0:00:02 > 0:00:06Britain is a green and pleasant land.
0:00:06 > 0:00:07But for how long?
0:00:07 > 0:00:09We're now getting to a situation
0:00:09 > 0:00:12where any site's worth putting a planning application in for.
0:00:12 > 0:00:16After the biggest shake-up of the planning system in 40 years,
0:00:16 > 0:00:19the race is on to get Britain building.
0:00:19 > 0:00:20If I have a house here...
0:00:20 > 0:00:23I'm thinking of building a sort of Berlin wall -
0:00:23 > 0:00:25it's got to be at least six feet high.
0:00:25 > 0:00:27So constructors are making plans.
0:00:27 > 0:00:30Whoever designed that needs to be shot.
0:00:30 > 0:00:32Objectors are making noises.
0:00:32 > 0:00:34I've had a-bloody-nough of it,
0:00:34 > 0:00:35with what we've got in this
0:00:35 > 0:00:38- town for councillors, and the- BLEEP- they're putting up.
0:00:38 > 0:00:40And neighbours are going to war.
0:00:40 > 0:00:44We always won our battles, as a family. 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 > 0:00:53So nothing happens in the hall, yeah? Yes? No? Yes?
0:00:53 > 0:00:57Well, thanks for letting us visit. And we'll see you on Thursday.
0:00:57 > 0:01:00Another British planning cock-up, really.
0:01:12 > 0:01:15Across the country, planning laws are being relaxed
0:01:15 > 0:01:18to encourage development and kick-start the economy.
0:01:18 > 0:01:21That means land that was always considered protected
0:01:21 > 0:01:24is now being targeted by developers -
0:01:24 > 0:01:28green fields on the edge of towns and villages.
0:01:28 > 0:01:31In West Cheshire, the council has a target of 5,000 new homes
0:01:31 > 0:01:34over the next five years.
0:01:35 > 0:01:37Fiona Edwards runs the planning department.
0:01:37 > 0:01:39I can honestly say
0:01:39 > 0:01:42that I get up every morning looking forward to coming to work.
0:01:42 > 0:01:45Perhaps I'm just sad, I don't know.
0:01:45 > 0:01:47Fiona is on her way to Tarporley,
0:01:47 > 0:01:49one of the most affluent villages in Cheshire,
0:01:49 > 0:01:52where homes sell for millions.
0:01:52 > 0:01:55It's a short commute to Chester and Liverpool,
0:01:55 > 0:01:56has its own secondary school and
0:01:56 > 0:01:59a high street full of independent shops.
0:01:59 > 0:02:02Tarporley love really good chocolates.
0:02:02 > 0:02:08And perhaps the most popular is the rum truffle - absolute classic -
0:02:08 > 0:02:11followed by the champagne and the Cointreau.
0:02:11 > 0:02:16And what could be more British than good vanilla fudge?
0:02:16 > 0:02:21With so much going for it, Tarporley is a property developer's dream.
0:02:21 > 0:02:24Land to develop was always hard to find,
0:02:24 > 0:02:26but since the planning laws
0:02:26 > 0:02:29governing development on the edges of communities were relaxed,
0:02:29 > 0:02:32Tarpoley's green fields are up for grabs.
0:02:32 > 0:02:36This is the site for the proposal for up to 100 homes
0:02:36 > 0:02:39on this greenfield site.
0:02:39 > 0:02:43It's fairly classic rolling Cheshire countryside
0:02:43 > 0:02:45and a lot of people would argue
0:02:45 > 0:02:48that its loss would be an absolute crying shame and a
0:02:48 > 0:02:50death knell for the countryside.
0:02:52 > 0:02:57This application from a large local building company for 100 new homes
0:02:57 > 0:03:01would be the biggest development seen in Tarporley for over 40 years.
0:03:01 > 0:03:04With the need to build homes greater than ever,
0:03:04 > 0:03:07Fiona is recommending the proposals go ahead.
0:03:09 > 0:03:13Being a planner, I would say this is a logical expansion to the village.
0:03:13 > 0:03:17Although this is technically, actually, open countryside,
0:03:17 > 0:03:20we've seen how close it is to the built-up area of Tarporley,
0:03:20 > 0:03:24how easy it is to access all the services, so it's sustainable.
0:03:24 > 0:03:28But it's quite interesting - if we look over to the right there,
0:03:28 > 0:03:31you can see a fairly modern housing development,
0:03:31 > 0:03:34and that will have been equally been built on what was formerly
0:03:34 > 0:03:36a piece of green field, agricultural land.
0:03:42 > 0:03:44I know we have to have progress but...
0:03:46 > 0:03:48Does it have to be there? For me.
0:03:52 > 0:03:55It was the view over the field
0:03:55 > 0:03:59that first attracted Norma and her husband Frank 20 years ago.
0:03:59 > 0:04:02Now that field could become a housing estate.
0:04:05 > 0:04:08It's a shame, isn't it?
0:04:10 > 0:04:12I'm going to look into somebody's back garden
0:04:12 > 0:04:13and look at their washing.
0:04:15 > 0:04:16It's such a shame.
0:04:18 > 0:04:20But unfortunately for the neighbours,
0:04:20 > 0:04:24the view from a house is not protected by planning law.
0:04:24 > 0:04:26The officer recommendation will not change.
0:04:26 > 0:04:28We will recommend approval.
0:04:28 > 0:04:30It is a bit shocking, but we know.
0:04:30 > 0:04:32We have to make difficult decisions.
0:04:32 > 0:04:35Norma and Frank have joined their neighbours
0:04:35 > 0:04:37and are fighting to stop Fiona's
0:04:37 > 0:04:39recommendation to allow the new estate.
0:04:39 > 0:04:43I always make pots of tea - even for one person.
0:04:43 > 0:04:46News of Fiona's support for the application
0:04:46 > 0:04:50means she's become the focus of the residents' anger.
0:04:50 > 0:04:52Her job is a very important job,
0:04:52 > 0:04:54and I don't think she quite understands
0:04:54 > 0:04:57the impact of her decisions.
0:04:57 > 0:04:59Or maybe she does and she just doesn't care.
0:04:59 > 0:05:02I think she could look at the bigger picture and listen to the community.
0:05:02 > 0:05:04It isn't nimbyism.
0:05:04 > 0:05:06It's about keeping Tarporley as it is.
0:05:07 > 0:05:09- FIONA:- Your home, your front door,
0:05:09 > 0:05:13is probably the most important thing to you, and if that's threatened,
0:05:13 > 0:05:17people get very, very emotionally bound up in the whole process.
0:05:18 > 0:05:21If our aspiration is to become home-owners,
0:05:21 > 0:05:23we need to provide affordable properties
0:05:23 > 0:05:26and the proposal here has a percentage of affordable housing.
0:05:26 > 0:05:28Would you like to live here?
0:05:28 > 0:05:29Tarporley? Um...
0:05:31 > 0:05:32Yes, I would.
0:05:32 > 0:05:34Um... I actually don't think I could afford
0:05:34 > 0:05:36to live here as things stands at the moment.
0:05:38 > 0:05:40In 90% of all cases, the planners
0:05:40 > 0:05:43would make the decision on the application.
0:05:43 > 0:05:46But when a plan attracts so much objection in the local community,
0:05:46 > 0:05:50it goes before the elected members of the planning committee.
0:05:53 > 0:05:55Norma and Frank's neighbour Michael George
0:05:55 > 0:05:58works as a project manager for a bank,
0:05:58 > 0:06:00and he's preparing the objectors' case.
0:06:00 > 0:06:04This piece here is the proposal for the 100 houses.
0:06:04 > 0:06:06If this gets approved, it sets a precedent
0:06:06 > 0:06:08for any greenfield open countryside
0:06:08 > 0:06:10around the village to get approval.
0:06:10 > 0:06:13So, it won't be long before developers think -
0:06:13 > 0:06:15"Great, Tarporley is a free-for-all.
0:06:15 > 0:06:17"We can now go for all these fields around the village."
0:06:17 > 0:06:22If that was to happen, the size of Tarporley would treble.
0:06:22 > 0:06:24Michael and the objectors have
0:06:24 > 0:06:26just four days to prepare their arguments
0:06:26 > 0:06:28before the planning-committee meeting.
0:06:35 > 0:06:37The need for new housing isn't
0:06:37 > 0:06:40the only threat to Britain's green fields.
0:06:40 > 0:06:42Right, where am I going to put it?
0:06:42 > 0:06:45In Chester, planner Nial Casselden is dealing with an application
0:06:45 > 0:06:49that threatens 20 acres on the edge of the city's suburbs.
0:06:50 > 0:06:52We're going to put a site notice here
0:06:52 > 0:06:55so that people walking past are made aware of the fact
0:06:55 > 0:06:58that there is a planning application.
0:06:58 > 0:07:00We've just got to find the right spot to put it.
0:07:03 > 0:07:06Like all major applications, this one starts with a site notice
0:07:06 > 0:07:10being fixed to let the neighbours know what's proposed.
0:07:10 > 0:07:15The first secret is to always put the plastic wallet upside down,
0:07:15 > 0:07:17so that water doesn't get in.
0:07:18 > 0:07:19That's always my top tip.
0:07:23 > 0:07:25The applicant is one of the UK's
0:07:25 > 0:07:29most successful tourist attractions - Chester Zoo.
0:07:30 > 0:07:32Home to 8,000 animals and attracting
0:07:32 > 0:07:35a million and a half visitors every year.
0:07:38 > 0:07:42You can see the tiger swimming on the right side and the tapir
0:07:42 > 0:07:45swimming on the left side.
0:07:45 > 0:07:49The zoo has hired an international team of architects
0:07:49 > 0:07:52for its largest building project in 81 years -
0:07:52 > 0:07:56bringing a taste of Indonesia to Cheshire's rolling fields.
0:07:56 > 0:07:59A boat ride will take visitors on a tour -
0:07:59 > 0:08:02watching animals like orang-utans.
0:08:02 > 0:08:06The idea behind it all is an absolutely immersive environment
0:08:06 > 0:08:12which takes you from Cheshire into the South Asian islands effectively.
0:08:12 > 0:08:16What we want to do is take people on a two to three hour expedition
0:08:16 > 0:08:18across all of these islands
0:08:18 > 0:08:20and try and educate people
0:08:20 > 0:08:24about why all these species are becoming endangered
0:08:24 > 0:08:28but, at the same time, create a fantastic day out.
0:08:28 > 0:08:31The Islands project will cost 30 million
0:08:31 > 0:08:35and take a year and a half to build on land already owned by the zoo.
0:08:35 > 0:08:38Nial starts with a visit to the site.
0:08:38 > 0:08:40I've traditionally always liked the penguins.
0:08:40 > 0:08:42They've always been my favourite.
0:08:42 > 0:08:46There're just quite chilled animals. Literally!
0:08:46 > 0:08:49Essentially, from where the ha-ha is,
0:08:49 > 0:08:52that's really the start of the work going right down to the A41.
0:08:54 > 0:08:56The zoo originally wanted to build
0:08:56 > 0:08:58a massive biodome similar to the Eden Project,
0:08:58 > 0:09:02got planning permission, but lost millions in government funding,
0:09:02 > 0:09:04so the plans had to be scaled back.
0:09:05 > 0:09:09The biggest hurdle was probably getting the initial approval
0:09:09 > 0:09:11which was back in 2010,
0:09:11 > 0:09:15because that was a 13-hectare expansion into the green belt,
0:09:15 > 0:09:18with a 38-metre high biodome.
0:09:18 > 0:09:22So that was difficult to get, so from the planning perspective,
0:09:22 > 0:09:24I think we've done all we can,
0:09:24 > 0:09:28and it's in the hands of Nial and the strategic planning committee,
0:09:28 > 0:09:30hopefully, to approve it.
0:09:30 > 0:09:32The zoo has a tight schedule.
0:09:32 > 0:09:35They need to open in time for the peak season -
0:09:35 > 0:09:38between Easter and the end of the school summer holidays.
0:09:39 > 0:09:43We want to get something built, so any delay affects that.
0:09:43 > 0:09:45I don't want to put any pressure on you, Nial!
0:09:45 > 0:09:50No, but I think the council recognise that the zoo is a vitally
0:09:50 > 0:09:54important part of the local area's economy.
0:09:54 > 0:09:55It employs a lot of people
0:09:55 > 0:09:58and brings a lot money into the area and a lot of visitors.
0:09:58 > 0:10:01So we want to do what we can to assist,
0:10:01 > 0:10:05but at the same time there's an awful lot of factors
0:10:05 > 0:10:08that we have to weigh up and take into account
0:10:08 > 0:10:12when we reach decisions on these types of applications.
0:10:12 > 0:10:14Nial needs to consider the effect
0:10:14 > 0:10:18on the roads, the green belt and also, the neighbours.
0:10:18 > 0:10:20They wrote hundreds of letters of objection
0:10:20 > 0:10:22when the last scheme was passed.
0:10:22 > 0:10:25Paul Hobbs is the leader of the residents' association.
0:10:27 > 0:10:29The proposals would completely
0:10:29 > 0:10:32change the view from all our windows.
0:10:32 > 0:10:36It would transform the whole nature of where we live.
0:10:36 > 0:10:39They say they want to attract another 150,000 people
0:10:39 > 0:10:42for this project and that would create
0:10:42 > 0:10:44an awful lot of noise and nuisance.
0:10:44 > 0:10:47And, also, the whole aspect here is going to change.
0:10:47 > 0:10:50It's going to change from a purely rural aspect,
0:10:50 > 0:10:56to a lot of buildings and, basically, a theme-park ride.
0:10:58 > 0:11:00This new planning application is
0:11:00 > 0:11:03going to expand the zoo in this direction,
0:11:03 > 0:11:05so in many ways it's going to bring activity -
0:11:05 > 0:11:07and all noise and smells that go with it -
0:11:07 > 0:11:10a lot closer to where these people are living.
0:11:10 > 0:11:12So, naturally, they are going to
0:11:12 > 0:11:16be interested in the kind of impact that's going to have on them.
0:11:17 > 0:11:19Over the last ten years, the zoo has had to compete
0:11:19 > 0:11:21with other tourist attractions,
0:11:21 > 0:11:24spending millions on new building work.
0:11:25 > 0:11:28I used to know George Mottershead,
0:11:28 > 0:11:30who established the zoo years ago.
0:11:30 > 0:11:33George would be turning in his grave
0:11:33 > 0:11:36if he knew what was going on with the zoo now.
0:11:40 > 0:11:44Most large-scale developments attract opposition,
0:11:44 > 0:11:48but it's not always the building that upsets the locals -
0:11:48 > 0:11:50sometimes, it's the new neighbours.
0:11:51 > 0:11:55In Edinburgh, private developers working with Napier University
0:11:55 > 0:11:59want to build a tower block for 234 students.
0:12:03 > 0:12:06They're proposing a lot of development
0:12:06 > 0:12:08on what is quite a small site.
0:12:08 > 0:12:11Andrew Trigger is handling the application,
0:12:11 > 0:12:13which is already attracting complaints.
0:12:14 > 0:12:17There is quite a number of objections from local neighbours
0:12:17 > 0:12:21that we'll have to look at quite carefully.
0:12:21 > 0:12:24Obviously, we have to get a balance that's right for new development,
0:12:24 > 0:12:27but also protects those that are there at the moment.
0:12:30 > 0:12:33The residents of these flats will be right next door
0:12:33 > 0:12:34to the seven-storey student block,
0:12:34 > 0:12:38which would replace the existing plumbing supplies warehouse.
0:12:40 > 0:12:43If that's going to get knocked down, there's going to be a building there
0:12:43 > 0:12:46and a building here straight in front of me.
0:12:46 > 0:12:48Care worker Christine Heenan has
0:12:48 > 0:12:51lived in her council flat for 16 years.
0:12:51 > 0:12:55She's one of 60 people who've written in opposing the scheme.
0:12:56 > 0:13:00So when I'm going to be looking out the window
0:13:00 > 0:13:03all I'm going to see is two big ugly buildings in front of me,
0:13:03 > 0:13:07and all the noise of students every day, every night.
0:13:07 > 0:13:10It's too small a plot to develop in.
0:13:10 > 0:13:13It's just going to be all bunched together.
0:13:13 > 0:13:15It's just not on. You just can't do that.
0:13:19 > 0:13:22The developers behind the £13 million scheme
0:13:22 > 0:13:26have the money in place, but not the planning permission.
0:13:26 > 0:13:29They're hoping to profit from the city's growing student population.
0:13:29 > 0:13:32- Hi, Craig, how are you? - Not too bad, thank you.
0:13:33 > 0:13:38The scheme involves three different shaped tower blocks
0:13:38 > 0:13:40in landscaped grounds.
0:13:40 > 0:13:43I think our plans will considerably add to the vitality of the area.
0:13:43 > 0:13:47We'll be bringing 230-odd people into the area.
0:13:47 > 0:13:51They'd benefit the wider economy in terms of local shops,
0:13:51 > 0:13:53the transport systems,
0:13:53 > 0:13:57and it's also of some, I feel, some considerable architectural merit.
0:13:58 > 0:14:01If you look at what it's replacing, it's effectively a tin shed
0:14:01 > 0:14:03on the back of an embankment that is run down,
0:14:03 > 0:14:06on the back of a park that is not actively used.
0:14:06 > 0:14:08I think there is a case to be made.
0:14:12 > 0:14:15All planning applications can be viewed online
0:14:15 > 0:14:17before a decision is made.
0:14:17 > 0:14:18Christine's not got a computer,
0:14:18 > 0:14:22so she's using her local library to size up the plans.
0:14:23 > 0:14:26My goodness. Well, that is big.
0:14:27 > 0:14:29Oh, they can't do that.
0:14:29 > 0:14:31That's just going to overpower our place.
0:14:33 > 0:14:35I'd be depressed coming out and seeing that -
0:14:35 > 0:14:38opening my window and seeing that in front of me all the time.
0:14:38 > 0:14:42And then you've got all the students walking past and... Oh!
0:14:42 > 0:14:45..parties and... Oh, my goodness! No.
0:14:45 > 0:14:48Just... I couldn't stay there, I couldn't.
0:14:48 > 0:14:51If I had to look into buildings like that.
0:14:53 > 0:14:55I don't think it will run smoothly.
0:14:55 > 0:14:56There have been two previous
0:14:56 > 0:14:59applications for student accommodation on this site
0:14:59 > 0:15:02which have been withdrawn after a lack of support.
0:15:02 > 0:15:07Hopefully, we can persuade them that what we're producing is sustainable
0:15:07 > 0:15:11and is an appropriate use for that scheme and will add to the area.
0:15:11 > 0:15:13Christine is organising the other
0:15:13 > 0:15:15residents in the flats to fight the scheme -
0:15:15 > 0:15:17and keep the students out.
0:15:19 > 0:15:21- Oh!- 234 units.- No way!
0:15:23 > 0:15:28- That's how many students.- 234?! - Uh-huh. In that little space.
0:15:28 > 0:15:32- What on earth...? A round thing. - What is this at the top?
0:15:32 > 0:15:36- It'll be the penthouse suites for the rich students.- Mm.
0:15:37 > 0:15:39I'm livid. I'm absolutely furious.
0:15:39 > 0:15:42I really love this area, I love my flat,
0:15:42 > 0:15:47but I can't risk the value of my flat going further down.
0:15:47 > 0:15:50There's no way on this earth...!
0:15:51 > 0:15:54I would actually sell my flat before these went up.
0:15:54 > 0:15:55I know they have to live somewhere,
0:15:55 > 0:15:58but certainly not in a residential area like this.
0:15:58 > 0:16:00I certainly don't want that on my doorstep.
0:16:08 > 0:16:10In Cheshire, an application has
0:16:10 > 0:16:13been made for 100 new houses on this field
0:16:13 > 0:16:15on the edge of the village of Tarporley.
0:16:15 > 0:16:19But on the edge of Chester lives planner Fiona Edwards.
0:16:19 > 0:16:23She knows that under planning law, no-one has a right to a view.
0:16:23 > 0:16:27This housing estate's been here about 16 years now.
0:16:27 > 0:16:31And this was a green field before this was built.
0:16:32 > 0:16:34Much to the locals' disgust,
0:16:34 > 0:16:37Fiona has recommended approval for the plans in Tarporley.
0:16:40 > 0:16:44If you do live in an area like Kelsall, Farndon, Tarporley -
0:16:44 > 0:16:46the bigger villages that have got services,
0:16:46 > 0:16:48you have to say to yourself,
0:16:48 > 0:16:49logically, if you're buying a property,
0:16:49 > 0:16:51there's a green field behind me -
0:16:51 > 0:16:55at some point in the future,
0:16:55 > 0:16:58does that look reasonably logical as an expansion?
0:16:58 > 0:17:01But, inevitably, I'll ask that question, because I know.
0:17:01 > 0:17:04But as an ordinary member of the public,
0:17:04 > 0:17:06it probably wouldn't even cross your mind.
0:17:06 > 0:17:09It's this old thing, isn't it? An Englishman's home -
0:17:09 > 0:17:13or, in this case, a Welshwoman's home - is her castle.
0:17:13 > 0:17:16And God help anybody who does something that interferes with that.
0:17:18 > 0:17:21In Tarporley, objectors are trying to find planning reasons
0:17:21 > 0:17:26to get the housing estate rejected by the planning committee.
0:17:26 > 0:17:27Michael George thinks he's found an
0:17:27 > 0:17:30alternative site in the heart of the village
0:17:30 > 0:17:34that could be built on instead of the field at the end of his garden.
0:17:35 > 0:17:37This is Brook Farm school.
0:17:37 > 0:17:41It was a special needs school shut about 10 years ago.
0:17:41 > 0:17:43Technically, it's what the council
0:17:43 > 0:17:44and developers call a brownfield site.
0:17:44 > 0:17:49That is, it's been developed before and it's ripe for development now.
0:17:49 > 0:17:53Why would you approve a development on a site in the open countryside -
0:17:53 > 0:17:55outside of the village, a huge satellite development,
0:17:55 > 0:17:58that's going to be a blot on the landscape
0:17:58 > 0:18:01when you've got a site like this which is totally derelict, not used,
0:18:01 > 0:18:03providing no benefit to the community.
0:18:03 > 0:18:06Bring it back to life, put some houses on it -
0:18:06 > 0:18:07a smaller number of houses -
0:18:07 > 0:18:10and keep it within the village boundary already.
0:18:10 > 0:18:14It's crackers to consider any other alternative.
0:18:14 > 0:18:17Just because a brownfield site is available
0:18:17 > 0:18:20doesn't necessarily mean it's deliverable.
0:18:20 > 0:18:22It's all very well that there's land there,
0:18:22 > 0:18:23but we haven't got a planning
0:18:23 > 0:18:25application on that site at the moment.
0:18:25 > 0:18:27You can only judge an application if it's before you.
0:18:27 > 0:18:29It's quite easy to say it might come in,
0:18:29 > 0:18:33but we have to judge the applications that are in now.
0:18:33 > 0:18:36And make these decisions now.
0:18:37 > 0:18:41Fiona has rejected Michael's arguments for an alternative site,
0:18:41 > 0:18:44but she can only make a recommendation on the new houses.
0:18:44 > 0:18:46The elected members of the planning
0:18:46 > 0:18:48committee may see things differently.
0:18:55 > 0:18:57At Chester Zoo, they're hoping
0:18:57 > 0:19:00to start the biggest expansion in 81 years -
0:19:00 > 0:19:04the Islands project, that will cost 30 million
0:19:04 > 0:19:06and recreate a Southeast Asian river ride.
0:19:08 > 0:19:10The plans are still being considered,
0:19:10 > 0:19:13but today the first new resident arrives.
0:19:13 > 0:19:18It's an Indonesian Banteng bull, and it's come all the way from France.
0:19:19 > 0:19:22He's been in the trailer for 24 hours, virtually.
0:19:22 > 0:19:25He's come to a new place, new smells.
0:19:25 > 0:19:28Uh...he's nervous, and it's like a fear-aggression.
0:19:28 > 0:19:32So he's very touchy at the moment.
0:19:32 > 0:19:36Hopefully, in a few more days, he'll calm down and get used to us.
0:19:36 > 0:19:37How we work.
0:19:39 > 0:19:41They're hoping the bull will breed,
0:19:41 > 0:19:44creating a herd when the project opens.
0:19:48 > 0:19:50You can't go and get a trolley and
0:19:50 > 0:19:53go to the shops and buy a load of Banteng from the supermarket,
0:19:53 > 0:19:55so you have to plan it a few
0:19:55 > 0:20:00years ahead, bring in two or three, maybe another couple of females,
0:20:00 > 0:20:04and then breed up to the group that we need for the Islands.
0:20:04 > 0:20:06It takes a couple of years, but we'll get there.
0:20:09 > 0:20:12It's very exciting, especially when
0:20:12 > 0:20:15you get a nice big lad like that. Very impressive.
0:20:18 > 0:20:20But the man in charge of the Islands
0:20:20 > 0:20:23project has smaller creatures to worry about.
0:20:23 > 0:20:26You might find one, you just never know, do you?
0:20:26 > 0:20:28It's always worth moving something.
0:20:28 > 0:20:30As part of the planning application,
0:20:30 > 0:20:32an environmental survey was carried out,
0:20:32 > 0:20:36and great crested newts have been found on the Islands site.
0:20:36 > 0:20:38They're a protected species.
0:20:38 > 0:20:40That's the sort of place you would find them,
0:20:40 > 0:20:44tucked under a log like that during the day and then coming out a night.
0:20:44 > 0:20:48It's unlikely that there will necessarily be newts in this field.
0:20:48 > 0:20:49Where the newts will be during the winter,
0:20:49 > 0:20:52if you look over, is that area of woodland there.
0:20:52 > 0:20:55And they'll be in there down amongst the tree roots, hiding away,
0:20:55 > 0:20:59hibernating, sleeping through the winter. Next February and March,
0:20:59 > 0:21:03they wake up, back into the pond to breed.
0:21:03 > 0:21:06It's a £5,000 fine and-or six months
0:21:06 > 0:21:09in prison for each newt that you injure or kill,
0:21:09 > 0:21:12but that protection extends to its eggs.
0:21:12 > 0:21:15So, remember, a female newt will lay up to 300 eggs.
0:21:15 > 0:21:17So you're talking potentially
0:21:17 > 0:21:20millions of pounds of fines on some sites.
0:21:20 > 0:21:23Even on this site, there may be in
0:21:23 > 0:21:26the region of a hundred newts on this site.
0:21:26 > 0:21:31It's almost impossible to know until you start the trapping-out process.
0:21:31 > 0:21:33The zoo needs a licence to
0:21:33 > 0:21:37move the newts and create new habitats to ensure their safety.
0:21:37 > 0:21:39The two-month delay to construction
0:21:39 > 0:21:42means Simon's schedule is under threat.
0:21:42 > 0:21:47We've still got a spring 2015 opening date, that's key for us.
0:21:47 > 0:21:49The exhibit itself is really
0:21:49 > 0:21:52for the summer period, it's not a winter exhibit,
0:21:52 > 0:21:54so if it completed and opened in
0:21:54 > 0:21:56October it would be no benefit to us.
0:21:56 > 0:22:00We've got to try and get it open for March, April time.
0:22:00 > 0:22:04So it is a problem for us, but that's what we've got to get round.
0:22:04 > 0:22:05Even with the newt licence, the
0:22:05 > 0:22:09expansion plans won't necessarily receive planning permission.
0:22:09 > 0:22:12I mean, physically it's a huge development in the greenbelt,
0:22:12 > 0:22:16there aren't many developments in the greenbelt that are this scale.
0:22:16 > 0:22:18I can't think of any since I've
0:22:18 > 0:22:21been working for the council that come anywhere close to it.
0:22:21 > 0:22:24The knock-on effects of a development of this scale
0:22:24 > 0:22:26are really very significant with the
0:22:26 > 0:22:28numbers of visitors that are coming in.
0:22:28 > 0:22:30They're spending money not only
0:22:30 > 0:22:34locally but in and around the town, they might be staying over.
0:22:34 > 0:22:38Then you've got the extra employees as well.
0:22:38 > 0:22:43It's potentially a very, very important development for Chester.
0:22:43 > 0:22:45Nial must make a recommendation to
0:22:45 > 0:22:48the planning committee when it votes on the application.
0:22:48 > 0:22:50In the meantime, the locals and the
0:22:50 > 0:22:54zoo are both lobbying their local councillor.
0:22:54 > 0:22:57The zoo is a very big and powerful neighbour to us in Upton.
0:22:57 > 0:23:01And we're immensely proud of the zoo and what it's achieving.
0:23:01 > 0:23:02We get so many visitors and these
0:23:02 > 0:23:05developments that they're putting forward
0:23:05 > 0:23:09are liable to attract even more visitors than we currently get.
0:23:09 > 0:23:11And, of course, that's the reason for them.
0:23:11 > 0:23:13And they're very exciting developments,
0:23:13 > 0:23:15but at the same time, you always
0:23:15 > 0:23:18have bear in mind how it impinges on your residents.
0:23:18 > 0:23:22We were inundated with people. I mean, it's their home.
0:23:22 > 0:23:27They've chosen it as it is and that's where they're comfortable.
0:23:27 > 0:23:33Often anything new excites... dismay.
0:23:33 > 0:23:36Simon and the zoo have already been delayed by the newts.
0:23:36 > 0:23:38They can't afford a planning setback
0:23:38 > 0:23:40that would delay construction even further.
0:23:50 > 0:23:52In Edinburgh, developers want to
0:23:52 > 0:23:56build a three tower, seven storey complex for 234 students.
0:23:59 > 0:24:01Next door to the site, residents
0:24:01 > 0:24:04have objected to the prospect of student neighbours.
0:24:06 > 0:24:08But planner Andrew Trigger is
0:24:08 > 0:24:12dismissing their concerns and has news for the developers.
0:24:12 > 0:24:16I don't think the issues that have been raised are insurmountable.
0:24:16 > 0:24:20Fundamentally, we're supportive of student accommodation on that site.
0:24:23 > 0:24:26It has been challenging, but we've actually managed
0:24:26 > 0:24:29to laugh about it with the planning officers.
0:24:29 > 0:24:32Sometimes it can be a challenge dealing with them,
0:24:32 > 0:24:34but, as I say, we are where we are
0:24:34 > 0:24:38and we're reasonably positive about it.
0:24:38 > 0:24:42Residents of the flats next door have asked Christine Heenan
0:24:42 > 0:24:44to argue their case when the
0:24:44 > 0:24:46application goes before the planning committee.
0:24:46 > 0:24:50The neighbours have been asking me to put their concerns across,
0:24:50 > 0:24:55because they don't want that amount of buildings in that small area
0:24:55 > 0:24:57and they don't want 230 students.
0:24:57 > 0:25:01There's not one person that wants the students to be here.
0:25:03 > 0:25:06With so many objections, the planning committee members
0:25:06 > 0:25:08will decide on the flats and
0:25:08 > 0:25:12Christine will be able to address them in the town hall.
0:25:12 > 0:25:14First, they need to see the site of the scheme.
0:25:19 > 0:25:22One thing, if you've been in local government for as long as I have,
0:25:22 > 0:25:25you know that you never, ever satisfy everybody.
0:25:25 > 0:25:28That is beyond all of us.
0:25:28 > 0:25:31You would have to have the wisdom of Solomon to satisfy everybody,
0:25:31 > 0:25:34and sometimes you just have to content yourself
0:25:34 > 0:25:36with exercising your judgement and
0:25:36 > 0:25:39try as far as possible to do the right thing.
0:25:39 > 0:25:43The councillors are all elected, and come from all walks of life,
0:25:43 > 0:25:47including a retired electrician, a lecturer and an air hostess.
0:25:47 > 0:25:51This is an application for student accommodation.
0:25:51 > 0:25:56The proposal's for 234 bed spaces within three blocks.
0:25:56 > 0:25:59- We're just going to put the students in there and brick up the front. - LAUGHTER
0:25:59 > 0:26:04- Well, that's a sustainable way of looking at it. - LAUGHTER
0:26:04 > 0:26:06So this is what I want to show you from this side.
0:26:06 > 0:26:09The other important angle I'd like to show you is from the park.
0:26:11 > 0:26:15I think there's a legitimate concern about the scale of the development.
0:26:15 > 0:26:17And there's going to be a full hearing,
0:26:17 > 0:26:21which is a fairly new procedure and it's not one that we use too often,
0:26:21 > 0:26:23but invariably it is used when a
0:26:23 > 0:26:27development has generated a bit of local controversy.
0:26:27 > 0:26:28And there is a little bit of
0:26:28 > 0:26:32local controversy surrounding this particular development.
0:26:32 > 0:26:37The northern part of it is four storeys with the rooftop pavilion.
0:26:37 > 0:26:41They soon spot a problem. There's only three parking spaces.
0:26:41 > 0:26:44They're putting all these flats in and there's no spaces for cars.
0:26:44 > 0:26:46If you move your car at eight o'clock in the morning,
0:26:46 > 0:26:49you're out of the area until six o'clock at night.
0:26:49 > 0:26:51There's no way you'd get back in.
0:26:51 > 0:26:52It's got a long way to go, this.
0:26:58 > 0:27:02Tomorrow the committee will vote...
0:27:02 > 0:27:04and Christine needs to win them over.
0:27:06 > 0:27:10I'm a bit nervous of what to say in front of them, know?
0:27:10 > 0:27:14The plan for tonight is to try and make some notes, I suppose,
0:27:14 > 0:27:18so I don't forget what to put over.
0:27:18 > 0:27:22And then just do my best tomorrow for them, you know.
0:27:22 > 0:27:26- I've never been the spokesperson before, so... - SHE LAUGHS
0:27:26 > 0:27:29I'm just used to working in a home looking after people.
0:27:32 > 0:27:35Hey! There's a boy.
0:27:40 > 0:27:43Planning laws don't just cover new buildings.
0:27:43 > 0:27:46They're also there to protect our architectural heritage.
0:27:50 > 0:27:52In Chester, Downswood House lies empty.
0:27:54 > 0:27:57Built in 1888 for a Manchester industrialist,
0:27:57 > 0:28:00it's a well-preserved example of Victorian suburbia.
0:28:04 > 0:28:09The Grade II listed building was a private school for 20 years.
0:28:09 > 0:28:11This class was prep. At one time,
0:28:11 > 0:28:15there were 20 children in this classroom.
0:28:15 > 0:28:20Sean White bought the school 12 years ago for £650,000,
0:28:20 > 0:28:24and managed it until it closed in 2010.
0:28:24 > 0:28:26Economically, the school wasn't viable,
0:28:26 > 0:28:28so we decided to close the school.
0:28:28 > 0:28:30And I'm looking to sell the property
0:28:30 > 0:28:35once it's got planning permission, if it gets its planning permission.
0:28:35 > 0:28:38The empty property is costing thousands to maintain,
0:28:38 > 0:28:40so Sean wants to sell.
0:28:40 > 0:28:42He'll get more for the house if it
0:28:42 > 0:28:45has planning permission for a change of use.
0:28:45 > 0:28:47He's brought in an architect to help him.
0:28:49 > 0:28:52We've spent a year looking a the various options on the school.
0:28:52 > 0:28:55Do we turn it into a nursing home, a closed-care scheme?
0:28:55 > 0:28:58We looked at hostels. We looked at student accommodation.
0:28:58 > 0:28:59I can't imagine the locals would
0:28:59 > 0:29:02like 150 students coming to live on the site,
0:29:02 > 0:29:04so the logical thing to do with the
0:29:04 > 0:29:08house is to convert it into flats. Over at the back here...
0:29:08 > 0:29:12They've settled on a combination of flats and six family homes.
0:29:12 > 0:29:15We've got eight flats in the main building.
0:29:15 > 0:29:18They are big flats, but that is what the building gives us.
0:29:18 > 0:29:20There's some lovely feature rooms
0:29:20 > 0:29:23here and we've tried to utilise those.
0:29:23 > 0:29:26At the back, we have six four-bedroom houses designed
0:29:26 > 0:29:28to take on and echo the theme of the
0:29:28 > 0:29:30building and the style of the building,
0:29:30 > 0:29:34so you can see a continuity running through the architecture.
0:29:34 > 0:29:37Restoring the house on its own will
0:29:37 > 0:29:39be expensive and may not return a profit.
0:29:40 > 0:29:42Any developer taking the scheme on
0:29:42 > 0:29:47will need the six new houses to make it worthwhile.
0:29:47 > 0:29:48From a selfish point of view, we
0:29:48 > 0:29:51have to maximise what we can gain from the building.
0:29:51 > 0:29:53But looking at it in a wider sense,
0:29:53 > 0:29:55to preserve this heritage, we have to
0:29:55 > 0:29:57look at bringing this building back into use.
0:29:57 > 0:30:02Into some form of manageable use where it can support itself.
0:30:04 > 0:30:08Sean has put in an application to build the flats and houses.
0:30:08 > 0:30:11Rob Charnley is the planner who'll be dealing with it.
0:30:11 > 0:30:14- We talked about a lift here.- So that tucks in round the corner there.
0:30:14 > 0:30:19So this main section is as unchanged as possible, which we've done.
0:30:19 > 0:30:22Rob will consider all aspects of the development.
0:30:23 > 0:30:27I mean, is there a view in terms of enhancing a listed building?
0:30:27 > 0:30:31Or is it a view that the building becomes kind of fossilised?
0:30:31 > 0:30:33It's dangerous saying carving a
0:30:33 > 0:30:35building up could be seen as enhancing it.
0:30:35 > 0:30:38The building at the moment isn't at risk,
0:30:38 > 0:30:41not to say it could become so is it was left as it was,
0:30:41 > 0:30:43but at the moment it's the least
0:30:43 > 0:30:47amount of development needed to maintain the listed building.
0:30:54 > 0:30:57If the building fails to gain planning,
0:30:57 > 0:31:00it will almost certainly end up in the hands of our bankers,
0:31:00 > 0:31:05it will be boarded up and become increasingly derelict.
0:31:07 > 0:31:11Rob will make a recommendation on the scheme, but Downswood is listed.
0:31:12 > 0:31:17The council's chief conservation officer must see the plans first
0:31:17 > 0:31:20and decide if they damage the historic building.
0:31:20 > 0:31:22I suppose the most difficult thing
0:31:22 > 0:31:25is those people that come along with the usual patter
0:31:25 > 0:31:28about bringing the building back to its former glory,
0:31:28 > 0:31:31when in actual fact you look at the scheme
0:31:31 > 0:31:33and most of the special interest of
0:31:33 > 0:31:37the building has disappeared as a consequence.
0:31:37 > 0:31:40John's view of the plans could be enough to halt any development.
0:31:48 > 0:31:50In Tarporley in Cheshire, homeowners
0:31:50 > 0:31:54living next door to a field are fighting plans to build 100 houses.
0:31:56 > 0:31:58The planning committee are due to
0:31:58 > 0:32:01meet in a few hours' time to decide on the application,
0:32:01 > 0:32:03but with an officer recommending for
0:32:03 > 0:32:06approval, the neighbours are not confident.
0:32:06 > 0:32:09I think we've got to the stage now where we don't expect anything.
0:32:09 > 0:32:11We expect it to be approved.
0:32:11 > 0:32:14The expectation is that the planning will be approved.
0:32:14 > 0:32:16It's going to happen whatever we do.
0:32:16 > 0:32:19Whatever the village does as a community, it's going to happen.
0:32:19 > 0:32:22Retired RAF pilot David and his wife
0:32:22 > 0:32:27Angela live in a four-bedroom house near the proposed housing estate.
0:32:28 > 0:32:33When we moved in back in the early '90s, this was a green field
0:32:33 > 0:32:35and that development was processed
0:32:35 > 0:32:38around two or three years after we moved into here.
0:32:38 > 0:32:43We had cows grazing there which we looked out on.
0:32:43 > 0:32:45We've been hemmed in over a period of time.
0:32:45 > 0:32:47It's actually all part of the same field.
0:32:47 > 0:32:50That field that the planning permission has been submitted on
0:32:50 > 0:32:52goes all the way round.
0:32:52 > 0:32:55So that was part of the same field originally.
0:32:55 > 0:32:58If the latest housing development goes ahead,
0:32:58 > 0:33:00they'll lose another view from their window.
0:33:00 > 0:33:03It will certainly change the village for ever.
0:33:03 > 0:33:05It will and once it's done, it's done.
0:33:07 > 0:33:11But not everyone shares the objectors' views.
0:33:11 > 0:33:14I get more than slightly irritated
0:33:14 > 0:33:17when people are objecting to a development
0:33:17 > 0:33:21who live in houses that were built within the last 20 years.
0:33:21 > 0:33:23I think there is a degree of hypocrisy there.
0:33:23 > 0:33:25And what they'd be far better doing
0:33:25 > 0:33:29is accepting that there is a need for these communities to grow
0:33:29 > 0:33:31and there's an opportunity here for
0:33:31 > 0:33:35the community to benefit from the new developments.
0:33:38 > 0:33:40At Cheshire West Council headquarters,
0:33:40 > 0:33:42the elected members of the planning
0:33:42 > 0:33:46committee will decide if the housing scheme can go ahead.
0:33:46 > 0:33:48I'll take a couple, all right?
0:33:48 > 0:33:51Michael George will be the spokesman for the villagers.
0:33:51 > 0:33:54He's got plenty of support from his neighbours.
0:33:54 > 0:33:56It's great to see the community turning out in force.
0:33:56 > 0:33:57It puts a bit of pressure on the
0:33:57 > 0:33:59councillors and helps to focus their minds
0:33:59 > 0:34:01in terms of the decisions they're
0:34:01 > 0:34:03making and how it impacts local people.
0:34:03 > 0:34:05He's got three minutes to try to
0:34:05 > 0:34:08save the field at the end of his garden.
0:34:09 > 0:34:11By approving this application,
0:34:11 > 0:34:13you will set a precedent for the
0:34:13 > 0:34:17building of nearly 300 houses in one village in a few years.
0:34:17 > 0:34:19Councillors, you have an opportunity
0:34:19 > 0:34:23to stand up for local people, local democracy and common sense
0:34:23 > 0:34:26by making the right decision in rejecting this application.
0:34:26 > 0:34:30- Hear, hear! - APPLAUSE
0:34:32 > 0:34:36Planner Fiona Edwards is recommending the scheme go ahead,
0:34:36 > 0:34:41so the developers decide they don't want to address the committee.
0:34:41 > 0:34:42The councillors have to weigh up
0:34:42 > 0:34:45Michael's objections with the need for new housing.
0:34:46 > 0:34:48We're dammed if we do and we're
0:34:48 > 0:34:52- dammed if we don't. It's very difficult.- No, you're not!
0:34:52 > 0:34:56Whatever decision we take, we're in a very difficult situation.
0:34:56 > 0:35:01If we approve this application, it's irrevocable for that community.
0:35:03 > 0:35:06I'm going to move rejection of this application, Chairman.
0:35:06 > 0:35:09CHEERING AND APPLAUSE
0:35:10 > 0:35:13I'll give my reasons.
0:35:13 > 0:35:17The committee can't reject the plans just because the villagers object.
0:35:18 > 0:35:23They must show the scheme doesn't follow planning regulations.
0:35:23 > 0:35:30Chair, I now need credible planning reasons to record for that refusal.
0:35:30 > 0:35:32AUDIENCE GROAN
0:35:32 > 0:35:35The application is contrary to the locally adopted plan
0:35:35 > 0:35:41and contrary to paragraphs 11, 17 and 69...
0:35:41 > 0:35:43Just saying it's contrary to the
0:35:43 > 0:35:46local plan is not sufficient, I need specific policies
0:35:46 > 0:35:48and I need you to identify the
0:35:48 > 0:35:51specific harm caused to each of those policies.
0:35:51 > 0:35:53I'm sorry, Councillor Walmsely, but I have to have those.
0:35:53 > 0:35:55Sorry, Miss Edwards, I'm moving
0:35:55 > 0:35:58refusal and I've said those grounds and I'm sticking to them.
0:35:58 > 0:36:01I'm not moving away from them. You have to accept them.
0:36:01 > 0:36:03They are contrary to the locally
0:36:03 > 0:36:06adopted plan and to those three paragraphs MPF. Full stop.
0:36:06 > 0:36:10- Hear, hear! - APPLAUSE
0:36:12 > 0:36:17Councillors can now vote on the fate of the field.
0:36:17 > 0:36:21Those in favour of refusal of this planning application.
0:36:24 > 0:36:29- Six against.- Could we have a named vote, please?
0:36:31 > 0:36:34The planning application has been refused.
0:36:34 > 0:36:38CHEERING AND APPLAUSE
0:36:42 > 0:36:45We'll just give you a few minutes to leave if you wish.
0:36:45 > 0:36:50The committee have gone against Fiona's professional advice.
0:36:50 > 0:36:53I feel that members don't have to listen to me,
0:36:53 > 0:36:57and I'm quite happy for them to disagree with my recommendations
0:36:57 > 0:37:01if they've got reasonable thoughts behind that decision making process.
0:37:01 > 0:37:03Here you could say that perhaps it
0:37:03 > 0:37:06was an emotional decision as opposed to a reasonable decision,
0:37:06 > 0:37:09but that's not unexpected.
0:37:09 > 0:37:11I wouldn't have the members' jobs. I'd far rather have my job.
0:37:11 > 0:37:14At the end of the day, we live to fight another day.
0:37:17 > 0:37:19But the residents' victory is short-lived.
0:37:19 > 0:37:21The developers immediately appeal
0:37:21 > 0:37:23against the decision and the
0:37:23 > 0:37:26application will be reconsidered in eight weeks.
0:37:26 > 0:37:31So a battle has been won, but the war continues.
0:37:42 > 0:37:44In Chester, the planning committee
0:37:44 > 0:37:46are about to decide on the
0:37:46 > 0:37:49application to extend the zoo into neighbouring fields.
0:37:49 > 0:37:53Even in autumn, the site is very...
0:37:53 > 0:37:57The zoo had planning permission for a massive biodome,
0:37:57 > 0:38:01but they've had to scale back their plans since they lost funding.
0:38:01 > 0:38:02Now they want to build an
0:38:02 > 0:38:07Indonesian-themed boat ride instead, but it's still costing 30 million.
0:38:07 > 0:38:10So in principle, development in this
0:38:10 > 0:38:14- area of the greenbelt has been established?- That's correct.
0:38:14 > 0:38:18It's more now, is this the right size of building?
0:38:18 > 0:38:22Will it look right? Will it do what they're saying it's going to do?
0:38:22 > 0:38:25Because of the weather, the councillors don't get off the bus.
0:38:25 > 0:38:27Most of them already know
0:38:27 > 0:38:31the site very well and they know many people living nearby object.
0:38:31 > 0:38:35It is a big scheme and you know it will bring jobs and business,
0:38:35 > 0:38:37but we have to wait until the meeting to weigh up
0:38:37 > 0:38:39what's going to be good and what's
0:38:39 > 0:38:42going to be bad about it and see what we feel.
0:38:48 > 0:38:51The original biodome was given approval by the council.
0:38:51 > 0:38:54Planner Nial has decided this alternative scheme
0:38:54 > 0:38:58for an Indonesian-themed boat ride should also go ahead.
0:38:58 > 0:39:01- Hello.- Hi.
0:39:01 > 0:39:04He's about to break the news to the scheme's main objector, Paul Hobbs.
0:39:06 > 0:39:10So we're at a point now where we have recommended it for approval
0:39:10 > 0:39:13and it will be going to the strategic planning committee
0:39:13 > 0:39:17- on the 22nd, this Thursday. - This Thursday.- That's correct, yeah.
0:39:17 > 0:39:20The objectors say the biodome was key to the development,
0:39:20 > 0:39:22and that without it the Islands
0:39:22 > 0:39:25project needs a brand-new planning application.
0:39:25 > 0:39:28The dome was one very significant part of it.
0:39:28 > 0:39:34It's the central plank of why the committee passed the whole scheme.
0:39:34 > 0:39:37If you read the documentation, it specifically states
0:39:37 > 0:39:39that the biodome is to be built
0:39:39 > 0:39:42before any development across the road.
0:39:42 > 0:39:45I mean, the whole thing is pure fantasy at the moment.
0:39:45 > 0:39:47- A lot of that...- We're living in an alternative universe.
0:39:47 > 0:39:50- Mm-hm.- So the whole argument just falls away
0:39:50 > 0:39:52and the zoo cannot have it both ways.
0:39:52 > 0:39:54It is either part of the original project
0:39:54 > 0:39:57or it is a new, stand-alone project. The whole thing is a farce.
0:39:59 > 0:40:02- That's great.- See you around. - Thank you very much.- OK.
0:40:03 > 0:40:05What some objectors don't grasp is
0:40:05 > 0:40:08simply because they said that they were going...
0:40:08 > 0:40:10That they might put a certain type of development
0:40:10 > 0:40:12on a certain part of the site,
0:40:12 > 0:40:14doesn't mean to say they are fixed to that,
0:40:14 > 0:40:17because the nature of an outline permission means
0:40:17 > 0:40:20that you can come forward in the future with something that does look
0:40:20 > 0:40:25a bit different to a scheme that was maybe illustrated at outline stage.
0:40:25 > 0:40:27With the prospect of a family of orang-utans
0:40:27 > 0:40:30moving into the field opposite,
0:40:30 > 0:40:32the residents feel they're being ignored.
0:40:32 > 0:40:34They're just not interested.
0:40:34 > 0:40:36They couldn't give a damn about local people.
0:40:36 > 0:40:39They are simply not interested in the concerns of local people.
0:40:39 > 0:40:41Not a damn.
0:40:45 > 0:40:48The zoo say they've done all they can to minimise disruption
0:40:48 > 0:40:49to the neighbours.
0:40:49 > 0:40:51It's an attitude I find difficult,
0:40:51 > 0:40:55personally, to understand, because it's such... In a sense,
0:40:55 > 0:40:59it's so negative against any form of development and growth.
0:40:59 > 0:41:03I mean, we've been there since 1931. Um...
0:41:03 > 0:41:06The project could be worth millions to the local economy
0:41:06 > 0:41:09in increased visitors and jobs,
0:41:09 > 0:41:12but though the committee are all political party members,
0:41:12 > 0:41:13none of them are under pressure
0:41:13 > 0:41:16from the council to approve the plans.
0:41:16 > 0:41:18We're two different political sides
0:41:18 > 0:41:21but we're happy when we do actually make a decision.
0:41:21 > 0:41:23And the decision is not a political one.
0:41:23 > 0:41:27No, and it's not whipped cos I'm a whip,
0:41:27 > 0:41:28so you better watch out.
0:41:28 > 0:41:32- Under no circumstance is it whipped. - No.
0:41:33 > 0:41:35Good afternoon, ladies and gentlemen.
0:41:35 > 0:41:39First of all, Mr Hobbs, who is going to object to the application.
0:41:39 > 0:41:41The objectors get three minutes to make their case.
0:41:41 > 0:41:44What is now presented to the committee
0:41:44 > 0:41:47on the outline part of the project
0:41:47 > 0:41:51is completely different from what was presented in 2010.
0:41:51 > 0:41:56It should be re-presented as a separate planning application
0:41:56 > 0:41:58because it is significantly different
0:41:58 > 0:42:01to what was presented in 2010.
0:42:01 > 0:42:05This has only added to the overwhelming local feeling
0:42:05 > 0:42:07of being treated with complete contempt...
0:42:07 > 0:42:11Next, Simon puts forward the case for the zoo.
0:42:11 > 0:42:14The designs have been advanced in full consultation
0:42:14 > 0:42:17with the council's officers.
0:42:17 > 0:42:21We've also held a number of events locally, reaching a wide audience,
0:42:21 > 0:42:24with overwhelming support recorded
0:42:24 > 0:42:27at our consultation event in March 2012.
0:42:27 > 0:42:30Importantly, the project is being progressed
0:42:30 > 0:42:33within the original development parameters.
0:42:35 > 0:42:36After the speeches from both sides,
0:42:36 > 0:42:40the councillors get a chance to express their views.
0:42:40 > 0:42:44I really cannot really find it in my heart of hearts to say anything
0:42:44 > 0:42:47except I think this is a really good plan and I hope it's successful.
0:42:47 > 0:42:52Right, we'll go to the vote, then. All those in favour, please show.
0:42:52 > 0:42:53Thank you very much.
0:42:53 > 0:42:55The plans are passed unanimously.
0:42:55 > 0:42:58Thank you very much. And thank you.
0:42:58 > 0:43:00- This is a major hurdle that you've overcome.- I know.
0:43:00 > 0:43:02It gives you confidence to go forward, doesn't it?
0:43:02 > 0:43:05- It does.- You've done really well and you did all the right things.
0:43:05 > 0:43:08So...it's a frustrating process but you're there,
0:43:08 > 0:43:10you know, you can move on, get it developed.
0:43:10 > 0:43:13If all goes to plan, a little bit of Indonesia
0:43:13 > 0:43:16will replace a Cheshire field in 18 months.
0:43:23 > 0:43:24Complete lies.
0:43:25 > 0:43:28'Basically, what the planning officer said there
0:43:28 > 0:43:29'was completely untrue.'
0:43:29 > 0:43:32It's going to have a massive impact on our lives.
0:43:32 > 0:43:34Some of those people have been there 40, 50 years.
0:43:34 > 0:43:37Some new people, they chose that location
0:43:37 > 0:43:42because of the semi-rural...nature of it, you know, character of it.
0:43:42 > 0:43:47They have completely ignored their own planning permission
0:43:47 > 0:43:49that was granted in 2010.
0:43:51 > 0:43:53Hopefully, we'll start the works
0:43:53 > 0:43:56early May, subject to newts.
0:44:01 > 0:44:04In Edinburgh, it's also committee day.
0:44:04 > 0:44:07Councillors must decide whether to allow student flats
0:44:07 > 0:44:09on the site of this plumbing warehouse.
0:44:11 > 0:44:14The developers' plans have been opposed by neighbours,
0:44:14 > 0:44:16who don't want students living next door.
0:44:17 > 0:44:19I've... Got to be said - a tad nervous. Um...
0:44:19 > 0:44:22We've put 15 months of work into this application
0:44:22 > 0:44:24and here we are on the steps of the appeal.
0:44:24 > 0:44:28This is where we find out whether all our work and all our effort
0:44:28 > 0:44:32has been to good avail or not, so, yeah, feeling a little bit nervous.
0:44:34 > 0:44:38Oh, tossing and turning all night thinking of what to say, you know,
0:44:38 > 0:44:41but we'll try and get our points over.
0:44:41 > 0:44:43Hopefully, somebody will listen, you know.
0:44:46 > 0:44:47The site is considered
0:44:47 > 0:44:49to be acceptable for student accommodation.
0:44:49 > 0:44:52It is recommended that committee approve the application,
0:44:52 > 0:44:55subject to legal agreement relating to transport infrastructure
0:44:55 > 0:45:02and conditions on materials, landscaping and boundary treatments.
0:45:02 > 0:45:05It's Christine's chance to persuade the committee
0:45:05 > 0:45:07to go against their officer's recommendation
0:45:07 > 0:45:10and reject the student housing.
0:45:10 > 0:45:14There's really a lot of anger in our development just now.
0:45:14 > 0:45:16The ones with families are very concerned.
0:45:16 > 0:45:17They don't want to have students
0:45:17 > 0:45:19amongst their families, their children.
0:45:19 > 0:45:21They need to get their sleep.
0:45:23 > 0:45:26That's... That's about, you know, what I want to put through.
0:45:29 > 0:45:33The developers can now try to counter Christine's arguments.
0:45:34 > 0:45:37I think there's a very outdated image of students now.
0:45:37 > 0:45:39They have changed because they are paying a lot more.
0:45:39 > 0:45:42They are a lot more conscientious about how they behave.
0:45:42 > 0:45:45But also, more importantly, this is a managed environment
0:45:45 > 0:45:47and the university does have the ultimate sanction
0:45:47 > 0:45:50of kicking a student off a degree course if they misbehave,
0:45:50 > 0:45:51and I would like to emphasise
0:45:51 > 0:45:53that the university has given two assurances -
0:45:53 > 0:45:57one is that they will have 24-hour on-site security.
0:45:57 > 0:45:59Also that they are prepared to set up
0:45:59 > 0:46:02some form of committee with the local residents
0:46:02 > 0:46:03to talk about any issues that might arise,
0:46:03 > 0:46:06so they are very willing to do that.
0:46:06 > 0:46:11But Christine and the objectors have a very influential supporter -
0:46:11 > 0:46:13their local councillor, Donald Wilson,
0:46:13 > 0:46:15is also Edinburgh's Lord Provost,
0:46:15 > 0:46:17Scotland's equivalent of a Lord Mayor.
0:46:19 > 0:46:22There has to be a compelling reason to grant this,
0:46:22 > 0:46:24not a compelling reason to reject it.
0:46:24 > 0:46:27And I don't think there's any compelling reasons
0:46:27 > 0:46:29being made in this report.
0:46:29 > 0:46:31In fact, quite the reverse. It's a small site.
0:46:31 > 0:46:34Just because the surrounding area is densely populated,
0:46:34 > 0:46:37that's no reason for densely populating this one as well.
0:46:37 > 0:46:39And I would urge you to reject it.
0:46:41 > 0:46:46Now it's time for the committee to discuss the plans before voting.
0:46:46 > 0:46:47If we don't grant these sorts of things,
0:46:47 > 0:46:49where are the students going to go?
0:46:49 > 0:46:52And my view is that purpose-built student accommodation
0:46:52 > 0:46:54is the way to go.
0:46:54 > 0:46:59Equally, there is the issue of just how much development
0:46:59 > 0:47:01do you put into individual sites
0:47:01 > 0:47:04and that's my...unease about all of this.
0:47:05 > 0:47:08I agree with you. We need more accommodation.
0:47:08 > 0:47:11I feel that this site, 200 and odd,
0:47:11 > 0:47:15in such a small space and the area it's in, it's just far too much.
0:47:17 > 0:47:20Those voting to refuse planning permission, please show.
0:47:22 > 0:47:25One, two, three, four.
0:47:26 > 0:47:29Those voting for the motion to grant planning permission,
0:47:29 > 0:47:31please show.
0:47:31 > 0:47:35One, two, three, four, five, six.
0:47:36 > 0:47:39The motion by Councillor Perry is...
0:47:39 > 0:47:41OK, thank you very much.
0:47:45 > 0:47:50I'm very angry. I mean, I just don't see the point of having a committee
0:47:50 > 0:47:53when they're not thinking about the people,
0:47:53 > 0:47:56they're just thinking about money, aren't they?
0:47:56 > 0:47:58It's going to end up... Edinburgh is going to be like
0:47:58 > 0:48:02all student flats, offices, hotels
0:48:02 > 0:48:06and no people living in it, no...no families.
0:48:06 > 0:48:10Well, obviously we got our consent, so we are very relived,
0:48:10 > 0:48:13but our estimate of a 75% chance
0:48:13 > 0:48:17actually turned out to be a bit optimistic as it was a 6-4 vote.
0:48:17 > 0:48:20What can you do? We're just ordinary people.
0:48:20 > 0:48:23We can't do much about it, no.
0:48:35 > 0:48:38In Chester, Sean White wants planning permission to convert
0:48:38 > 0:48:42the Victorian splendour of Downswood into eight flats
0:48:42 > 0:48:44and build six houses in its grounds.
0:48:46 > 0:48:49He wants a similar development to the one next door.
0:48:50 > 0:48:52Gilwern House was an army barracks
0:48:52 > 0:48:57before being converted into flats and houses eight years ago.
0:48:57 > 0:49:00It's quite a stunning development. Um... What they've done here
0:49:00 > 0:49:02I believe is,
0:49:02 > 0:49:05they've actually enhanced a Grade II-listed building.
0:49:08 > 0:49:10They've managed to retain the original features,
0:49:10 > 0:49:15but complemented again with brand-new leaded lights, er,
0:49:15 > 0:49:17mimicking the previous design,
0:49:17 > 0:49:19but all double-glazed.
0:49:19 > 0:49:23This is the original ceiling. So this is untouched.
0:49:23 > 0:49:26And everybody comes and thinks, "Wow, what a fantastic house."
0:49:26 > 0:49:28Our niece thinks it's a castle.
0:49:28 > 0:49:30There's lots of character
0:49:30 > 0:49:32and it has a great atmosphere in it.
0:49:32 > 0:49:34It was incredibly clever...
0:49:34 > 0:49:37The eight flats were each sold for over £300,000
0:49:37 > 0:49:40and the houses in the grounds for up to 450,000 -
0:49:40 > 0:49:43a considerable profit for the developers.
0:49:43 > 0:49:47They've preserved all the key features of the building
0:49:47 > 0:49:51and yet you've got modern living in a beautiful listed building.
0:49:54 > 0:49:57For Sean to carry out a similar conversion,
0:49:57 > 0:50:01he needs the support of conservation officer John Healey.
0:50:01 > 0:50:04John has to decide what effect the conversions would have
0:50:04 > 0:50:07on Downswood's Grade II-listed status.
0:50:07 > 0:50:10It is an extraordinary building.
0:50:10 > 0:50:12The quality of it is...is really excellent.
0:50:15 > 0:50:19It's in the rather typical sort of Chester vernacular revival style,
0:50:19 > 0:50:23Tudorbethan style, and that's carried on internally.
0:50:24 > 0:50:28This is astonishingly beautiful, and the stained glass
0:50:28 > 0:50:33and the decorative plasterwork and the wonderful mullion windows.
0:50:34 > 0:50:37I mean, the whole thing is a piece, isn't it?
0:50:38 > 0:50:42Sean's plans retain many original features,
0:50:42 > 0:50:44but dividing walls and other structural changes
0:50:44 > 0:50:47would have to be made.
0:50:47 > 0:50:50There is a building here which is in perfectly good order.
0:50:50 > 0:50:53It retains a...a...
0:50:53 > 0:50:56a complete interior of its time.
0:50:56 > 0:50:59The problem with the scheme of conversion is that
0:50:59 > 0:51:03nine units in here is quite intensive,
0:51:03 > 0:51:06and it's clearly a much less desirable solution
0:51:06 > 0:51:11than someone just moving in and, you know, putting in some en suites.
0:51:11 > 0:51:14I just can't see any justification for taking this one forward
0:51:14 > 0:51:16in any form at the moment.
0:51:18 > 0:51:22The changes to Gilwern next door do not set a planning precedent.
0:51:23 > 0:51:30If you look at the adjoining site, you can see how a modern development
0:51:30 > 0:51:31can impact very severely,
0:51:31 > 0:51:36in my view, on the setting of a listed building.
0:51:36 > 0:51:39In that case, the arguments were rather different.
0:51:39 > 0:51:43Essentially, you had a brownfield site full of military buildings.
0:51:43 > 0:51:46You didn't have a building that was still sitting, essentially,
0:51:46 > 0:51:49within its own original setting.
0:51:49 > 0:51:52The Grade II listing means John's opposition
0:51:52 > 0:51:55is enough to get the proposal rejected.
0:51:55 > 0:51:58Clearly, the development that's proposed,
0:51:58 > 0:52:01not only is it unnecessary, but it's harmful.
0:52:01 > 0:52:05Listed buildings, they're 2% of the housing stock.
0:52:05 > 0:52:09Listed buildings that survive with the quality of the interior
0:52:09 > 0:52:12that you see here are far fewer than those 2%,
0:52:12 > 0:52:16so I'm keen to see something which retains the integrity
0:52:16 > 0:52:18of the listed building.
0:52:18 > 0:52:20You want us to keep it as one single house.
0:52:20 > 0:52:22There's no market for that in this area.
0:52:22 > 0:52:24Put this ten miles away in the countryside,
0:52:24 > 0:52:27in the middle of rolling fields, it would make a fabulous house.
0:52:27 > 0:52:28But in the location where it is,
0:52:28 > 0:52:30a five-bedroom house here
0:52:30 > 0:52:33in 8,500 square feet is just unviable.
0:52:35 > 0:52:38Sean's spent £15,000 on this latest application.
0:52:38 > 0:52:42Now he'll have to reconsider what he does with Downswood.
0:52:42 > 0:52:45Do the locals want this building to be derelict,
0:52:45 > 0:52:47because that is what will happen if the planners get their way?
0:52:56 > 0:53:00It's three weeks since plans to build houses on a field in Tarporley
0:53:00 > 0:53:03were rejected by Cheshire Council.
0:53:03 > 0:53:06The developers have appealed against the decision.
0:53:06 > 0:53:08I've been up the high street today
0:53:08 > 0:53:10and so many people have had these little letters
0:53:10 > 0:53:12saying it's been rejected - "We've won, we've won."
0:53:12 > 0:53:14- No, no.- No, not yet.
0:53:14 > 0:53:16You've got to wait.
0:53:16 > 0:53:20Since the committee meeting, the locals have complained
0:53:20 > 0:53:23about the way head planner, Fiona, handled the application.
0:53:25 > 0:53:26They made a complaint about me
0:53:26 > 0:53:28and they went through our complaint system
0:53:28 > 0:53:32and everybody's entitled to make a complaint. That's right and proper.
0:53:32 > 0:53:35And the ombudsman found that there wasn't a complaint to uphold.
0:53:35 > 0:53:37The thing that people get worked up about is
0:53:37 > 0:53:40when that green field that they've looked out on
0:53:40 > 0:53:42for 5, 10, 15 years is going to be developed,
0:53:42 > 0:53:44and that's the thing that upsets them.
0:53:46 > 0:53:49It's as if she has made up her mind up a long time ago
0:53:49 > 0:53:51that this application should be approved and that's it,
0:53:51 > 0:53:54no matter what people say or what evidence we put in front of her.
0:53:54 > 0:53:58Whatever regulations or planning policies that we quote,
0:53:58 > 0:54:02she just turns around and says, "No, not interested."
0:54:02 > 0:54:05'If there's something that we feel very frustrated about
0:54:05 > 0:54:08'that we can't change, it's easier to blame somebody else.'
0:54:08 > 0:54:10It's easy to blame somebody rather than actually
0:54:10 > 0:54:13take some action to change a system.
0:54:13 > 0:54:16I suspect some of the objectors and things would say
0:54:16 > 0:54:18that I'm a very hard person and very difficult to deal with
0:54:18 > 0:54:20and I'm quite scary,
0:54:20 > 0:54:22but I'd like to believe in real life I'm not.
0:54:26 > 0:54:28The application is now out of the hands of Fiona
0:54:28 > 0:54:30and the local planning committee
0:54:30 > 0:54:34and down to the government-appointed inspector to decide.
0:54:34 > 0:54:38My name is Keith Manning and I'm a chartered town planner.
0:54:38 > 0:54:42I've been appointed by the Secretary of State to determine this appeal.
0:54:44 > 0:54:46'You could almost say it's a bit like a court of law.'
0:54:46 > 0:54:50The planning inspector, who is appointed from the Inspectorate,
0:54:50 > 0:54:52will sit as the judge.
0:54:52 > 0:54:54'There's no jury.
0:54:54 > 0:54:56'And there will be expert witnesses on both sides,
0:54:56 > 0:54:59'cross-examined by the other parties.'
0:54:59 > 0:55:03If the inspector goes against Fiona's support for the scheme,
0:55:03 > 0:55:04then it will have a knock-on effect
0:55:04 > 0:55:08on the way she handles other greenfield development.
0:55:10 > 0:55:15The appeal will take nine months and consider everyone's views...
0:55:15 > 0:55:17Yeah, I think your shoes are probably clean by now.
0:55:17 > 0:55:21..including that from Norma and Frank's bedroom.
0:55:22 > 0:55:25You can have two vantage points, one from the study
0:55:25 > 0:55:27and one from the bedroom.
0:55:27 > 0:55:30So that's... We're at the...
0:55:30 > 0:55:32- the high point, aren't we?- Yeah.
0:55:32 > 0:55:35Even if it goes against us, I think he will have
0:55:35 > 0:55:40taken everything into account and given us a fair hearing.
0:55:40 > 0:55:43Who's going to determine the output? Would you like to bet on it?
0:55:43 > 0:55:44I wouldn't.
0:55:45 > 0:55:47Well, I wouldn't bet because I'm a Scotsman
0:55:47 > 0:55:51and Scotsmen don't give money away easily, you see.
0:55:51 > 0:55:53I think it's wrong that we've had to work so hard
0:55:53 > 0:55:57and spend so much time making points
0:55:57 > 0:56:00that, to us, are...are blatantly obvious.
0:56:00 > 0:56:03And the cost and expense of these guys walking around the field,
0:56:03 > 0:56:04it just seems fatuous.
0:56:04 > 0:56:07I just hope these people now actually can see the validity
0:56:07 > 0:56:09of some of the points we've raised.
0:56:09 > 0:56:11It would be nice to think they've got the common sense
0:56:11 > 0:56:13to do the right thing for the village,
0:56:13 > 0:56:16not just for the numbers and the politics, but for the village.
0:56:16 > 0:56:17Hmm. I agree.
0:56:17 > 0:56:18Well said, wife.
0:56:21 > 0:56:26I would imagine that little line there is the edge...
0:56:26 > 0:56:29Yes, because these are the buildings we've stood...
0:56:29 > 0:56:31- REPORTER:- How do you think this is going to go?
0:56:31 > 0:56:33To be absolutely honest, I don't know.
0:56:33 > 0:56:36I mean, it used to be, it wasn't the amount of objection,
0:56:36 > 0:56:38it was the substance of the objection.
0:56:38 > 0:56:42So it will be interesting to see if amount outweighs substance,
0:56:42 > 0:56:45but we won't know that until the inquiry has finished,
0:56:45 > 0:56:47so the wait for Tarporley goes on.
0:56:54 > 0:56:58Nine months later, there is still no ruling from the inspector.
0:57:03 > 0:57:05But developers have wasted no time
0:57:05 > 0:57:08in picking off another field around the village.
0:57:10 > 0:57:13The plan, very simply, is to build 40 houses on this piece of land.
0:57:13 > 0:57:16The whole of the field from this boundary backwards
0:57:16 > 0:57:18is within the conservation area for Tarporley.
0:57:18 > 0:57:20Judging by the number of objections I've had,
0:57:20 > 0:57:23it's not popular in the village, it's fair to say,
0:57:23 > 0:57:25but, then, that comes as no surprise
0:57:25 > 0:57:27with these sorts of developments.
0:57:33 > 0:57:35Next time on The Planners...
0:57:35 > 0:57:37A fact-finding mission for a planner
0:57:37 > 0:57:39leads to a grisly discovery.
0:57:39 > 0:57:42It's actually quite difficult to tell what's in there.
0:57:42 > 0:57:44There's probably some bits of bone.
0:57:44 > 0:57:49Cheltenham residents rally to help a family of 11...
0:57:49 > 0:57:51This is for their supper tonight -
0:57:51 > 0:57:55fish, ham, peanuts and cat food.
0:57:55 > 0:57:58But when I do them bread rolls they go wild.
0:58:00 > 0:58:04And a 13-year battle with the planners come to a head.
0:58:04 > 0:58:08I'm going to do my darndest to get these blighters on the hook
0:58:08 > 0:58:11and expose them for what they are -
0:58:11 > 0:58:12evil bunch of bureaucrats.