0:00:02 > 0:00:05Britain is a green and pleasant land,
0:00:05 > 0:00:07but for how long?
0:00:07 > 0:00:12We're now getting to a situation where any site's worth putting a planning application in for.
0:00:12 > 0:00:15After the biggest shake-up of the planning system in 40 years,
0:00:15 > 0:00:19the race is on to get Britain building.
0:00:19 > 0:00:20If I have a house here,
0:00:20 > 0:00:24I'm thinking about building a sort of Berlin Wall, it's got to be at least six feet high.
0:00:24 > 0:00:27So constructors are making plans...
0:00:27 > 0:00:30Whoever designed that needs to be shot.
0:00:30 > 0:00:32..objectors are making noises.
0:00:32 > 0:00:33THEY MURMUR
0:00:33 > 0:00:36I've had enough of what we've got in this town for councillors
0:00:36 > 0:00:37- and the load of- BLEEP - they're putting up.
0:00:37 > 0:00:39And neighbours are going to war.
0:00:39 > 0:00:42We always won our battles as a family
0:00:42 > 0:00:44and we'll win this one.
0:00:44 > 0:00:47In the firing line, shaping the country of the future,
0:00:47 > 0:00:49are Britain's planners.
0:00:49 > 0:00:53- But nothing happens in the hall, yeah?- No...- No, yes, no.
0:00:53 > 0:00:56Thanks for letting us visit and we'll see you on Thursday.
0:00:56 > 0:00:57SHE SOBS
0:00:57 > 0:00:59Another British planning cock-up, really.
0:00:59 > 0:01:01Ooh!
0:01:13 > 0:01:16The government wants building and construction
0:01:16 > 0:01:17to kick-start the economy.
0:01:17 > 0:01:19But where should we build?
0:01:19 > 0:01:23This is the dilemma facing planning officers up and down the country.
0:01:27 > 0:01:29The Cheshire village of Tattenhall
0:01:29 > 0:01:32is facing an unprecedented number of planning applications
0:01:32 > 0:01:35to build housing estates on its green fields.
0:01:39 > 0:01:41This village at the moment is under siege,
0:01:41 > 0:01:43it doesn't make logical sense,
0:01:43 > 0:01:47for a village that has taken 100 years to build 60 houses,
0:01:47 > 0:01:50they are now going to build 500 houses in one year.
0:01:52 > 0:01:57National house-building firms are targeting the village's green fields.
0:01:59 > 0:02:04But two local developers think they have a better solution -
0:02:04 > 0:02:06a disused brownfield site.
0:02:08 > 0:02:10Oh, big piece of chicken for you.
0:02:10 > 0:02:12No, no, no!
0:02:12 > 0:02:14- Are you a vegetarian?- No!
0:02:14 > 0:02:17The land belongs to Robin and Amanda Blackham,
0:02:17 > 0:02:20small-scale developers that specialise
0:02:20 > 0:02:23in re-using old buildings and materials.
0:02:23 > 0:02:26- That's how this house used to look. - In its heyday. 1930...
0:02:26 > 0:02:28The project they're most proud of
0:02:28 > 0:02:31is their six-bedroom Cheshire farmhouse,
0:02:31 > 0:02:35home to their children - Tallulah, Wilbur and Enza.
0:02:35 > 0:02:37That's my mum's bedroom.
0:02:37 > 0:02:39They restored it over 15 years
0:02:39 > 0:02:41and decorated it with Amanda's artwork.
0:02:41 > 0:02:45I love houses, Robin loves houses, all my art is houses.
0:02:45 > 0:02:49I love houses, yeah, it's just something we are into.
0:02:49 > 0:02:52- We've actually had a lot of fun with it.- Yeah, a lot of fun in this house.
0:02:52 > 0:02:56By the time we found it, it had been stripped of everything.
0:02:56 > 0:02:59There wasn't any running water or electric in here.
0:02:59 > 0:03:01For the first 12 months,
0:03:01 > 0:03:03we lived in one room, didn't we?
0:03:03 > 0:03:05And I'd shower in the garden
0:03:05 > 0:03:07spraying a hose pipe at me.
0:03:09 > 0:03:10It was quite entertaining
0:03:10 > 0:03:14cos the A41 would go past and we would see Robin being hosed down.
0:03:14 > 0:03:15THEY LAUGH
0:03:15 > 0:03:18It's been blood sweat and tears and a lot of love in it.
0:03:18 > 0:03:22Because all three children, you know, it's very much our home.
0:03:27 > 0:03:31Robin and Amanda run a reclamation yard a mile from Tattenhall village.
0:03:34 > 0:03:37Five years ago, they bought this two-acre site
0:03:37 > 0:03:41across the road from their yard for £932,000
0:03:41 > 0:03:44and planned to renovate the disused country pub
0:03:44 > 0:03:46and build 31 new houses.
0:03:46 > 0:03:49We are not millionaire developers.
0:03:49 > 0:03:51This obviously is the largest development we have ever done,
0:03:51 > 0:03:57we have only ever done a few sites with one and two houses on before.
0:03:57 > 0:03:58We have basically got a scheme,
0:03:58 > 0:04:01which is using the entire brownfield site here.
0:04:01 > 0:04:04And we are currently looking at 31 houses on the plot,
0:04:04 > 0:04:08two, three and for and five-bedroom houses, so a mixture.
0:04:08 > 0:04:11We've got an existing pub that would be completely restored,
0:04:11 > 0:04:15the idea is to develop a shop and an outreach post office.
0:04:16 > 0:04:19This will be the village green,
0:04:19 > 0:04:22and the housing will wrap around and comes down through here.
0:04:26 > 0:04:29The Blackhams have applied for planning permission
0:04:29 > 0:04:32on their brownfield site three times before,
0:04:32 > 0:04:35but were turned down on the grounds the site wasn't sustainable.
0:04:37 > 0:04:39It's over a mile from the village,
0:04:39 > 0:04:42down a dangerous road with no footpath.
0:04:44 > 0:04:46With the big developers moving into the village,
0:04:46 > 0:04:49the Blackhams' proposals could be overshadowed.
0:04:50 > 0:04:54Our concern is that if they do get the green field,
0:04:54 > 0:04:59because they have got the power, big lawyers, big bank balances...
0:04:59 > 0:05:02So they've got a lot of wedge behind them,
0:05:02 > 0:05:05then the housing saturation will be done in this area.
0:05:05 > 0:05:11This will leave the brownfield site in more of decay and not used.
0:05:11 > 0:05:13With thousands tied up in the land,
0:05:13 > 0:05:17the Blackhams have to get their fourth application through.
0:05:17 > 0:05:20This has taken five years to get it to this point.
0:05:20 > 0:05:25If it doesn't happen this time, we've pretty well lost everything, haven't we?
0:05:25 > 0:05:30We couldn't carry on with the business. Everything goes. It's the end of the line.
0:05:34 > 0:05:37Rain, hail, sleet, snow, flood,
0:05:37 > 0:05:40pestilence, hurricanes, plague of frogs.
0:05:40 > 0:05:42You name it we have been there.
0:05:43 > 0:05:47Fiona Edwards, head planner at Cheshire West and Chester Council
0:05:47 > 0:05:50is considering the Blackhams' latest plans.
0:05:50 > 0:05:54Her team has always recommended the site be developed in the past,
0:05:54 > 0:05:59only for it to be thrown out on appeal.
0:05:59 > 0:06:03If this was bang in the middle of the village, in pure planning policy terms,
0:06:03 > 0:06:05it would have every green light above it.
0:06:05 > 0:06:09But the planning inspector didn't consider this was a sustainable site
0:06:09 > 0:06:12because it is about a mile away from Tattenhall.
0:06:14 > 0:06:16It was too far away from facilities.
0:06:16 > 0:06:21People wouldn't walk to Tattenhall to use the shops. They would use the car.
0:06:27 > 0:06:31The Blackhams could make nearly a million if the scheme goes ahead.
0:06:32 > 0:06:35If it doesn't, they may need to sell their home.
0:06:37 > 0:06:41These guys know, because we're always going to planning meetings,
0:06:41 > 0:06:45Another babysitter - Mummy and Daddy are going to another planning meeting.
0:06:45 > 0:06:51It's a stress that nobody needs in their lives for more than six months let alone five years.
0:06:53 > 0:06:57We want to get this planning over with and have a nice life.
0:06:59 > 0:07:01No second chance now.
0:07:01 > 0:07:06We have to take that through planning on that site because otherwise it's worthless.
0:07:06 > 0:07:10We have to do it to keep the house and keep everything else working.
0:07:10 > 0:07:13We've got to do it. We have no choice.
0:07:16 > 0:07:19The planners can only recommend whether the housing developments
0:07:19 > 0:07:22in Tattenhall should be approved or rejected.
0:07:23 > 0:07:27The three greenfield proposals and Blackhams' brownfield site
0:07:27 > 0:07:29will be decided by the planning committee.
0:07:32 > 0:07:38And there is a powerful objector to the schemes - Mike Jones, the Tattenhall ward councillor
0:07:38 > 0:07:42and leader of West Cheshire and Chester Council.
0:07:42 > 0:07:47All the developers think that they could make a bit of money by doing a lot of development in Tattenhall,
0:07:47 > 0:07:52but that very development would ruin what is a very vibrant and nice place to live.
0:07:55 > 0:08:01It's going to be a 70% increase if all these houses were built and I think that is fundamentally wrong
0:08:01 > 0:08:03in a small community like Tattenhall.
0:08:11 > 0:08:15When it comes to buildings, beauty is in the eye of the beholder.
0:08:17 > 0:08:20Planners have to encourage good design,
0:08:20 > 0:08:23but design is more important to some than to others.
0:08:25 > 0:08:27It's a big extension, isn't it?
0:08:27 > 0:08:31Yes, it's an extremely substantial extension.
0:08:31 > 0:08:35In Rochdale, planners Rebecca Coley and Peter Rawlinson
0:08:35 > 0:08:40are considering plans to extend an Islamic Community Centre on the site of an old pub.
0:08:43 > 0:08:46It looks to me as though no imagination or thought
0:08:46 > 0:08:49for the wider environment in this scheme whatsoever.
0:08:49 > 0:08:50Absolutely none.
0:08:50 > 0:08:53Do the cheapest, not necessarily the most cheerful.
0:08:55 > 0:09:01It's certainly not of the quality that I would want to see in Rochdale.
0:09:03 > 0:09:09Rebecca needs to decide if the proposed extension will be in keeping with its surroundings.
0:09:11 > 0:09:14It will start here, off this corner, all the way down...
0:09:27 > 0:09:29..to here, somewhere in the bushes.
0:09:32 > 0:09:35It is also proposed to be built in brick rather than the render
0:09:35 > 0:09:39that the rest of the building is in, which is a bit of a contrast.
0:09:39 > 0:09:45On the far side, facing into the industrial estate, there's no windows proposed.
0:09:45 > 0:09:50It is literally a 32 metre long, six meter high blank brick wall.
0:09:50 > 0:09:52That's it. Nothing else.
0:09:52 > 0:09:59This is a poor scheme which has simply looked at the size of the site and put a building on it.
0:10:03 > 0:10:06There are 17 mosques in Rochdale,
0:10:06 > 0:10:09but this building is the only one serving the small
0:10:09 > 0:10:11community of Shia Muslims who live in the town.
0:10:13 > 0:10:16We are only a subsection of the Muslim community.
0:10:16 > 0:10:20We follow the teachings of the family of Mohammed, Peace Be Upon Him.
0:10:22 > 0:10:25Twelve years ago, the disused pub was given a new lease of life
0:10:25 > 0:10:31when the Shia community bought the building and the Mustafa Islamic Centre opened.
0:10:31 > 0:10:34That's a good question. It's a very good question.
0:10:34 > 0:10:38Raza Hussain teaches at the Sunday school.
0:10:38 > 0:10:42Why would Allah ask him to do something that was so difficult?
0:10:43 > 0:10:47They are making cards over here and posters there, discussing philosophical ideas
0:10:47 > 0:10:50and we are still sitting on floors like we did when I was a kid.
0:10:53 > 0:10:56We don't have enough room for chairs.
0:10:56 > 0:11:01These areas act as everything for us, classrooms, function rooms, lecture halls.
0:11:01 > 0:11:05We use all of the same space for all of that.
0:11:05 > 0:11:08Syed Shah and Zulfiqar Shah manage the centre
0:11:08 > 0:11:12and have been planning the extension for two-and-half years.
0:11:12 > 0:11:14We desperately need a better place.
0:11:14 > 0:11:19Especially for the ladies because they are using upstairs.
0:11:19 > 0:11:25They are struggling, especially disabled. We have to carry them up stairs.
0:11:25 > 0:11:31It's got a lift for the disabled. It's got all the things that we need,
0:11:31 > 0:11:35This is the future for our community's teenagers.
0:11:37 > 0:11:41But the design of the building isn't the only issue for Rebecca and the planners.
0:11:44 > 0:11:49It is a very busy area, industrial area, served by large lorries and wagons.
0:11:50 > 0:11:53Planning policy requires that a new building like this one
0:11:53 > 0:11:58has one car parking space for every five square meters of floor space.
0:12:00 > 0:12:06This development should have 115 car parking spaces for the proposed amount of floor space.
0:12:06 > 0:12:08They are only proposing three.
0:12:08 > 0:12:12We think the consequences of that is that people would park either side of this street
0:12:12 > 0:12:14and you wouldn't be able to get a HGV down.
0:12:14 > 0:12:19My biggest frustration with it is that we put an alternative scheme to them.
0:12:19 > 0:12:22And they are not willing to negotiate and not willing to listen.
0:12:22 > 0:12:26Rebecca's team asked the community to change their plans
0:12:26 > 0:12:29and build a smaller centre with more parking.
0:12:29 > 0:12:31But they refused.
0:12:31 > 0:12:34These issues with the road safety, the HGVs, traffic, parking...
0:12:34 > 0:12:39we use our centre predominantly in the evenings and on a weekend as well.
0:12:39 > 0:12:42So, when parking is required, there's no HGVs going around,
0:12:42 > 0:12:45this place is dead, this area is quiet.
0:12:47 > 0:12:49With no compromise being found,
0:12:49 > 0:12:54Rochdale's planners are going to try to stop the development going ahead.
0:12:54 > 0:12:57We are recommending this application for refusal.
0:12:57 > 0:13:01As planners, we should always try to improve the environment - it's a fundamental of being a planner.
0:13:01 > 0:13:05You don't say, "Oh, it's a bit scruffy so it doesn't matter."
0:13:05 > 0:13:06It does matter.
0:13:09 > 0:13:11We really need it.
0:13:11 > 0:13:15If we can't get the permission it is a real disaster for us.
0:13:25 > 0:13:30Britain's planners deal with almost half a million applications every year.
0:13:30 > 0:13:33But not everyone gets permission before they build.
0:13:35 > 0:13:41In Gloucestershire, planner Phil Skill is dealing with a homeowner who has built a new shed
0:13:41 > 0:13:44and now needs retrospective permission to keep it.
0:13:46 > 0:13:52What we have got here is an application for a big, steel shed,
0:13:52 > 0:13:56sort of industrial scale and size and materials.
0:13:56 > 0:14:00Unfortunately for them, there is a road that goes around the back.
0:14:00 > 0:14:04If you've got a road at the front and at the back, you've got two fronts, if you like.
0:14:04 > 0:14:08So, they could not benefit from permitted development rights.
0:14:08 > 0:14:12Building an extension, garage, or shed on land next to a road
0:14:12 > 0:14:16is not allowed unless its got planning permission.
0:14:16 > 0:14:20They said, fair enough, gov. Hands up. We'll put an application in.
0:14:20 > 0:14:24We got an application and here we are adjudicating on it.
0:14:26 > 0:14:31The applicant in question, is truck mechanic Ian Ruther.
0:14:31 > 0:14:33For Ian, large vehicles are a way of life.
0:14:34 > 0:14:39Collection of small toys, small tractor I have got there. Probably my most useful bit of kit.
0:14:39 > 0:14:43I mow the grass with it. It's versatile and useful.
0:14:44 > 0:14:47Ian has motorbikes, an industrial scale trailer
0:14:47 > 0:14:51and an articulated lorry that he's converting into a campervan.
0:14:53 > 0:14:56But his pride and joy is his Unimog.
0:14:58 > 0:15:00It's a vintage German-built off roader
0:15:00 > 0:15:04and cost £15,000.
0:15:04 > 0:15:08First sat in one of these in 1980, at the Smithfield show in London.
0:15:08 > 0:15:13Wanted one ever since, saved up, bought one now.
0:15:13 > 0:15:16Spent six months restoring this, weekends and evenings,
0:15:16 > 0:15:18and fiddle with it to my heart's content.
0:15:23 > 0:15:28Classed as a classic now, a collector's piece.
0:15:28 > 0:15:32It's a toy really. A boyhood fantasy I think, never grew up.
0:15:39 > 0:15:42Supporting Ian in his love for all things big
0:15:42 > 0:15:45is his wife of 21 years, Sarah.
0:15:46 > 0:15:50I see him occasionally! I don't mind. I know where he is.
0:15:50 > 0:15:56He's happy. That's all that matters. He likes playing with big toys.
0:15:56 > 0:15:59Regular jacks don't get you anywhere.
0:15:59 > 0:16:03We bought this house because it had all the land with it.
0:16:03 > 0:16:06Where we were before, he was never able to do that.
0:16:06 > 0:16:11We don't feel we've actually done anything wrong. He's put up a shed
0:16:11 > 0:16:14and basically that is all it is. He's put up a shed.
0:16:14 > 0:16:17He's now been told that he can't have his shed.
0:16:17 > 0:16:19But this isn't the first time
0:16:19 > 0:16:22Ian's had trouble with his home improvements.
0:16:22 > 0:16:27Neighbours have reported him to planners on ten separate occasions.
0:16:27 > 0:16:29When I moved here first, there was a stone wall,
0:16:29 > 0:16:32where you'll see this wooden fence.
0:16:32 > 0:16:35I applied to the council to remove the wall and put a fence up.
0:16:35 > 0:16:37They gave me written permission.
0:16:37 > 0:16:40Three of the complaints that came in now, that was 11 years ago,
0:16:40 > 0:16:42say, "He took a wall out he shouldn't have taken out."
0:16:45 > 0:16:48Now the neighbours are suspicious about Ian's trucks
0:16:48 > 0:16:50and the new building to house them.
0:16:51 > 0:16:54They see me working in here most weekends.
0:16:54 > 0:16:57They see things coming in and out, they see trailers.
0:16:57 > 0:17:00They see my Unimog going in and out.
0:17:00 > 0:17:01To them, I'm running a business
0:17:01 > 0:17:04because people don't understand what you do.
0:17:04 > 0:17:07Instead of asking a question and coming to see you.
0:17:07 > 0:17:10That's probably why my direct neighbours don't complain
0:17:10 > 0:17:12because they know me and understand what I do.
0:17:18 > 0:17:20But some neighbours have contacted the council
0:17:20 > 0:17:23to formally object to Ian's shed.
0:17:28 > 0:17:30They're worried this is more than a hobby
0:17:30 > 0:17:33and Ian is running a repair business from his house.
0:17:33 > 0:17:38Ian, who has applied for it, is saying it's for domestic use.
0:17:38 > 0:17:40I don't think anyone believes that.
0:17:40 > 0:17:44There must be rules that say you can't develop commercial operations.
0:17:44 > 0:17:47- We want them implemented in this case.- If that is the case.
0:17:47 > 0:17:51You're not allowed to run commercial operations from domestic premises,
0:17:51 > 0:17:52and he is.
0:17:52 > 0:17:56He's not running a business. It's a shame really.
0:17:56 > 0:18:01It just leaves a really nasty aftertaste in the mouth.
0:18:01 > 0:18:05You just hope that the process represents what everybody thinks
0:18:05 > 0:18:08and that's what you pay your rates and your taxes for,
0:18:08 > 0:18:11for the law to be upheld.
0:18:11 > 0:18:13If we all started carrying on like him,
0:18:13 > 0:18:17all of our lives would be blighted by people who have no real sort
0:18:17 > 0:18:21of empathy with anyone else. That's the way I look at it.
0:18:23 > 0:18:25Any complaint is totally unfounded,
0:18:25 > 0:18:27It's not encroaching on anybody else's land,
0:18:27 > 0:18:29it's not affecting anybody's light.
0:18:29 > 0:18:32People who are half a mile away who are unhappy with it,
0:18:32 > 0:18:38I really think they need to watch a bit more daytime TV.
0:18:40 > 0:18:44If the planners decide Ian is running a business,
0:18:44 > 0:18:46then the shed will have to come down.
0:18:46 > 0:18:48In this case, what we've got
0:18:48 > 0:18:52is somebody with large pieces of machinery in their back garden.
0:18:52 > 0:18:56I suppose from his profession, it could be seen
0:18:56 > 0:19:00that he might be doing it on a commercial basis.
0:19:00 > 0:19:02We're investigating that at the moment.
0:19:02 > 0:19:07If they were for commercial gain, we would be taking enforcement action.
0:19:15 > 0:19:18In Tattenhall in Cheshire, Robin and Amanda Blackham
0:19:18 > 0:19:23want to build 31 houses on their brownfield site.
0:19:28 > 0:19:32Their chief opponent is council leader Mike Jones.
0:19:33 > 0:19:36He's a full-time councillor and has campaigned
0:19:36 > 0:19:37against their previous applications
0:19:37 > 0:19:41because the site is too far from the village.
0:19:42 > 0:19:45The real objection to it was sticking 40 houses
0:19:45 > 0:19:47in the middle of nowhere with no facilities for the community
0:19:47 > 0:19:49and young people that would live there.
0:19:49 > 0:19:52No pavement and cars travelling at 60 mph in each direction.
0:19:52 > 0:19:54I objected to it on that basis.
0:19:54 > 0:19:58I won that argument both in council and with the inspector.
0:19:59 > 0:20:02My job is to represent the community.
0:20:02 > 0:20:05I've agreed in principle that site should be developed
0:20:05 > 0:20:07but it had to be developed in the right way.
0:20:08 > 0:20:11If you're negotiating with these hard-nosed developers
0:20:11 > 0:20:14who are going to make a couple of million quid out of these things,
0:20:14 > 0:20:16and I've got no problem with that, but they do it on the basis
0:20:16 > 0:20:19they do what's right for the community,
0:20:19 > 0:20:20not for them as individuals.
0:20:22 > 0:20:26But for this latest application, the Blackhams think they've found
0:20:26 > 0:20:29a solution to councillor Jones's objections.
0:20:29 > 0:20:33As well as re-opening the pub with its own post office,
0:20:33 > 0:20:36they've offered to spend £400,000
0:20:36 > 0:20:41laying a footpath from their site to the village, over a mile away.
0:20:42 > 0:20:46This hedge here's going to be moved backwards
0:20:46 > 0:20:49and we're just going to connect the footpath all the way back
0:20:49 > 0:20:51into the village of Tattenhall.
0:20:53 > 0:20:56It seems crazy but it's all about sustainability
0:20:56 > 0:20:58and for us to get our planning we're going to need
0:20:58 > 0:21:01all the sustainability ticks of the boxes.
0:21:01 > 0:21:04This was Robin's brainwave.
0:21:05 > 0:21:07It's going to cost an awful lot
0:21:07 > 0:21:10but we are willing to do that to get our planning
0:21:10 > 0:21:14and that's the corner we have been pushed into over the years.
0:21:21 > 0:21:24The council's highway office will decide if the footpath
0:21:24 > 0:21:29is a good way to connect the development with the rest of the village.
0:21:30 > 0:21:32I've always enjoyed highways.
0:21:32 > 0:21:35It's always been a passion if I could say that.
0:21:37 > 0:21:41I like transport generally. I like large transport, HGVs.
0:21:44 > 0:21:47I think I am quite unique perhaps.
0:21:47 > 0:21:50I'm sure people would nod when I say that.
0:21:52 > 0:21:55Approval from Ken could go a long way towards answering
0:21:55 > 0:21:58critics of the Blackhams' plans.
0:21:58 > 0:22:01We have got to make sure that users of the highway
0:22:01 > 0:22:05are as safe, or safer, as a result of this development.
0:22:07 > 0:22:11My concerns are the design of the footway,
0:22:11 > 0:22:14and there is the risk of the hedge growing out
0:22:14 > 0:22:18and becoming an obstruction on the footway so I have got
0:22:18 > 0:22:22to make sure that the footway has sufficient width behind it.
0:22:26 > 0:22:28I hope it ticks all the boxes
0:22:28 > 0:22:30because at the end of the day, that's what we are here for.
0:22:30 > 0:22:34To get development, to get people in houses.
0:22:34 > 0:22:37It's Desperate Dan stuff in this country at the moment, isn't it?
0:22:41 > 0:22:46When Ken's report comes in, it supports the Blackhams' footpath.
0:22:46 > 0:22:48They've got the support of the planners,
0:22:48 > 0:22:50now they've got to get past Mike Jones
0:22:50 > 0:22:53and the other councillors on the planning committee.
0:22:53 > 0:22:56We think they have made enough of a difference now.
0:22:56 > 0:22:58We can say it is sustainable development.
0:22:58 > 0:23:01So we will look forward to seeing what the planning committee
0:23:01 > 0:23:04have to say and whether our recommendation for approval
0:23:04 > 0:23:05is the right one.
0:23:05 > 0:23:08We'll await the deliberations with interest.
0:23:13 > 0:23:15We are apprehensive again.
0:23:15 > 0:23:18Every time we have got to this point where everybody's behind it,
0:23:18 > 0:23:22it's a ridiculous situation thinking it's going to get knocked back again.
0:23:22 > 0:23:26Obviously, as the leader of the council, he's so powerful
0:23:26 > 0:23:29he seems to be able to turn the strategic planning committee.
0:23:29 > 0:23:33Robin has done everything that the planners have asked.
0:23:33 > 0:23:35Every box is ticked, everybody is supporting it
0:23:35 > 0:23:38apart from our one fly in the ointment.
0:23:49 > 0:23:53Across Britain, most homeowners can do minor building work
0:23:53 > 0:23:56under what's known as permitted development.
0:23:56 > 0:24:01But some housing estates have these rights taken away.
0:24:01 > 0:24:03If owners build a shed or put up a fence,
0:24:03 > 0:24:07there's a chance the neighbours can complain to the planning department,
0:24:07 > 0:24:11and they'll have to apply for retrospective planning permission.
0:24:11 > 0:24:14If a neighbour sees someone building something
0:24:14 > 0:24:17and they haven't got planning permission, the first thing they do
0:24:17 > 0:24:20is ring the council and you can find yourself
0:24:20 > 0:24:22in the middle of a neighbour dispute.
0:24:22 > 0:24:26It's tricky but you have to make the right decision.
0:24:27 > 0:24:31In Cheltenham, Stuart Millar's planning dispute started
0:24:31 > 0:24:35when he pulled down his hedge and replaced it with a small fence.
0:24:37 > 0:24:40We've been here three years now.
0:24:40 > 0:24:43Just got round to doing the gardens. It was completely overgrown.
0:24:43 > 0:24:46Took all the overgrown bushes and hedges away.
0:24:46 > 0:24:50Put a fence up. Keep the kids in, let them play safely.
0:24:50 > 0:24:54He's off down the road before you know it.
0:24:54 > 0:24:57And he's quite hard to catch when he's got a head start.
0:24:57 > 0:25:01Come out now? You have locked my gate.
0:25:03 > 0:25:07Stuart lives on a typical '70s open plan estate
0:25:07 > 0:25:10where all development is restricted to protect the open plan design.
0:25:12 > 0:25:16So when Stuart erected his two foot fence without planning permission,
0:25:16 > 0:25:21he didn't just break planning laws, he also upset a neighbour.
0:25:21 > 0:25:27John Newbury, a retired engineer who enjoys crafting his own furniture.
0:25:27 > 0:25:29I decided I wanted to have a sofa.
0:25:29 > 0:25:35I decided a conversational sofa would actually be ideal.
0:25:35 > 0:25:39You can turn it into somewhere to sleep when you want to have a doze.
0:25:39 > 0:25:42Quite a useful piece of furniture, really.
0:25:48 > 0:25:51John has lived on the estate for the last 37 years.
0:25:52 > 0:25:57It was built when open plan estates were the thing.
0:25:57 > 0:26:01Because of the open aspect of the path, you don't feel hemmed in.
0:26:03 > 0:26:07There are some gardens that have pleasant flower displays
0:26:07 > 0:26:11and this is an attractive feature for passing pedestrians.
0:26:11 > 0:26:14And he was walking past all day as we were taking the hedge out
0:26:14 > 0:26:17and sort of building and just as we finished,
0:26:17 > 0:26:22he wanders up with the land registry papers in hand waving them.
0:26:22 > 0:26:26There's a covenant saying that you can't build out in front of the house.
0:26:26 > 0:26:29Which is fair enough except for the fact that the hedge
0:26:29 > 0:26:32that the fence was replacing was twice the height
0:26:32 > 0:26:36and three or four times the width.
0:26:36 > 0:26:38John complained to his local councillor
0:26:38 > 0:26:41who brought the fence to the attention of the enforcement team
0:26:41 > 0:26:43at the council.
0:26:43 > 0:26:45Nine times out of ten for a fence like that,
0:26:45 > 0:26:49you don't need planning permission, but in that particular estate
0:26:49 > 0:26:52they need planning permission, so we had no choice
0:26:52 > 0:26:56but to ask for a planning application.
0:26:56 > 0:26:58With a formal application submitted,
0:26:58 > 0:27:02the public have a right to object or support the fence.
0:27:02 > 0:27:07I said this is an inappropriate development for an open plan estate.
0:27:07 > 0:27:09"The attractiveness of pedestrian routes relies upon
0:27:09 > 0:27:12"the ability to enjoy floral displays,
0:27:12 > 0:27:17"quirky gnome arrangements, individual blooms that are passed.
0:27:17 > 0:27:20"Erecting a fence makes the route less attractive
0:27:20 > 0:27:23"and so discourages people to walk."
0:27:26 > 0:27:30Unless he's really small, I can't see how the fence is going
0:27:30 > 0:27:33to stop him seeing into the garden, to be honest.
0:27:33 > 0:27:37It's the principle. He feels like he can come in
0:27:37 > 0:27:41and do what he likes. You have to abide by the rules.
0:27:41 > 0:27:44I don't see that it has it upset anyone that much.
0:27:44 > 0:27:47It obviously has upset one person that much.
0:27:47 > 0:27:50Whether it's the fence or something else, I don't know.
0:27:50 > 0:27:52Only he will know.
0:27:54 > 0:27:57I actually offered the land registry documents,
0:27:57 > 0:28:00and he actually told me to push off, you see.
0:28:02 > 0:28:08He effectively said "I am going to ignore your views, so go away."
0:28:12 > 0:28:14Now planner Martin must decide
0:28:14 > 0:28:17if the fence is in keeping with the estate.
0:28:18 > 0:28:20When dealing with larger applications
0:28:20 > 0:28:23or smaller applications, you have to consider in the same way.
0:28:23 > 0:28:26Is it an appropriate form of development?
0:28:26 > 0:28:31If it isn't, what would we want to suggest?
0:28:31 > 0:28:34We don't want to make people knock things down for the sake of it.
0:28:34 > 0:28:37At the same time, if something is clearly unacceptable
0:28:37 > 0:28:41we do have to make the right decision.
0:28:50 > 0:28:52In Gloucestershire, Ian and Sarah Ruther
0:28:52 > 0:28:55have built a shed without planning permission.
0:28:55 > 0:28:59They need to convince the planners it's just to house
0:28:59 > 0:29:03Ian's beloved Unimog, rather than a place to carry out
0:29:03 > 0:29:05his work as a truck mechanic.
0:29:06 > 0:29:09Any complaints that have been made have all been made
0:29:09 > 0:29:12about the fact he's running a business,
0:29:12 > 0:29:14and it's absolutely crystal clear that he's not.
0:29:14 > 0:29:17He hasn't got the time for that. He's got a full-time job
0:29:17 > 0:29:20which he's on call for 24/7.
0:29:20 > 0:29:22He's not running a business,
0:29:22 > 0:29:25he's just tinkering with lots of large toys.
0:29:28 > 0:29:30Objectors fear Ian's running a business,
0:29:30 > 0:29:34so now the committee will decide if he has to take the shed down.
0:29:36 > 0:29:39We like to take the members there. We put them on a bus
0:29:39 > 0:29:43and we take them round all the sites. Keep them corralled.
0:29:43 > 0:29:45Like herding cats sometimes, to be quite honest.
0:29:45 > 0:29:49But before they can make up their minds about the over-sized shed...
0:29:49 > 0:29:52Locked, isn't it? That way.
0:29:52 > 0:29:54..they need to get in to see it.
0:29:54 > 0:29:57I don't know if you can see enough on tip-toe.
0:29:59 > 0:30:01You can see just through there.
0:30:03 > 0:30:05It is a retrospective application,
0:30:05 > 0:30:08considerably larger than a domestic shed.
0:30:08 > 0:30:11We've got nothing to hide, we have done nothing wrong.
0:30:11 > 0:30:14But even so you still feel they're intruding and it's just excuse
0:30:14 > 0:30:17for them to come round and have a good old nosy
0:30:17 > 0:30:19at what you've got in your garden.
0:30:20 > 0:30:23Hello, I was going to say that if you wanted to see,
0:30:23 > 0:30:25- it's best to come round the front. - That's fine.
0:30:25 > 0:30:28We wanted to have a look at where the vehicles
0:30:28 > 0:30:30came in and out as well, you see.
0:30:31 > 0:30:32And here we have it.
0:30:32 > 0:30:35To some extent with retrospectives they are quite good,
0:30:35 > 0:30:37- because you can see it.- Yes!
0:30:37 > 0:30:41So we can go up and actually stand in the shade of the building.
0:30:41 > 0:30:42And not get rained on.
0:30:44 > 0:30:47Really the issue in terms of the local community here, really,
0:30:47 > 0:30:51was use and commercial use. I think that's the issue.
0:30:51 > 0:30:54It's coming in and out on to quite a narrow lane
0:30:54 > 0:30:57if there is commercial use here.
0:30:57 > 0:31:00It's disgraceful the amount of people that obviously have got
0:31:00 > 0:31:03far too much time on their hands, to actually come round
0:31:03 > 0:31:05and have a look at somebody's garden.
0:31:05 > 0:31:07All done then? Thank you very much.
0:31:07 > 0:31:10Councillors don't receive a salary,
0:31:10 > 0:31:13they're local people who represent their community
0:31:13 > 0:31:16and have the power to act on their behalf.
0:31:16 > 0:31:18I think it was useful to see that.
0:31:18 > 0:31:21You've actually got to go in and sense it
0:31:21 > 0:31:26and actually get the 360 degree view of it all.
0:31:26 > 0:31:29Because it's affecting people's lives. At the end of the day
0:31:29 > 0:31:32this person is going to, might have to have his shed knocked down.
0:31:32 > 0:31:34We want to get out and feel the atmosphere!
0:31:34 > 0:31:36HE CHUCKLES
0:31:38 > 0:31:42Ian prefers to let his hands do the talking,
0:31:42 > 0:31:46so at the planning committee Sarah is going to make the speech.
0:31:46 > 0:31:51I want to sort of like personalise it a bit, make you look human!
0:31:51 > 0:31:53All right, best of luck.
0:31:53 > 0:31:55THEY CHUCKLE
0:31:55 > 0:31:57I mean, the thing is, you've only got three minutes so...
0:31:57 > 0:32:00I daresay there will be somebody there with a clapperboard
0:32:00 > 0:32:02stopping me as soon as I start.
0:32:03 > 0:32:06The planning officers have reached their decision,
0:32:06 > 0:32:10but the fate of Ian's shed rests with the planning committee.
0:32:10 > 0:32:13Our recommendation will be for approval,
0:32:13 > 0:32:16we can't see any reason why it should be refused
0:32:16 > 0:32:19but it's just as easy for the members
0:32:19 > 0:32:22to take a different view of it and come to the other conclusion,
0:32:22 > 0:32:25that it's wrong and that they want to refuse it.
0:32:36 > 0:32:39In Rochdale, Shia Muslims want to extend their community centre.
0:32:41 > 0:32:44The build will cost £250,000
0:32:44 > 0:32:46and the community are at full stretch to fund
0:32:46 > 0:32:48a no-frills development.
0:32:50 > 0:32:53As a community we will put the money together
0:32:53 > 0:32:54to pay for the building work.
0:32:54 > 0:32:58One of the main pillars, if you like, of Islam is to pay
0:32:58 > 0:33:01this portion of your earnings towards the community.
0:33:01 > 0:33:04There are so many ladies that say if you don't have any money...
0:33:04 > 0:33:08If you go through with this, we will offer you our jewellery.
0:33:10 > 0:33:13But the planners are recommending refusal.
0:33:13 > 0:33:18Rebecca Coley is objecting to the building's unimaginative design.
0:33:18 > 0:33:20She never switches off, really.
0:33:20 > 0:33:22She'll always spot something which
0:33:22 > 0:33:25she wouldn't have given planning permission for.
0:33:25 > 0:33:26That's true, yes.
0:33:26 > 0:33:30In fact she could give you a tour probably and point them out.
0:33:31 > 0:33:33But stopping development can make planners unpopular.
0:33:33 > 0:33:38You are often dealing with people's hopes and dreams.
0:33:38 > 0:33:41They've invested a lot in drawing up the plans.
0:33:41 > 0:33:44And then to come up against someone who's saying,
0:33:44 > 0:33:48"No," it can be very hard for people, and understandably so.
0:33:53 > 0:33:55The community lobbied their ward councillor
0:33:55 > 0:33:58to get the decision taken out of the hands
0:33:58 > 0:34:02of Rebecca's planning team and before the elected councillors.
0:34:02 > 0:34:05Now the councillors are on a visit to the site.
0:34:07 > 0:34:12Wow. Wow, I didn't know it was going to be that large.
0:34:12 > 0:34:17This is the elevation that is going to be completely blank,
0:34:17 > 0:34:20- all the way down to there. - It is quite big.
0:34:20 > 0:34:22- You are right about the parking space.- Too few.
0:34:22 > 0:34:24It needs more than three.
0:34:24 > 0:34:26I was surprised how big the development was,
0:34:26 > 0:34:28you know, when I came to look at it.
0:34:28 > 0:34:31When Rebecca got the drawings out, I didn't know it was that big.
0:34:31 > 0:34:34That's the idea of a site visit,
0:34:34 > 0:34:37so we come along and we're not just going cold at it,
0:34:37 > 0:34:40we've got a feeling of what's going on.
0:34:40 > 0:34:43The planning committee members represent a cross section
0:34:43 > 0:34:48of the community, from a retired fire officer to a restaurateur.
0:34:51 > 0:34:54Their vote will decide the building's fate.
0:34:57 > 0:35:01I hope the councillors understand our needs
0:35:01 > 0:35:05and hopefully we will get the planning permission for this.
0:35:05 > 0:35:08Fingers crossed, yeah.
0:35:08 > 0:35:10Pray to God.
0:35:13 > 0:35:17In Tattenhall, Cheshire, the planning committee are considering
0:35:17 > 0:35:20four applications to build housing estates.
0:35:20 > 0:35:25Three are on green fields and one is on a brownfield site.
0:35:25 > 0:35:27Never known anything like it...
0:35:27 > 0:35:31- Most unusual.- ..in 17 years of being on the planning committee.
0:35:31 > 0:35:34The big national house builders want to build
0:35:34 > 0:35:36350 new homes on green fields.
0:35:38 > 0:35:41Individually they are probably not a problem,
0:35:41 > 0:35:43but I'm unsure about them coming together.
0:35:45 > 0:35:48The committee members represent their voting constituents,
0:35:48 > 0:35:52so the impact on the community is at the forefront of their minds.
0:35:54 > 0:35:57- So that's the application site. - How many houses?
0:35:57 > 0:35:59They are saying in the order of 137.
0:35:59 > 0:36:02That's the proposed layout.
0:36:02 > 0:36:05Have we heard from the people living here and people up there?
0:36:05 > 0:36:07- Yes.- Right.
0:36:07 > 0:36:11- The general the response has been highly negative.- OK.
0:36:13 > 0:36:18The villagers have formed action groups to save their green fields.
0:36:18 > 0:36:20It's a small insignificant little field
0:36:20 > 0:36:25- but it means a lot to the neighbours here.- 70 houses they wish to build.
0:36:27 > 0:36:31Instead of building on these fields, they'd rather have houses
0:36:31 > 0:36:34on the land owned by Amanda and Robin Blackham.
0:36:34 > 0:36:37It's on a disused brownfield site a mile away,
0:36:37 > 0:36:40so it's not in anyone's backyard.
0:36:42 > 0:36:45It's a brownfield site, yeah, develop it.
0:36:45 > 0:36:48What he's suggesting, it's not a massive development,
0:36:48 > 0:36:51it will be an improvement to what we've got now.
0:36:51 > 0:36:53I think the general feeling in the village is that
0:36:53 > 0:36:56it is an acceptable development for a site that frankly
0:36:56 > 0:36:59for a number of years now has been an eyesore.
0:37:01 > 0:37:04The planning committee must decide if they agree with residents
0:37:04 > 0:37:07or if they think that the Blackhams' planning application
0:37:07 > 0:37:09should be refused again.
0:37:09 > 0:37:12It has twice been through a public enquiry
0:37:12 > 0:37:16and has been quite thoroughly investigated previously.
0:37:16 > 0:37:18The key issue was the issue of sustainability.
0:37:18 > 0:37:22Obviously it provides a footpath and cycleway link
0:37:22 > 0:37:24from here back into Tattenhall.
0:37:24 > 0:37:27- OK, thanks very much. - That's the key change between
0:37:27 > 0:37:30what you've seen before and what's been through appeal before
0:37:30 > 0:37:32- and what you have before you today. - Right, thank you.
0:37:32 > 0:37:36Some of the councillors on this planning committee
0:37:36 > 0:37:40are the same members who refused the Blackhams' previous applications.
0:37:41 > 0:37:45Very interesting. It has been to planning before and it was refused.
0:37:45 > 0:37:50It's not sustainable, with any local shops or anything, is it?
0:37:50 > 0:37:52Yes. But we'll have to see.
0:37:52 > 0:37:54Yes, I can't comment any further.
0:37:57 > 0:38:00The planning committee meeting will decide which,
0:38:00 > 0:38:03if any, of the four schemes should get planning permission.
0:38:06 > 0:38:09Fiona Edwards and her team are under pressure to approve
0:38:09 > 0:38:145,000 new homes over five years, so she is recommending approval
0:38:14 > 0:38:17for all of these controversial applications.
0:38:18 > 0:38:21We're in uncharted waters and we're recommending approval
0:38:21 > 0:38:25for all of these schemes and, I guess, the man in the street,
0:38:25 > 0:38:28quite rightly, would think we are crazy and why are we doing it?
0:38:31 > 0:38:33Your gut feeling is that's too many
0:38:33 > 0:38:36dwellings in a settlement of this size at one go.
0:38:36 > 0:38:38But there's nothing in planning policy terms
0:38:38 > 0:38:40that says that we can refuse this.
0:38:40 > 0:38:44Tattenhall ward councillor and full-time council leader Mike Jones
0:38:44 > 0:38:47fiercely opposes Fiona's recommendation.
0:38:47 > 0:38:49And at a planning committee meeting
0:38:49 > 0:38:53he can raise his objections on behalf of his constituents.
0:38:54 > 0:38:56It's beyond common sense.
0:38:56 > 0:38:59These developers have not established that need for
0:38:59 > 0:39:01these number of houses in Tattenhall.
0:39:01 > 0:39:04There is a lot of fear in there, a lot of people are very frightened
0:39:04 > 0:39:07about the impact these houses are going to have on the village.
0:39:07 > 0:39:09I think it is really quite sad that a community should be
0:39:09 > 0:39:13subjected to such intense attack by developers.
0:39:15 > 0:39:18These greenfield sites are going through
0:39:18 > 0:39:22the same time as ours, and this is our fear that Mike Jones
0:39:22 > 0:39:25is going to put it all in to one basket
0:39:25 > 0:39:27and say none of them should be passed.
0:39:29 > 0:39:34We should be very excited but we just can't say that we'll get it.
0:39:42 > 0:39:45In Gloucestershire, Stroud Planning Committee
0:39:45 > 0:39:49will decide whether Ian and Sarah Ruther must demolish the shed
0:39:49 > 0:39:52that he built to house his beloved Unimog truck.
0:39:55 > 0:39:59- Not quite sure which way it's going to go.- Fingers crossed.
0:39:59 > 0:40:01Yes, could do with it over really, so as we know.
0:40:01 > 0:40:04It would be nice to be finished and just move along.
0:40:04 > 0:40:07- Yeah, some closure on it really. - Yes.
0:40:07 > 0:40:09I've even typed up a few notes,
0:40:09 > 0:40:12just a few spot things that I want to say.
0:40:12 > 0:40:14I thought I should come all suited and booted
0:40:14 > 0:40:16and show that I mean business,
0:40:16 > 0:40:18I'm not going to sit back and be quiet.
0:40:20 > 0:40:24Neighbours think Ian wants to use the shed to run a business.
0:40:25 > 0:40:29Looking at the actual plans themselves,
0:40:29 > 0:40:32it is 11 metres long, I understand, by 4 metres high.
0:40:32 > 0:40:35By the size of the plant and machinery which is clearly
0:40:35 > 0:40:37on the site already,
0:40:37 > 0:40:42the site is more being used as a commercial site.
0:40:42 > 0:40:44In no way is it residential.
0:40:44 > 0:40:49We would request that the council refuse the application
0:40:49 > 0:40:52for retrospective consent. Thank you.
0:40:55 > 0:41:00Now it's time for Sarah to persuade the members to vote to approve.
0:41:02 > 0:41:08My husband has a fascination for plant, for tractors,
0:41:08 > 0:41:11and that is the reason why we bought the property
0:41:11 > 0:41:15because of the large ground that it had with it, so that he could house
0:41:15 > 0:41:20the rather large Tonka toys that he likes to play with.
0:41:20 > 0:41:21A MAN CHUCKLES
0:41:21 > 0:41:24With regard to actually having a business,
0:41:24 > 0:41:29Ian has very little time to actually carry out business.
0:41:29 > 0:41:33One thing I would like to say is that every day, as people,
0:41:33 > 0:41:37we fight for the rights to do whatever we want to do,
0:41:37 > 0:41:41whether it be religion or whether it be our sexual orientation
0:41:41 > 0:41:45and today I would like to fight for my husband's right
0:41:45 > 0:41:48to play in his own garden.
0:41:48 > 0:41:50Thank you.
0:41:50 > 0:41:53After hearing from the applicant and the objectors,
0:41:53 > 0:41:56the councillors vote on the future of the Unimog shed.
0:41:56 > 0:41:59Would somebody like to make a proposal, please?
0:41:59 > 0:42:01We are being more and more cut down on what we can
0:42:01 > 0:42:06and can't do in this country, so I will be supporting this. Thank you.
0:42:07 > 0:42:10The site may not be to everyone's taste
0:42:10 > 0:42:12in terms of the materials and that around the site
0:42:12 > 0:42:15but there is certainly a very good and robust fence
0:42:15 > 0:42:17all the way around the site so it obscures the view of it
0:42:17 > 0:42:21from the public road. So I'll be supporting approval.
0:42:21 > 0:42:23So we move to the vote.
0:42:23 > 0:42:25All those in favour please show.
0:42:27 > 0:42:30- That is everyone. - That is unanimous, thank you.
0:42:30 > 0:42:33For the avoidance of doubt, this application has been approved
0:42:33 > 0:42:36and we move to the next item.
0:42:37 > 0:42:40I feel quite emotional actually because I can't believe that
0:42:40 > 0:42:42so many people actually...
0:42:42 > 0:42:45- I didn't expect unanimous, I'll be honest with you.- No, I didn't.
0:42:45 > 0:42:49Just because whatever he is doing is rather large and cumbersome,
0:42:49 > 0:42:52it is a hobby, and if he works blinking hard
0:42:52 > 0:42:55and wants to do something in his spare time, why not?
0:42:56 > 0:42:58I'm not impressed.
0:42:58 > 0:43:01Yes. We objected, lots of neighbours objected.
0:43:01 > 0:43:05The whole thing is objectionable.
0:43:05 > 0:43:09Very little weight was given to anybody's opinion really.
0:43:11 > 0:43:15- Thankfully...- Expensive. - ..it's all over.
0:43:15 > 0:43:17- You're just going to have to find the time to play now.- Yes!
0:43:17 > 0:43:19Finish it.
0:43:27 > 0:43:31In Cheltenham, homeowner Stuart has replaced a garden hedge
0:43:31 > 0:43:33with a two-foot fence.
0:43:34 > 0:43:37But neighbour John Newbury has a big problem
0:43:37 > 0:43:40with even a small fence on the open plan estate.
0:43:41 > 0:43:44He tipped off the planning enforcement team
0:43:44 > 0:43:47and Stuart has had to spend £150
0:43:47 > 0:43:49on a retrospective planning application.
0:43:52 > 0:43:55Planning Officer Martin Chandler from Cheltenham Borough Council
0:43:55 > 0:43:58is going to see the disputed fence for himself.
0:44:01 > 0:44:03When we are dealing with retrospective applications
0:44:03 > 0:44:06there is always a bit of contention,
0:44:06 > 0:44:08and I am not surprised in this instance
0:44:08 > 0:44:12you have got a strong objection based on the fact that
0:44:12 > 0:44:15it's an open plan estate and I am sure the gentleman likes living on
0:44:15 > 0:44:18an open plan estate and he wants to sort of protect it where possible.
0:44:19 > 0:44:24It's quite a low key addition to the street.
0:44:24 > 0:44:27When we are looking at any proposal it's all about,
0:44:27 > 0:44:30does it complement and respect the surroundings?
0:44:30 > 0:44:35In the UK around 90% of all planning applications
0:44:35 > 0:44:38are decided by planning officers and now it's up to Martin
0:44:38 > 0:44:41to settle this dispute.
0:44:42 > 0:44:45- Mr Newbury.- What's going on?
0:44:45 > 0:44:47I'm from the planning department,
0:44:47 > 0:44:51one of the officers at the council, I am aware of your objection.
0:44:51 > 0:44:53I thought whilst I am in the area,
0:44:53 > 0:44:56I might come and have a chat to you about it.
0:44:56 > 0:45:01- Hiya, I'm Martin Chandler. - Nice to meet you.
0:45:01 > 0:45:03This is an interesting sofa.
0:45:04 > 0:45:07I have just been to have a look at the fence
0:45:07 > 0:45:12and I appreciate your objection because of the open plan issue.
0:45:12 > 0:45:17Having seen the fence I really can't see a refusal
0:45:17 > 0:45:20of planning permission being an option.
0:45:20 > 0:45:23But this piece of paper from Tewksbury Borough Council
0:45:23 > 0:45:27produced in September 1978 says, "No private garages,
0:45:27 > 0:45:30"extensions, sheds, fences or other means of enclosure
0:45:30 > 0:45:32"are permitted as part..."
0:45:32 > 0:45:34No, it means that they need planning permission,
0:45:34 > 0:45:36doesn't mean that they won't be permitted,
0:45:36 > 0:45:38but it means that they need planning permission.
0:45:40 > 0:45:45"..other than those admitted, can be erected or constructed
0:45:45 > 0:45:48"without the prior permission of the local authority."
0:45:48 > 0:45:51If we were to refuse planning permission for that fence
0:45:51 > 0:45:53and we were to go to an appeal,
0:45:53 > 0:45:57there is no chance that that appeal would be defended.
0:45:58 > 0:46:03So... I think you have got the wrong attitude.
0:46:03 > 0:46:06Someone is going to say, "Oh, look, there's a picket fence there,
0:46:06 > 0:46:09"and therefore we'll build a wall." Is that permitted?
0:46:09 > 0:46:12No, it would need planning permission.
0:46:12 > 0:46:14So effectively, it's all sort of,
0:46:14 > 0:46:19you are actually taking away the open plan nature of the estate.
0:46:21 > 0:46:25Of course, it is going to change with every development, isn't it?
0:46:25 > 0:46:27Therefore the development should be refused.
0:46:27 > 0:46:29No, because change is not necessarily harmful.
0:46:29 > 0:46:35Yes, it's an open plan estate, does the fence cause harm to that?
0:46:35 > 0:46:37I don't think it does, it's a low fence.
0:46:37 > 0:46:39It doesn't matter, it's a fence!
0:46:41 > 0:46:46I don't think this authority would want to refuse planning permission for it.
0:46:46 > 0:46:50I appreciate that you don't agree with the decision.
0:46:50 > 0:46:53It was nice to meet you.
0:46:55 > 0:46:59Always nice to have a debate on the issues.
0:47:07 > 0:47:09He's thinking of sort of ways out.
0:47:09 > 0:47:13He wants to actually minimise the amount of money he spends.
0:47:13 > 0:47:16Effectively, if this chap goes to appeal, as he says,
0:47:16 > 0:47:19it's going to cost the council money.
0:47:21 > 0:47:24It was quite clear having been to the site,
0:47:24 > 0:47:29having seen the context that the fence is not harmful at all,
0:47:29 > 0:47:31so to refuse it would be a nonsense really.
0:47:31 > 0:47:34So, yeah, we will be recommending approval for this one.
0:47:38 > 0:47:42As far as I'm concerned, it's a victory for common sense.
0:47:42 > 0:47:46One of the objections was that it closed off the garden space
0:47:46 > 0:47:49and put people off from seeing floral displays
0:47:49 > 0:47:52and quirky gnomes, so I bought a quirky gnome.
0:47:52 > 0:47:57He's got pride of place right by the front door. Just there.
0:48:09 > 0:48:12In Rochdale, there is a stand off
0:48:12 > 0:48:14between planning officer Rebecca Coley
0:48:14 > 0:48:18and Shia Muslims who want to extend their community centre.
0:48:20 > 0:48:23Tonight the planning committee meets,
0:48:23 > 0:48:27but will members back Rebecca's recommendation to refuse?
0:48:29 > 0:48:30Application for a two-storey
0:48:30 > 0:48:34and three-storey rear extension at Mustafa Islamic Community Centre.
0:48:34 > 0:48:37Can we have the applicant, please?
0:48:38 > 0:48:42Our centre provides a very valuable service to our community.
0:48:42 > 0:48:45Raza Hussain, a teacher at the centre,
0:48:45 > 0:48:49has his chance to convince members to approve the scheme.
0:48:49 > 0:48:52I am personally involved with the Sunday classes,
0:48:52 > 0:48:54which is preventing violent extremism
0:48:54 > 0:48:57so not only do we serve our own Muslim community,
0:48:57 > 0:49:01we are serving the Rochdale community at large as well.
0:49:01 > 0:49:05The truth of the matter is, we are a minority Islamic group...
0:49:05 > 0:49:08Theirs is the only centre for Shia Muslims in Rochdale,
0:49:08 > 0:49:11but Rebecca wants the committee to understand
0:49:11 > 0:49:14her reasons for recommending refusal.
0:49:14 > 0:49:19The car parking requirement for that amount of floor space is 115 spaces.
0:49:19 > 0:49:21They are providing three.
0:49:21 > 0:49:23The site could be sold on to
0:49:23 > 0:49:26somebody who does occupy it more intensively.
0:49:27 > 0:49:33Have you ever had any parking issue or an accident around your centre?
0:49:33 > 0:49:37There's been no conflict, no issues.
0:49:37 > 0:49:40There have been certainly no casualties or accidents.
0:49:40 > 0:49:43We have good relationships with neighbours, in fact.
0:49:43 > 0:49:46I would like to recommend permission to be granted
0:49:46 > 0:49:49on the basis of information we have received.
0:49:49 > 0:49:52One councillor wants to cut the debate short
0:49:52 > 0:49:55and push for a vote in favour of the community's extension plans,
0:49:55 > 0:49:58dismissing Rebecca's parking concerns.
0:49:58 > 0:50:02And I feel that we should grant permission.
0:50:02 > 0:50:05Can I second that, please? Can we go for a vote?
0:50:05 > 0:50:09I understand from the officer that they have been in negotiations, and
0:50:09 > 0:50:12they refused your recommendations on the modifications.
0:50:12 > 0:50:17I would like to know what those are before I vote yes or no on this one.
0:50:17 > 0:50:18I think we will go to a vote.
0:50:18 > 0:50:21Chair of the planning committee, Councillor Begum
0:50:21 > 0:50:24is also keen for members to reach a decision.
0:50:24 > 0:50:27It is getting very late, we have to finish in five minutes.
0:50:27 > 0:50:28We don't want to defer anything else.
0:50:28 > 0:50:32What were you saying? Just quickly, please.
0:50:32 > 0:50:36Yes. There are two reasons for refusal. If you are recommending it
0:50:36 > 0:50:40for approval, you do need to make some reference to the design reason.
0:50:40 > 0:50:44And that you think the design is acceptable if that is the case?
0:50:44 > 0:50:46It's not going to increase number of users,
0:50:46 > 0:50:49it is going to offer modern facilities,
0:50:49 > 0:50:51especially disabled access.
0:50:51 > 0:50:53If we are sitting here making important decisions,
0:50:53 > 0:50:56to grant permission rather than refuse it,
0:50:56 > 0:51:00- it is important that we discuss it. - It's already been seconded.
0:51:00 > 0:51:03I want to understand the design reasons
0:51:03 > 0:51:07why officers are saying that we should refuse that.
0:51:07 > 0:51:09At the moment I cannot make a decision.
0:51:09 > 0:51:13- Excuse me, am I chairing this meeting?- Yes.- Thank you.
0:51:13 > 0:51:16- Can we just vote quickly, please? - I can't vote!
0:51:16 > 0:51:19One, two, three, four, five, six, seven.
0:51:19 > 0:51:23Thank you, so that vote is carried and it's approved.
0:51:23 > 0:51:26- Thank you. - APPLAUSE
0:51:27 > 0:51:30In the final moments of the committee meeting,
0:51:30 > 0:51:32the majority of the local councillors
0:51:32 > 0:51:35decide to disregard Rebecca's planning recommendation.
0:51:36 > 0:51:40In many cases members make decisions politically,
0:51:40 > 0:51:42they are elected to serve a community
0:51:42 > 0:51:44and they want to be re-elected.
0:51:46 > 0:51:48But that is politics.
0:51:48 > 0:51:51I also think that members really felt that for this particular
0:51:51 > 0:51:56community having these facilities would be very important.
0:51:56 > 0:51:58I think the decision was right.
0:51:58 > 0:52:01Speechless, we are so happy now.
0:52:01 > 0:52:04We are making decisions which are affecting people's lives
0:52:04 > 0:52:06and it's important that we get it right
0:52:06 > 0:52:07and sometimes we don't get it right,
0:52:07 > 0:52:11but more often than not people go away knowing that
0:52:11 > 0:52:14we've done our best and that's what we have been elected to do.
0:52:22 > 0:52:25A planning officer can make their recommendation,
0:52:25 > 0:52:29write their report, but they do not always have the final say.
0:52:31 > 0:52:34The general public look at a building
0:52:34 > 0:52:37and if they don't like it they will blame the planners.
0:52:37 > 0:52:39I don't think that they consider for a moment
0:52:39 > 0:52:43that the decision might not have been what the planners wanted.
0:52:43 > 0:52:46We are trying to improve the environment as a whole
0:52:46 > 0:52:51and we don't feel this kind of scheme does that
0:52:51 > 0:52:54and it will be there for as long as it's there,
0:52:54 > 0:52:58and that could be more than 100 years.
0:53:09 > 0:53:13After a five-year battle, today Robin and Amanda Blackham
0:53:13 > 0:53:16will find out if they've got planning permission
0:53:16 > 0:53:19to build 31 houses on their brownfield development site.
0:53:21 > 0:53:24What will be will be, what we have done so far
0:53:24 > 0:53:25is the best we can do.
0:53:25 > 0:53:28If the Blackhams don't get permission today,
0:53:28 > 0:53:32they'll lose hundreds of thousands and may have to sell their home
0:53:34 > 0:53:38It's the end game, we shall see what happens today.
0:53:41 > 0:53:44The planning department supports their application,
0:53:44 > 0:53:46but the elected councillors will decide
0:53:46 > 0:53:48if they can have permission to proceed.
0:53:50 > 0:53:52The committee also has to decide on
0:53:52 > 0:53:55three other housing estate applications in the village.
0:53:57 > 0:54:00It's a big day for the residents of Tattenhall.
0:54:00 > 0:54:02Nervous, yes, anxious,
0:54:02 > 0:54:06worried about our fields and our village.
0:54:07 > 0:54:11But we're hoping people power will prevail, and common sense.
0:54:13 > 0:54:16Tonight is going to be...
0:54:16 > 0:54:18heated I think is a good word
0:54:18 > 0:54:21because obviously we're recommending approval on all the applications
0:54:21 > 0:54:23we have got in Tattenhall and
0:54:23 > 0:54:26clearly those recommendations affect an awful lot of local people.
0:54:30 > 0:54:34The first application is the Blackhams scheme...
0:54:34 > 0:54:35Councillor Jones.
0:54:35 > 0:54:40..and their main adversary, Council Leader Mike Jones, takes the floor.
0:54:43 > 0:54:44Thank you, Chairman.
0:54:44 > 0:54:47As you are aware, I have spoken strongly for refusal
0:54:47 > 0:54:49on two counts in the past due to a lack of sustainability
0:54:49 > 0:54:50and the lack of...
0:54:50 > 0:54:53The Blackhams can only listen as councillor Jones goes over
0:54:53 > 0:54:55familiar territory.
0:54:55 > 0:54:58The refusal has been supported after two separate planning enquiries
0:54:58 > 0:55:00by two separate planning inspectors.
0:55:00 > 0:55:04Albeit I have publicly said that with the right type of development,
0:55:04 > 0:55:07I would support development on this site.
0:55:07 > 0:55:10But then councillor Jones changes his theme.
0:55:10 > 0:55:13I think that the provision of a footpath will massively improve
0:55:13 > 0:55:16the safety of the route for pedestrians
0:55:16 > 0:55:18and I am sure will be well used.
0:55:18 > 0:55:21I am satisfied that with this application being a full application,
0:55:21 > 0:55:24it's on a brownfield site,
0:55:24 > 0:55:27and includes the planning gain of a significant community investment of a footpath,
0:55:27 > 0:55:31it is a rational decision to grant permission for this application,
0:55:31 > 0:55:33satisfying the previous concerns that I've had.
0:55:33 > 0:55:36I request members to agree permission for this application.
0:55:36 > 0:55:38Thank you, Chair.
0:55:38 > 0:55:40APPLAUSE
0:55:42 > 0:55:44After opposing the scheme for years,
0:55:44 > 0:55:48Councillor Jones has spoken in favour of the Blackhams' development.
0:55:48 > 0:55:51Will the committee members now agree with him?
0:55:52 > 0:55:55It's a brownfield site, it's an improvement to the area.
0:55:55 > 0:55:58It is well laid out, there's a new footpath link.
0:55:58 > 0:56:02Highways are happy. I am very happy to support this.
0:56:02 > 0:56:04In that case we will move to the vote.
0:56:04 > 0:56:08Those in favour of the recommendation, please show.
0:56:15 > 0:56:18Thank you very much, that was passed unanimously.
0:56:18 > 0:56:21APPLAUSE
0:56:23 > 0:56:25At the end of a five-year battle,
0:56:25 > 0:56:29the Blackhams have finally got their planning permission.
0:56:31 > 0:56:35The committee now need to decide whether they should also allow
0:56:35 > 0:56:39the other developers to build on Tattenhall's green fields.
0:56:39 > 0:56:41It is basically surrounding Tattenhall with
0:56:41 > 0:56:43one great big housing estate.
0:56:43 > 0:56:45APPLAUSE
0:56:45 > 0:56:47It appears to be almost like a bloody free for all.
0:56:47 > 0:56:51It's wrong and I can't support this.
0:56:51 > 0:56:54APPLAUSE
0:56:54 > 0:56:59All those in favour of the refusal, please show.
0:56:59 > 0:57:02The refusal is carried so the application is refused.
0:57:02 > 0:57:04APPLAUSE AND CHEERING
0:57:06 > 0:57:09Committee members have turned down permission
0:57:09 > 0:57:12for all the other applications in the village.
0:57:13 > 0:57:16And the Blackhams have the outcome they so desperately needed.
0:57:19 > 0:57:22You could clearly see the applicant was delighted.
0:57:22 > 0:57:25Mrs B has been absolutely fantastic.
0:57:25 > 0:57:29He persevered and he's got the positive outcome that he needs.
0:57:29 > 0:57:32We couldn't believe it until we saw the show of hands,
0:57:32 > 0:57:34which was amazing.
0:57:34 > 0:57:37It was an absolutely beautiful victory.
0:57:38 > 0:57:40Next time...
0:57:40 > 0:57:43in Chester, the planning committee and the architect
0:57:43 > 0:57:46aren't quite on the same page...
0:57:46 > 0:57:50Whoever designed that needs to be shot.
0:57:50 > 0:57:53It is a complete mess.
0:57:53 > 0:57:56..the enforcement officer deals with what seemed like a good idea
0:57:56 > 0:57:59after a night at the pub.
0:57:59 > 0:58:01I'm quite surprised, the lines are quite straight.
0:58:01 > 0:58:05I'm not sure I could paint lines quite that straight
0:58:05 > 0:58:08And the new girl on Stroud's planning committee cuts her teeth
0:58:08 > 0:58:12helping to decide the fate of a 13th-century mansion.
0:58:12 > 0:58:16I was up at five o'clock this morning swotting it up
0:58:16 > 0:58:20because we have got the planning Bible, if I can reach it.
0:58:20 > 0:58:22I can't reach it because I'm too fat.
0:58:22 > 0:58:24What do you want to do?
0:58:46 > 0:58:49Subtitles by Red Bee Media Ltd