The Public Inquiry, Land east of Tring ‘Marshcroft’
The Public Inquiry into Redrow plc’s proposal for massive development in the Green Belt at Tring has now begun, and we have presented our Opening Statement.
Our Combined Objectors Group – CPRE Hertfordshire, the Chiltern Society, and Grove Fields Residents Association – is doing everything we can to save the Marshcroft site from development. We are participating at the Inquiry as a Rule 6 party and we have retained specialist legal counsel and expert witness representation to help present our case.
We are fundraising to cover these costs and we are currently more than two-thirds of the way to meeting our target, with nearly 400 local residents having donated so far. Can you help?
The Public Inquiry
The Public Inquiry got underway on Tuesday 7 March. On behalf of our Combined Objectors Group, our Counsel Joe Thomas of Landmark Chambers, has presented our Opening Statement. This is summarised below.
We were also pleased that the Planning Inspector has accepted statements from several registered Interested Parties who are objecting to the development proposal – these cover biodiversity and environmental issues, and transport and highways issues.
The key part of the Public Inquiry for our Combined Objectors Group will be 28 – 31 March when the Inspector will hear evidence and cross examination on the issues with regard to the Green Belt, the Area of Outstanding Natural Beauty, landscape and other planning matters. Members of the public are welcome to attend the Inquiry – see Dacorum Borough Council’s webpage on public inquiries for details.
Summary of Our Opening Statement
The Combined Objectors Group strongly oppose this application. This development is vast. The evidence is voluminous. The decision is easy. Policy demands that you refuse this appeal.
The National Planning Policy Framework (NPPF), as a high-level document, delegates the vast majority of decisions to a fact sensitive judgment taking into account the particular characteristics of a development and its proposed location. However, in the case of the Green Belt, it sits at the apex of priorities. No other consideration is afforded more protection in the NPPF.
With regards to Areas of Outstanding Natural Beauty, great weight should be given to conserving and enhancing their landscape and scenic beauty. Decision makers must recognise the intrinsic beauty of the countryside. Development should contribute to and enhance the natural and local environment.
No “very special circumstances” warrant development on the Green Belt, brutalising the countryside and undermining the setting of an Area of Outstanding Natural Beauty. That phrase ‘very special circumstances’ should not be reduced to an evidential hurdle but given its proper meaning and the importance of keeping land permanently open must be weighed in planning balance.
The Green Belt is for many a manifestation of our better selves—forsaking the immediate desire to develop to ensure that there is open space for future generations. We must be vigilant against the temptation to abandon the needs of future generations. Development covering in excess of 50 hectares in the Green Belt should be the exception, never expected.
Moreover, the indications from government are that Green Belt will receive greater protection not less. Given that extent and nature of harm, it is frankly impossible under the NPPF to justify intrusion onto the Green Belt, obliteration of the countryside and undermining the setting of an Area of Outstanding Natural Beauty. Quite simply, no amount of benefits can justify that harm.
The bulk and scale of this development is vast. It is unnecessary and there are viable brownfield site alternatives available. The impact of windfall developments is becoming relentless and is the antithesis of plan led development. The Green Belt is under attack on multiple fronts and each case cannot be considered in isolation.
The mitigation proposed in the forms of Suitable Alternative Natural Green Space (SANG) and Strategic Access Management and Monitoring measures (SAMM) is insufficient to make up for the damage to the Chilterns Special Area of Conservation which is under attack from this development and others. A market housing led development effectively does nothing to alleviate the acute need for affordable homes. Once those considerations are fully investigated, the benefits are given their proper (as opposed to inflated) weighting and the extent of the harm is appreciated, the Combined Objectors Group invites the Secretary of State to refuse this appeal.
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Can you help?
Please help us save the Green Belt at Tring. Find out more about the campaign, and please donate if you can, any amount is deeply appreciated. All donations will be held in a restricted fund for the Marshcroft campaign.
CPRE Hertfordshire is a Registered Charity and a Charitable Incorporated Organisation, Reg. No. 1162419
The Chiltern Society is a Registered Charity No. 1085163 and a Company limited by guarantee, registered in England and Wales 4138448
Grove Fields Residents Association is an unincorporated association of concerned local citizens coming together to fight this destructive development proposal