Agenda item

The committee had before them a report outlining the background to Cranbrook Town Centre, and two options for its delivery:

·         A commercially led approach, presented by the East Devon New Community Partners (EDNCp);

·         A Cranbrook Town Centre Masterplan SPD that seeks to reflect the original vision for the town centre.

The Service Lead for Planning Strategy and Development Management outlined some key elements of his extensive report, and asked the committee to consider the following questions in their consideration of the offer from the EDNCp:

·         Does it deliver a town centre to the requirements that have been agreed by the Council?

·         If not, are there sufficient grounds to depart from policy?

·         What if any harm would arise from the EDNCp offer?

·         Are the Supplementary Planning Document proposals significantly better and are they achieveable?

He outlined the recommendations in the report, which permitted a twin track approach of both starting to develop an SPD whilst being open to continued negotiations with the EDNCp.

Questions and comments by members outside of the committee

Cranbrook ward member Councillor Kim Bloxham strongly expressed the need of the residents, made clear through consultation, to deliver the facilities long awaited.  She reminded the committee of the protracted negotiations over several years, still with no resolution to a positive way forward and the delivery of a town centre and its facilities.  She stressed that local residents were totally disillusioned with the approach of the District Council and felt that they were not part of East Devon.  She accepted that the EDNCp proposals were not perfect, but she supported local residents in wanting their option to be agreed, and urged the committee to reject the SPD proposal.

Cranbrook ward member Councillor Sam Hawkins challenged the statement in the report that the Council has the ability to invest in the delivery of Cranbrook.  He felt that there had been no willingness to invest, with one example being the country park being funded by the local community.  He too referenced the local opinion being that Cranbrook did not feel that it was part of East Devon only the cash cow of the district.  Exeter have nearly completed a new leisure centre accessible by residents by train in 9 minutes, so one is not needed in the centre of town; the SANGS requirements for the district has been covered by Cranbrook’s s106 provision. He felt that the timescale of the SPD was unrealistic, based on previous experience.  There was little commercial benefit for any retailers to come to Cranbrook when so much is available at Exeter.  Any delay in delivering a town centre now only wastes the benefit of the Enterprise Zone designation and the retention of business rates possible until 2022.  He likened the issue to the West Lothian question.

Other key points made by members outside of the committee included:

·         Improving building standards;

·         Care with gaining assurances relating to the District heat network;

·         Leisure facilities key for the town’s youthful community.

The Chairman then heard extensive debate from the Committee Members, including Cranbrook Ward Member Councillor Kevin Blakey, with highlights detailed below.

For and against the EDNCp proposals

·         Provided a swifter solution to the needs of the town;

·         Residents clearly in desperate need of a solution now;

·         Devon County Council in support – to clarify, the Service Lead for Planning Strategy and Development Management outlined that any Devon County Council agreement still needed to be ratified by their Cabinet;

·         Apology to the people of Cranbrook that this had not been delivered to date, but the proposal contained too many houses, and diverting money to put towards the town council building and design meant still equated to the money having to be found for those needs to still be funded;

·         Viability not proved with the proposals, and there is still a need for a hotel and employment space;

·         Not enough in terms of outside space and facilities contained in the proposals

·         The proposed town council building was to be a functional commercial building that could raise income from hire fees;

·         Several shops were included in the design, and other shops could be located elsewhere in the town;

·         Experience of MoU elsewhere was expressed, as the document was not binding, and prone to frequent renegotiation;

·         Design elements shown were not attractive enough, and should be a flagship for the town with creative and inspiring design.

For and against the Cranbrook Town Centre Masterplan SPD proposal

·         Committing to an SPD was no guarantee of delivery;

·         Since the original vision for the town, circumstances had drastically changed and the mix of retail, social and other facilities in this vision needed to be amended to reflect current times and pressures;

·         Preferred route to deliver the needs of the town in the long term, particularly to serve the town at the size it will reach;

·         Many examples elsewhere in the country where the town centre development had been incorrect and not fit for purpose – learn from those and invest the time and effort to deliver a centre that was what the residents deserved;

·         Challenging evidence that a leisure centre is required in the town centre, particularly reflected in evidence in other towns, where leisure centres were located on the outskirts, providing parking.  In response, the Service Lead explained that taking the EDNCp proposal left few options to accommodate leisure elsewhere in the town; and that accommodating such facilities centrally allowed those to link with other central services and be within easy walking distance for its customers;

·         Where would any public toilets be located, as there was no major central building to locate them to – were the Council prepared to build and maintain them.

It was proposed by Councillor Blakey, seconded by Councillor Moulding (and subsequently by Councillor Allen when Councillor Moulding left the meeting) that:

a)    All three tiers of local government and ward members work proactively with the Consortium’s proposal to refine the offer;

b)    That all parties work together to finalise a Memorandum of Understanding which provides clarity on delivery and related timescales for the Consortium’s offer and provides a basis for the town centre in Cranbrook to be delivered as soon as possible for the benefit of the community.

The above motion failed on a recorded vote as follows:

Councillor Allen                       For
Councillor Arnott                     Against
Councillor Blakey                    For

Councillor Chamberlain         Against
Councillor Davey                   Against
Councillor Hayward               Against
Councillor Hookway               Against

Councillor Howe                     For
Councillor Ledger                   Abstain

Councillor McLauchlan          Against

Councillor Rylance                 Against

Councillor Thomas                 For

The recommendations set out in the report were proposed by Councillor Davey, seconded by Councillor Chamberlain.

RESOLVED

1.    That the background to Cranbrook Town Centre, the planning obligation requirements on the developers, and the current planning policy position have been considered;

2.    That the proposals made  by the East Devon New Communities Partners and the officer’s concept for a proposed Town Centre Masterplan have been considered;

3.    Advise the East Devon New Communities Partners that the Council is not minded to enter into the proposed Memorandum of Understanding based on the proposed heads of terms at the present time, but is open to further negotiation;

4.    That work continues on the draft SPD Masterplan.  In the event that sufficient funding commitments are made, a draft SPD and delivery plan be presented to the Strategic Planning Committee in December 2020.  In the event that sufficient funding cannot be identified, a further report be brought to the Strategic Planning Committee in December 2020 to update Members and give consideration to the East Devon New Communities Partners proposals as they stand at that time;

5.    That a further report be brought to the Strategic Planning Committee to consider alternative development delivery vehicles.

RECOMMENDATION to Cabinet

That funding be made available to support the pro-active delivery of the town centre, based on the draft SPD Masterplan.

The above resolutions and recommendation were carried on a recorded vote as follows:

Councillor Allen                      Abstain
Councillor Arnott                    For
Councillor Blakey                   Against

Councillor Chamberlain         For
Councillor Davey                   For
Councillor Hayward               For
Councillor Hookway               For

Councillor Howe                     Against
Councillor Ledger                   Abstain

Councillor McLauchlan          For

Councillor Rylance                 For

Councillor Thomas                 Against

(Committee members Councillors Moulding and Skinner left the meeting before voting took place, having given notice to the Chair at the start of the meeting of their need to leave at 4.00pm)