:49 > 0:48:51Part of it has already collapsed.
0:48:51 > 0:48:54People are getting into the building nevertheless.
0:48:54 > 0:48:57The building is contaminated with asbestos.
0:48:57 > 0:49:02So there is a very real public danger if we do nothing.
0:49:02 > 0:49:05I think we need to go to the vote now. It's going to be...
0:49:05 > 0:49:08In a push of a button, the committee will decide
0:49:08 > 0:49:11if the 160-year-old hospital has a future.
0:49:11 > 0:49:13..CPO procedure, please vote now.
0:49:16 > 0:49:1918 to one - permission is granted.
0:49:19 > 0:49:22Councillor Rhys Hughes was the only member to
0:49:22 > 0:49:24go against the planners' recommendation.
0:49:24 > 0:49:28I voted against because there's a history behind this building.
0:49:28 > 0:49:29A history of problems.
0:49:29 > 0:49:34'I do wonder in this time of this austerity - and there's not a lot of money about -'
0:49:34 > 0:49:36maybe it's time to step back.
0:49:38 > 0:49:42The council can now begin compulsory purchase order proceedings,
0:49:42 > 0:49:47and work to preserve the building could start in the next 18 months.
0:49:59 > 0:50:03Redrow's housing application in Cheshire is one of the biggest
0:50:03 > 0:50:07the planning committee have had to consider in the last four years.
0:50:07 > 0:50:11The land for development at Sutton New Hall Farm is the largest
0:50:11 > 0:50:14remaining greenfield site in Ellesmere Port.
0:50:15 > 0:50:18If permission is granted, tenant farmers June
0:50:18 > 0:50:22and David Reed will lose their livelihood and their home.
0:50:22 > 0:50:25Leave it a bit longer yet, I think.
0:50:25 > 0:50:29I think it's a listed building, so they'd have to sort of...
0:50:29 > 0:50:32- obviously, renovate it. - Or make apartments or something.
0:50:32 > 0:50:34Yeah, make it into apartments or something like that.
0:50:34 > 0:50:37But they've got some grand designs for it.
0:50:37 > 0:50:41- 1991, we came here, didn't we? - '91, yeah.- '91.
0:50:41 > 0:50:44- So we'll lose our home. - It might not go through.
0:50:44 > 0:50:47You can't go thinking of buying somewhere else or even
0:50:47 > 0:50:50thinking about it if you don't know definitely, can you? You know...
0:50:50 > 0:50:52We'll have time to do it when...
0:50:52 > 0:50:55You are in limbo a bit until you find out exactly what will happen.
0:50:55 > 0:50:57Can't make plans, can't make plans.
0:50:57 > 0:51:00You know, not going to find anywhere like this again, are we?
0:51:00 > 0:51:02Another firm like this.
0:51:02 > 0:51:06I don't think there's any farms as good as this anyway, land-wise.
0:51:06 > 0:51:07No.
0:51:12 > 0:51:17Tonight, the planning committee will determine the fate of the green fields
0:51:17 > 0:51:20and David and June's future.
0:51:21 > 0:51:24First, the objectors get their chance.
0:51:24 > 0:51:2874-year-old Graham Penness has been leading the action
0:51:28 > 0:51:31group opposing the application.
0:51:31 > 0:51:33The application you have before you
0:51:33 > 0:51:35is indeed a resubmission
0:51:35 > 0:51:39of the plan unanimously rejected less than six months ago.
0:51:39 > 0:51:43So what has changed to warrant its reappearance so soon?
0:51:43 > 0:51:48Oh, the number of houses have been reduced to in the region of 1,500.
0:51:48 > 0:51:54This reduction in numbers will still generate over 3,000 extra vehicles
0:51:54 > 0:51:56into the surrounding estate roads.
0:51:56 > 0:52:00We therefore urge you to come to the same conclusion reached less
0:52:00 > 0:52:03than six months ago and refuse this flawed
0:52:03 > 0:52:08and aspirational plan which residents neither want nor need.
0:52:08 > 0:52:13Next, Redrow's senior planning manager David O'Reilly has to try
0:52:13 > 0:52:15and win over the committee.
0:52:15 > 0:52:17Transports cannot be held
0:52:17 > 0:52:19against this proposal.
0:52:19 > 0:52:22The impacts from this development will not be severe.
0:52:22 > 0:52:25This conclusion is based on evidence...
0:52:25 > 0:52:26SARCASTIC LAUGHTER
0:52:26 > 0:52:31This conclusion is based on evidence using tested methodology and is
0:52:31 > 0:52:37a conclusion shared by our transport consultants and the Highways Agency.
0:52:37 > 0:52:40We would like to confirm that we have submitted an appeal
0:52:40 > 0:52:42in respect to the 2,000-home scheme.
0:52:44 > 0:52:48If consent is granted, free from challenge, Redrow will withdraw
0:52:48 > 0:52:51the appeal to secure this scheme and provide certainty for all.
0:52:51 > 0:52:53If the committee lost at appeal,
0:52:53 > 0:52:58the council could run into hundreds of thousands of pounds in costs.
0:52:58 > 0:53:01So, traffic issues, congestion.
0:53:01 > 0:53:04In regards to the congestion statement,
0:53:04 > 0:53:06we batted a few numbers back and forth.
0:53:06 > 0:53:08We finally agreed what the numbers were
0:53:08 > 0:53:14and concurred that we expect that the impact will not be a severe impact.
0:53:14 > 0:53:16I have to say... LAUGHTER
0:53:16 > 0:53:18Excuse me, Ken. Excuse me.
0:53:18 > 0:53:22Ladies and gentlemen, please, please, do not interrupt. Thank you.
0:53:22 > 0:53:27Before the vote, Councillor Claydon opens the debate.
0:53:27 > 0:53:28It just...
0:53:28 > 0:53:35It just doesn't make any sense to pass this, because we're being...
0:53:35 > 0:53:38It's veiled threats, but the threats are there.
0:53:38 > 0:53:42The committee is being threatened that if we don't pass this,
0:53:42 > 0:53:45then, well, they've already gone to appeal on the other one
0:53:45 > 0:53:47and they might get the other one.
0:53:47 > 0:53:50Well, I say let them go to appeal on it.
0:53:50 > 0:53:55I think that what we've got is robust enough to argue it.
0:53:55 > 0:53:58And I don't think they'll win on appeal.
0:53:58 > 0:54:02We heard from the highway officer who, I have to say,
0:54:02 > 0:54:06his report didn't give me a huge amount of confidence. Erm...
0:54:07 > 0:54:12That "we batted a few numbers back and forth
0:54:12 > 0:54:14"and then we adjusted the figures".
0:54:14 > 0:54:16LAUGHTER
0:54:16 > 0:54:18Is that... Is that what we do now?
0:54:19 > 0:54:23And because we've changed at all, the impact is "not severe".
0:54:23 > 0:54:28All of us who have been on... certainly on planning over the last three years,
0:54:28 > 0:54:31have lived with making some horrible decisions.
0:54:31 > 0:54:35It's the national planning policy framework.
0:54:35 > 0:54:39It virtually takes the legs away of all of us,
0:54:39 > 0:54:43and we've turned down things which were then overturned at appeal.
0:54:43 > 0:54:45It is a tragedy we live with, and I think people just have
0:54:45 > 0:54:48to recognise that it is the decision of this government
0:54:48 > 0:54:52to actually force these sorts of planning applications through.
0:54:52 > 0:54:54Have some courage!
0:54:54 > 0:54:56ATTENDEES SHOUT OUT
0:54:56 > 0:54:59Excuse me, excuse me, Councillor Armstrong, please carry on.
0:54:59 > 0:55:01It is not about personal courage.
0:55:01 > 0:55:05We're here to make decisions based on the information before us,
0:55:05 > 0:55:07and that's the difficulty that everybody is in.
0:55:07 > 0:55:10It is a very troubling decision to take.
0:55:12 > 0:55:17We have a vote for refusal from Councillor Powell, seconded by Angela Claydon.
0:55:17 > 0:55:19Can we go to a vote, please?
0:55:19 > 0:55:21All those in favour of refusal, please show.
0:55:22 > 0:55:25- Two, Chairman.- Those against.
0:55:27 > 0:55:29CLAMOUR
0:55:29 > 0:55:34- Those who abstain? - Two abstentions, Chairman.
0:55:34 > 0:55:36The proposal is defeated.
0:55:36 > 0:55:39- Disgraceful. Shame.- It's disgraceful!
0:55:39 > 0:55:42With five votes to two and two abstentions,
0:55:42 > 0:55:44the application is passed.
0:55:44 > 0:55:48- Disgusting.- Totally stitched up. - No democracy in this country.
0:55:48 > 0:55:51Anyone who hasn't got - literally, I mean, I don't care if it's on camera of not -
0:55:51 > 0:55:55hasn't got the balls to actually vote is just...doesn't...
0:55:55 > 0:55:58Shouldn't hold office, shouldn't hold office.
0:55:58 > 0:56:00Just two hands going up, you know.
0:56:00 > 0:56:06Should be ashamed of themselves. It was all cut and dried, that was. Complete and utter waste of time.
0:56:06 > 0:56:10We're not happy at spending the rest of our lives on a building site.
0:56:11 > 0:56:16Or at least with one where we can see, hear, breathe dust,
0:56:16 > 0:56:19noise and everything that goes with it. And I'm not joking.
0:56:19 > 0:56:24I mean, I don't know how old Stuart is. I'm 77 in February.
0:56:24 > 0:56:26I rest my case.
0:56:26 > 0:56:27Little Sutton is where I am from,
0:56:27 > 0:56:31where my family have lived for 400 years.
0:56:31 > 0:56:36And this was the last big greenfield development in Little Sutton,
0:56:36 > 0:56:38so I'm very disappointed.
0:56:40 > 0:56:42I think it's the right result.
0:56:42 > 0:56:44If they didn't vote this through,
0:56:44 > 0:56:46it left a lot of other sites a lot more vulnerable,
0:56:46 > 0:56:51so, you know, you can't duck the issue that you need housing.
0:56:51 > 0:56:53You need housing, it has got to go somewhere.
0:56:53 > 0:56:56This time, they've done the responsible thing.
0:56:58 > 0:57:02I was totally disillusioned by it and no-one sort of paid any
0:57:02 > 0:57:06attention to the quality of the land here and the wildlife.
0:57:06 > 0:57:09When I listened to the speech Redrow gave, more or less
0:57:09 > 0:57:14saying they'd put back in for 2,000 if they didn't get one, it...
0:57:14 > 0:57:16You know, I was expecting it.
0:57:16 > 0:57:20With it being thrown out a couple of months ago,
0:57:20 > 0:57:22I thought it was all done and dusted.
0:57:22 > 0:57:26I thought this second meeting was just a foregone conclusion
0:57:26 > 0:57:28and it would be the same result.
0:57:28 > 0:57:32I didn't know everything would be loaded against us the way it was.
0:57:32 > 0:57:35I was just totally devastated.
0:57:41 > 0:57:42Next time,
0:57:42 > 0:57:46a father makes the ultimate sacrifice to stop a development...
0:57:46 > 0:57:50The farmers don't want it, the neighbours don't want it.
0:57:50 > 0:57:53James would lie down in front of the first bulldozer that came along.
0:57:53 > 0:57:55Yeah.
0:57:55 > 0:57:58..a new-build spoils the view for a Cotswold resident...
0:57:58 > 0:58:03It's just hideous. Just like a Colditz watchtower that I've got to
0:58:03 > 0:58:04stop at and show a pass to.
0:58:04 > 0:58:08..and a planning consultant who has an unusual approach to winning
0:58:08 > 0:58:10over the planners.
0:58:10 > 0:58:13We can either get on or do it the hard way, I suppose.