Store stays silent over plan row (From Oxford Mail)
Get involved: send your photos, videos, news & views by texting OXFORD NEWS to 80360 or email us
Store stays silent over plan row
7:00pm Saturday 2nd February 2013 in News
THERE is still no word from Sainsbury’s over its plans for the future of Bicester town centre’s redevelopment, due to open this summer.
Earlier this month the supermarket giant was left fuming after Cherwell district councillors approved plans to relocate the Pingle Drive Tesco and double its size.
Co-ordinated planning applications by Tesco and Bicester Village, to expand the designer outlet, move Tesco opposite its current site, and carry out £11m of road improvements, were approved.
Sainsbury’s said that would undermine its investment and the vitality and viability of the town centre.
Both planning applications have now been referred to the Secretary of State for Local Government and Communities in a bid to force a public inquiry.
If the minister ‘calls in’ the decision, a public inquiry would take place and that could delay any start of work by about six months.
Sainsbury’s said the proposals should be discussed at an inquiry, but has yet to comment further on whether it will stall work in the town centre.
Comments are closed on this article.
Comments (70)
8:52am Sun 3 Feb 13
Myron Blatz says...
9:49am Sun 3 Feb 13
Severian says...
Now Tesco has come along and thrown their plans into disarray.
Meanwhile we are left with an undersized and under stocked supermarket (the current Tesco) that Cherwell constantly refuse permission to extend, and a half finished town centre development.
The only people losing out are we locals. Cherwell Councillors really haven't got a clue what they are doing.
10:31am Sun 3 Feb 13
steve1955 says...
11:43am Sun 3 Feb 13
to ny w says...
12:48pm Sun 3 Feb 13
dragonma5306 says...
4:37pm Sun 3 Feb 13
faatmaan says...
6:45pm Sun 3 Feb 13
Grunden Skip says...
8:19pm Sun 3 Feb 13
Nick Mawer says...
7:37am Mon 4 Feb 13
Myron Blatz says...
7:59am Mon 4 Feb 13
Nick Mawer says...
10:03am Mon 4 Feb 13
steve1955 says...
10:03am Mon 4 Feb 13
1957 says...
10:44am Mon 4 Feb 13
to ny w says...
11:02am Mon 4 Feb 13
steve1955 says...
12:46pm Mon 4 Feb 13
Severian says...
Given that no-one in Bicester was asked their views by our councillors, on what basis did they decide to give permission to Tesco to move over the other side of the road?
It must have been a difficult decision - torn between supporting Sainsbury's who have paid to rebuild our town centre, or give Bicester Village whatever they want (which has always been the default position for Cherwell District Council).
1:09pm Mon 4 Feb 13
to ny w says...
3:47pm Mon 4 Feb 13
Nick Mawer says...
You don't seem to understand the difference between "representative" and "direct" democracy. Anyway how could I ask you what you think if you hide behind a pseudonym and I don't know who you are? Furthermore, come election time, I am sure that someone will be knocking on your door to canvass your opinion. Finally my contact details are published all over the web - if you want to contact me to give me your opinions, feel free.
Personally Severian - I am opposed to the move of Tesco in particular because I believe that this is the thin end of the wedge of a new out of town retail park and because I am not convinced that this will solve the traffic issues that blight the town, but over on "Ihatebicestervillag
etraffic" they are mostly in favour. I understand that under the new planning guidance there were no planning grounds on which to refuse Tesco’s application. Cllrs on the planning committee always have to remember that a legal challenge to a decision, if upheld, would land the taxpayers of the district with the costs of both the council and the successful plaintiff. Any planning decision based on anti-Tesco prejudice would therefore be sure to end up in front of the planning inspector, and land the taxpayer with the bill. Sainsbury’s can challenge this decision with the Secretary of State as they are playing with their own money, and for all I know might deploy this tactic as a delaying tactic, or revenge for Tesco holding out on the compulsory purchase orders that enabled the Town Centre to go ahead. Those on the planning committee had to balance the needs of the Town Centre traders, the needs of those residents who are affected by traffic problems round the current Tesco store and Bicester Village, the few people like me who did not feel that the traffic problems would be solved, and a planning environment that is more heavily skewed towards what are perceived as “growth” projects than ever before.
As regards the Eco-town, well it is clearly going more slowly than I would have hoped. Meantime last year Leda properties had a planning decision to refuse 140 properties on land adjacent to Talisman overturned. Gallagher Estates have submitted a new application to build on Gavray Drive after the recent planning inspectors decision to refuse their last application. The MOD have submitted plans for large amounts of housing at Graven Hill. There is the potential for more houses to be built alongside the current SW Bicester development and there is the potential for a fight with housing developers who would wish to build on RAF Bicester’s technical site and flying field against the wishes of many. I don’t know if you are getting the picture, but you can stand up Canute like and demonstrate your impotence in the face of the incoming of the tide, or you could set your hand to making the best of the situation. You may not like idea of houses being built in NW Bicester, but if they were not there, you can bet your bottom dollar that other housing developers would be putting in applications for much more dense housing and with no benefits “Eco or otherwise”– you only have to look at the fiercely opposed (by residents)plans for Network Bicester to see what I mean.
4:12pm Mon 4 Feb 13
Severian says...
4:20pm Mon 4 Feb 13
steve1955 says...
4:22pm Mon 4 Feb 13
Severian says...
Personally I am in favour of a bigger Tesco - we have been getting poor service for far too long - but like you I think the proposals as they stand will do absolutely nothing to improve the traffic problems caused by BV.
On the subject of development of Bicester, and particularly the NW development, I am not standing like Canute trying to turn back the tide. What I (and others) are doing is highlighting the disgraceful way in which "our" councillors have ridden roughshod over planning regulations and public opinion, and completely abandoned any attempt at urban planning, merely to satisfy the political lunacy of a few senior councillors. (I assume this is the underlying reason for pressing ahead with the eco-town, because I can't think of any rational one - unless of course you can enlighten us further). Not only that but you are committing local people to tie up millions of pounds of our council tax money in a white elephant scheme with no realistic prospect of seeing it for many many years, if at all.
What Bicester actually needs is someone in charge of planning (from Bicester, not Banbury) who is able to see the whole picture and draw up and execute a proper local plan, not some rough sketches of the Eco-town, and a few dotted lines marked "cultural quarter" and think that that makes for a coherent 30 year strategy for Bicester.
On a final point - if Cherwell DC is so committed to Bicester being an Eco beacon, why are ALL developers not being required to build to the same environmental standards? If you TRULY believed in the whole eco agenda you would make sure that all developments from now on were sustainable. But I see no sigh of that in the draft local plan.
4:25pm Mon 4 Feb 13
Severian says...
4:29pm Mon 4 Feb 13
to ny w says...
For ECO TOWN read ECO CON or relevant WOODS FOLLY!!!
5:34pm Mon 4 Feb 13
Nick Mawer says...
sadly - just not being in the local draft plan is not sufficient grounds. I am sure that, for different reasons, we both wish that that was not the case.
I really wonder if it makes a difference whether someone is based in Banbury or Bicester when it comes to planning what is right for the district. In consultants WYG and the officers at Cherwell we have as good a team as you are likely to find. You may not like the plans for the area, but that does not make them incoherent. I am sure that you have made your views known during the consultation processes for the master planning.
On your final point, the town council and as far as I know the district council have been as keen as possible to emphasize to developers of all sizes the importance of green and energy saving design, however, apart from at NW Bicester where there is the specific and unrepealed PPS1 we can not yet compel developers to follow higher codes. So it was really pleasing to see the emphasis on energy saving and other eco features in the planning application for the new hospital.
5:49pm Mon 4 Feb 13
steve1955 says...
6:40pm Mon 4 Feb 13
Severian says...
If the draft local plan represents the best that we are going to get, then we are royally screwed.
For many years Bicester has played second fiddle to Banbury. Planning decisions appear to be made at a distance with no consideration for the people of Bicester - I will give you two examples:
1. Bicester Village. CDC has been happy to see this expand out of all proportion for a town of our size, local residents' lives have been totally blighted by the massive amounts of traffic, and the best our planners could come up with was a yellow grid on the roundabout (which isn't enforced and everyone ignores). No-one at CDC seems to give a stuff about the residents of Bicester.
2. Lloyds Pharmacy
The chemists has a new shop front and the "best we can get" planners are considering making them rip it out because it isn't in keeping with historic Bicester. Yet they happily gave permission to Tesco, M&S, Iceland etc. for shopfronts which are considerably worse eyesores.
For years our town centre was left undeveloped while Banbury had shops and parking galore. And now that Sainsbury's is priming the pump in Bicester our planners have done the dirty on them, because BV wants more rent and more traffic. And what BV wants, BV gets.
It's ironic that CDC removed permitted development rights on Bure Park, so you need to submit a full planning application before you can erect a shed in your garden, yet our planners are happy to see a 400 house estate being built without the slightest idea of whether the eco town will ever be built.
I restate my case - we need some planners who can actually think about Bicester people and what WE need, not what property developers WANT. The current draft local plan is woefully missing any consideration for the current people of Bicester.
8:28pm Mon 4 Feb 13
Nick Mawer says...
Severian, there is a perception that Bicester has played second fiddle to Banbury but at least coinciding with the time that I have been on Cherwell there has been a much greater emphasis on Bicester. You are absolutely wrong when you say that nobody at CDC gives a stuff about Bicester, all my elected colleagues both current and past, and that includes members of the opposition have all cared passionately about Bicester. Unfortunately sometimes a decision that is welcomed by one group is anathema to another - so for example the joint application for Tesco to move and BV to expand is welcomed by many local residents who believe that they will have better access to the store of their choice, and with less hassle by inconsiderate BV shoppers. If you are in the anathema group you will employ all the arguments regarding competency that you have employed. That does not make the argument right.
On the point of the street scene in Sheep Street I am sure that like many people I would like to see a more traditional feel to our town, and I am equally sure that the traders see large plate glass windows as being important to their appeal to the "modern" customer. Sadly there are very few towns in the UK where you can find this ideal, and most including Bicester are an imperfect compromise.
9:00pm Mon 4 Feb 13
steve1955 says...
Have the developers actually purchased the land?
How many more start times will there be for this eco town?
What has all the grant money gone ?
I and others can respect you for coming onto here to answer questions any reason why the other Bicester councillors dont join in the debate,
There will always be arguments for and against local development here and everywhere i for one only want one thing that is openess and infomation especially from those who represent us
10:29pm Mon 4 Feb 13
Jayne Doe says...
With Bicester getting bigger what's the problem?
12:59am Tue 5 Feb 13
caversfield says...
I'm sure food at Tesco will smell yummy when the winds blow north from the sewage works and chicken farm.
8:14am Tue 5 Feb 13
Nick Mawer says...
11:08am Tue 5 Feb 13
Arkright says...
1:16pm Tue 5 Feb 13
Nick Mawer says...
1:39pm Tue 5 Feb 13
Severian says...
This whole project has been beset by politicians driving through their own party agenda with absolute disregard for commonsense or due process.
And STILL no-one from the Tory party is willing to tell us why they are SO determined to push ahead with it.
1:41pm Tue 5 Feb 13
Severian says...
2:03pm Tue 5 Feb 13
to ny w says...
The house was not designed by A2Dominion nor envisaged as a show home for the first exemplar phase of NW Bicester, and while the facility shows a range of the latest eco technologies, some may not be the technologies proposed for the first phase of the eco town.
The design and appearance of the homes within the exemplar phase are different to that of the demo house in Garth Park. For more details and images of the homes to be constructed in the exemplar please visit our website:
So when Nick Mawer says it was ' a requirement' to build this demo house, it obviously didn't mean it had to reflect what will be built on site in the end.
Another Con in the ECO CON fiasco.
2:14pm Tue 5 Feb 13
Arkright says...
As I said, you're all wasting your time, this is happening whether we like it or not. The new councillor for Bucknell, Jon O'Neill, has clearly been told to keep quiet over the 'Eco' development, even though he campaigned that he was against it. Nick has clearly been given the same instructions to support it regardless.
I was told unofficially by a councillor that once the exemplar is built, the rest will either not happen or will not be 'eco' at all. It's just a con to get the cash from the government !!
2:31pm Tue 5 Feb 13
Grunden Skip says...
5:27pm Tue 5 Feb 13
Nick Mawer says...
Arkwright - I am sorry if you were upset by my "anyway" - if you have been reading this thread you will know that I have not been for the move and expansion of Tesco, because I fear that it will not solve traffic problems, and will be the thin end of another out of town retail park. Just imagine what might happen next say - M&S put in an application for an out of town store and close their town centre unit - this may not be welcomed by town centre traders such as yourself - although I don't know who you actually are.
5:52pm Tue 5 Feb 13
Arkright says...
However, I'm not sure traders like me would be so anti out of town stores, if we were given a level playing field i.e Free first hour or two parking. (After all if we're honest, we all use out of town stores for something). My personally gripe is the amount of illegal parking in the town that goes unpunished.
Also I was told by the Phipps family that the only reason they sold land for the 'Eco' development, was the fact they feared compulsory purchase which would not have given them such a good deal financially. I was unaware that unscrupulous housing developers could force compulsory purchase on land they wanted.
For the record I am personally not against the expansion at BV or the new Tesco. I am against the way Bicester Town traders are ignored.
6:45pm Tue 5 Feb 13
Severian says...
http://www.cherwell.
gov.uk/media/pdf/o/r
/P3Eco_letter.pdf
The key bullet point is the first, which reads: "We agree that it would be only right for the Council and any other interests, including the land owning interests, to join with the private sector in enjoying the benefits of the long term growth in value which we expect to achieve if the development were to proceed."
In black and white P3Eco admitted that one of the key aims is to help the council and "other interests" to "enjoy the benefits of the long term growth in value".
What has never been made clear is who these "other interests" are. They aren't the landowners, and they aren't the private sector, and they aren't the District Council. So who are they?
From Day 1 this whole eco proposal has been about helping the "other interests" to make money by getting planning permission for open farmland which miraculously increases the value of the land from a few thousand pounds a hectare to a million a hectare or more.
It's just that none of our Tory councillors are willing to admit that this was the plan all along.
7:49pm Tue 5 Feb 13
Arkright says...
You seem to have more knowledge than most regarding the 'Eco' development, what have you done with it ? ... Is there an outlet to do more ?
9:07pm Tue 5 Feb 13
to ny w says...
9:15pm Tue 5 Feb 13
steve1955 says...
FAT CHANCE
11:27pm Tue 5 Feb 13
Severian says...
Let's do some basic maths:
- 850 acres of planning approved land at £1m an acre = £850m
- 850 acres of agricultural land at £7,000 an acre = £5.95m.
Even if they only build on 60% of the site (keeping the rest as open space) the increase in land values is of the order of £500m - that's an awful lot of cash to share out.
The big problem of course is that Eco houses cost considerably more to build than ordinary houses, so that uplift in value could be eaten away. Far better would be to include the 850 acres in a local plan as housing land, use the exemplar to prove that eco houses will never work while everyone else is building ordinary houses and then scrap the whole eco plan. Then grant permission for the remainder of the site to be ordinary houses - overal result? BINGO! Doubles all round.
11:29pm Tue 5 Feb 13
Severian says...
8:42am Wed 6 Feb 13
Arkright says...
I will speak to the councillor again and see what light he can shed on this.
1:05pm Wed 6 Feb 13
Severian says...
Perhaps Cllr Mawer would be willing to comment on whether increased land values was an underlying reason for Cherwell DC to be so supportive, as the published letter suggests.
2:05pm Wed 6 Feb 13
Arkright says...
12:33pm Thu 7 Feb 13
Nick Mawer says...
Tony - why don't you set out in black and white all the reasons that you oppose the Eco Town. Why don't you leave aside the pointless characterisation of the Eco Town as "Woods Folly" which does you a disservice and enter a serious debate on the facts. Come to think of it - if you think that there is some dark conspiracy going on why don't you write to the council, publish the reply and then we can put an end to this wild rumour mongering.
1:19pm Thu 7 Feb 13
steve1955 says...
Remember we pay your allowances
answer that then
1:33pm Thu 7 Feb 13
Arkright says...
1:40pm Thu 7 Feb 13
Severian says...
Tony doesn't need to feed any conspiracy theories. The whole project speaks for itself.
I refer you back to the letter from P3Eco to Cherwell District Council which summarised what was discussed and agreed in a meeting very early on in the project - in that letter P3Eco make very clear that one of the key benefits of the project is that P3Eco, Cherwell District Council, landowners, and "other interests" would get to share in the increase in land values from the development.
At no point to date have I seen any credible explanation from our politicians as to why they are hell bent on pushing ahead with a massive housing development on the wrong side of Bicester, with ABSOLUTELY no idea what its effect will be on the town. There is no masterplan, so no-one knows what the eventual outcome will look like.
Yet all our Tory councillors insist that this is the best thing since sliced bread (except the one from Bucknell who is saying nothing at all) without any explanation of why they think it is wonderful.
The party line appears to be:
"I'm in favour of it."
When asked why the answer is "Because it will be great for Bicester."
When asked how the answer is "Because it will."
1:50pm Thu 7 Feb 13
Severian says...
ogspot.co.uk/p/main-
objections.html
The facts were also laid before the electorate last May, when BaECON candidates ran a close second to two Tory candidates in local elections.
I find it hard to believe that as an interested councillor you didn't read any of the election literature from BaECON last year either, which also laid out all of the objections. Again this is available on the website.
2:13pm Thu 7 Feb 13
to ny w says...
I have NEVER suggested a conspiracy theory and I take exception to you saying so. What I have highlighted is that what the politicians, who act as amateur developers, seem to display an abundance of commercial ineptness. I would be thankful for an apology.
1. I have written to the Chief Exec and Leader of the council before. Mr Wood diverted it to Jenny Barker. He did not reply to me.The Chief Exec wouldn't meet me in person.
2. WOODS FOLLY is what it will end up, See the Baecon blogspot as to why.
3, As for a debate, we would welcome it. In fact on another thread in this journal, I challenged you to a debate, and you ignored it.
So wise up Mr Mawer there are development and planning professionals out there, not NIMBY's, looking at your councils every move. What we have seen so far odes not impress on many counts.
2:13pm Thu 7 Feb 13
to ny w says...
8:43pm Thu 7 Feb 13
steve1955 says...
8:47pm Thu 7 Feb 13
Nick Mawer says...
8:47pm Thu 7 Feb 13
to ny w says...
8:49pm Thu 7 Feb 13
to ny w says...
8:51pm Thu 7 Feb 13
Nick Mawer says...
8:55pm Thu 7 Feb 13
to ny w says...
9:45pm Thu 7 Feb 13
steve1955 says...
be honest for once,as for me tilting at windmills all i am saying is the people want the truth and answers who do you represent?
11:03am Sun 10 Feb 13
to ny w says...
I have not received an apology nor an acceptance for a public debate. Still not surprised there.
Please visit our blogspot. which is ---
www.baecon.blogspot.
co.uk for more info.
11:28am Sun 10 Feb 13
steve1955 says...
too busy talking instead of doing?
12:59pm Sun 10 Feb 13
Severian says...
Is it true that you are a Governor of BCC? Difficult to know because all info on their governors has been removed from their website.
At least in a few weeks you will have more time to concentrate on local planning issues. I wouldn't mention BCC on your CV though.
Cheers
1:32pm Sun 10 Feb 13
steve1955 says...
About time things changed speak to those they represent after all thats what they beg for at election time .
Mr mawr as for me tilting at windmills as the definition is chasing imaginery enemies i neither support or oppose the eco town tescos or any other local development all i and others ask is that our councillors answer the question posed by the electorate after all you represent us
1:32pm Sun 10 Feb 13
steve1955 says...
About time things changed speak to those they represent after all thats what they beg for at election time .
Mr mawr as for me tilting at windmills as the definition is chasing imaginery enemies i neither support or oppose the eco town tescos or any other local development all i and others ask is that our councillors answer the question posed by the electorate after all you represent us
1:32pm Sun 10 Feb 13
steve1955 says...
About time things changed speak to those they represent after all thats what they beg for at election time .
Mr mawr as for me tilting at windmills as the definition is chasing imaginery enemies i neither support or oppose the eco town tescos or any other local development all i and others ask is that our councillors answer the question posed by the electorate after all you represent us
12:12pm Thu 21 Feb 13
Severian says...
If you were one of the Governors who were sacked from BCC today because of the woeful Ofsted inspection, you will presumably have a lot more time on your hands!
Perhaps you could spend more of it on thinking about planning issues instead of just spouting the Cherwell Tory Party line.
12:31pm Thu 21 Feb 13
to ny w says...