Author: danwyn

2023 AGM Update

The AGM held on 6 June was attended by 29 members including Board Members Robyn Connett (Chair), Paul Layton (Secretary), Rebecca Bower (Treasurer), Harry Temple and Beth Osment. A further 17 members appointed a Proxy.

Robyn welcomed members to the meeting and spoke to various aspects of the Annual Report concentrating particularly on the Queen’s Crescent Garden regeneration project. It was noted that although the present climate was not conducive to raising funds necessary for the next phase of the redevelopment, the Board was pursuing the belief that St James had not received its fair share of the neighbourhood portion of Community Infrastructure Levy (CIL) due under the Localism Act.

Following the dissolution of the Exeter St James Forum the Trust had taken on the role of defending the Neighbourhood Plan and was recognised by the Council as a consultee in respect of planning issues. The Board regularly monitored planning applications and provided relevant responses and commentary where appropriate.

After questions from members the Annual Report was adopted, and the accounts approved. Retiring Board member Beth Osment was thanked for her work and Paul Layton was re-elected as a Director.

The City Council consultation launched on 22 May runs until 3 July and is of significance to everyone in St James concerned about community balance. Details can be found here.

 In the meantime please read the Trust commentary here.

After refusal of planning permission for a 26 bed PBSA on this site a new application has been submitted by the owner (23/0583/OUT). At first sight this is much more acceptable being for 7 two-bedded and 2 one-bedded flats. However only outline permission is sought which, if granted, could ultimately allow the development of the premises for student occupation. The Trust believes this to be the owner’s intention.

We urge residents concerned about community balance in St James to respond to this application and request restrictive conditions are placed on any permission granted to ensure there is no subsequent change of use to any form of student housing. The deadline for comments is 18 June.

Read the Trust commentary on this application here

All members are cordially invited to attend the AGM to be held on Tuesday 6 June 6.15pm St Sidwell’s Primary School York Road Exeter

6.15pm Registration 6.30pm Business Meeting 7.00pm Close

Click on the headings below to view/download documents:

AGENDA

MINUTES OF THE AGM 2022

THE ANNUAL REPORT & FINANCIAL STATEMENT

DIRECTOR NOMINATION FORM

FORM OF PROXY

Please print documents; no copies will be available at the meeting

Please note:

Director Nomination Forms must be returned no later than Tuesday 30 May

Proxy Forms must be returned no later than 1.00pm on Friday 2 June

If you are unable to attend please use the Proxy Form to appoint your voting representative

The Hoopern Valley “is the largest open space in the ward and is a valuable asset not just for St James but for the city as a whole” [Exeter St James Neighbourhood Plan]

Exeter University is currently considering the use of this space and is keen to understand what the local community think this land should be used for. Some residents have received a letter (view here) about the consultation with a link to their website (here) which has details of an in-person exhibition on the Streatham Campus on Tuesday 16 May and an online feedback form.

The importance of Hoopern Valley is recognised in this specific policy of the Neighbourhood Plan:

EN2: Hoopern Valley

Development which would detract from the landscape or ecological value of the Hoopern Valley Park will not normally be permitted.  Proposals that would enhance the accessibility, understanding or enjoyment of the biodiversity assets of the park may be considered provided its distinctive character, biodiversity and recreational value is retained and there would be no harm to its special qualities including its wildlife habitats, corridors and any other features of ecological interest including those related to protected species. Where appropriate, development should also restore, conserve or enhance the biodiversity value of the area, for example through the incorporation of biodiversity features into buildings and landscape.

During public consultation leading to the formulation of policy the overwhelming consensus of local residents was that the valley should be kept open for the general public and there was a strong desire to see improved access. The Trust believes this remains the case and would urge all interested parties to respond to the consultation to ensure the University is made aware of just how much our community values this green space.

We are pleased to report that the 26 bed PBSA application on the site of the closed Maximum Motors garage was refused at Planning Committee on 27 March, though it is unlikely that this will be the end of the matter as an appeal is expected. 

The planning officers had been minded to approve the application under delegated powers, but our councillors’ request that the application should be brought to Planning Committee was agreed, in no small part because of the large number of objections that had been received.

Well done to all who made their views known and brought about this action! According to the Planning Officer’s Report a total of 77 of the 80 representations submitted during the original or subsequent consultation period were objections, two neutral and only one in support.

Please read the Trust report of these proceedings and the very important implications for future action here.

Previously reported opposition to the conversion of Beaufort House in New North Road to 107 room student accommodation has been approved by officers’ delegated powers without being presented to the Planning Committee for consideration despite residents’ objections and the opposition of our local city councillors.

The key issue on which refusal could be argued – community imbalance in St James – was dismissed by the Officer’s Report for the Delegation Briefing with this astonishing admission:

The City Council does not currently define community imbalance in any planning documents. … The lack of definition makes it difficult to provide evidence that the proposal fails to comply with policy.

The relevant policy, H5 of the Local Plan (2005), was designed to ensure diversity of housing provision but over time the development of student housing in St James has far outstripped that of all other demographic groups. Far from ensuring a sustainable diverse community, planning decisions have been leading towards further student ghettoisation in direct contravention to the central thrust of our Neighbourhood Plan: the desire of residents to have a diverse population which includes people at all stages of their lives and which is not dominated by a single group.

The Planning Officer’s Report suggests consideration is to be given to a new definition of community balance in a forthcoming review of policy. Dismayed at the failure of the City Council to stem the tide of community imbalance the Trust would urge residents and other interested parties to make their views clear whenever consultation over this promised review takes place.

Read the Trust commentary on this recent planning decision here.

We are grateful to the Safer Exeter Community Sparks Fund for the award of a grant which has enabled the Trust to source and purchase a replacement noticeboard for Queen’s Crescent Garden. The old one had seen better days and was no longer fit for purpose. Now we have a brand new splendid noticeboard, an imposing feature to the garden’s Longbrook Street entrance.

At its meeting on Wednesday 8 February the City Planning Commitee met to consider the application to develop a 26 bed purpose built student accommodation block on the old Maximum Motors site in Howell Road (detail here). Each of our three Ward Councillors as well as Trust Chair, Robyn Connett, spoke in turn to argue the case for rejecting the Officer’s recommendation that permision be granted relying on the key aim of the Neighbourhood Plan “to ensure an appropriate balance between student resident and permanent resident population to ensure the sustainability of the community”.

Thanks to all who submitted comments as the large number of individuals objecting to the proposal was noted by the meeting and played no small part in helping to inform Members’ decision. In the event they voted convincingly not to accept the recommendation but a decision was deferred to a later meeting to allow the Planning Officer to prepare a revised Report with robust rationale for refusal. We await the application’s return to Planning Committe when confirmation of the decision to refuse is eagerly anticipated.

Watch this space – your support may well be needed again!

For a pleasant change the Trust has been able to welcome a recent planning application to alter the use of 49 Longbrook Street from a 6 bed HMO into three separate flats.

This listed property will require careful restoration to reflect its heritage value but we are delighted at the proposal to return its use to good quality residential housing for people wishing to make St James their home. Moreover, it is a step in the right direction of restoring a balanced and vibrant neighborhood consistent with the Exeter St James Neighbourhood Plan. The preamble to the Plan’s Community Policies states:

“a key aim of the plan is to ensure an appropriate balance between student resident and permanent resident population to ensure the long term sustainability of the community. This will be achieved by restricting further HMO development and encouraging an appropriate range of services and housing types to meet the needs of all sectors of the community.“

The Trust is pleased to support this application.