Tag Archives: Jotmans Farm

Canvey Dutch Village Green Belt under Fire, yet Again! The Cowboys set to take advantage – More Canvey Island Development by Stealth? Jotmans Farm beware!

In a crude attempt to negate supposedly protected Green Belt land on Canvey Island, a Planning Proposal has been received by Castle Point planners!

Persimmon, withdrew their long standing proposal to develop 300 dwellings on the Canvey Dutch Village, now a new proposal is shown as being received.

This time, no doubt an interim measure, for an equine facility, we assume in the current local climate as a move towards their real desire to develop over, the Dutch Village Green Belt site.

18/0118/FUL | Erection of stable block with adjoining hay storage/tack room and associated landscaping. Formation of access track together with the change of use of land for the keeping of horses. Installation of width restriction barrier to discourage unauthorised motorcycle access and main entrance gate alterations. | Land East Of Canvey Road And South Of Great Russell Head Farm Canvey Island Essex

The timing could not have been better, whilst Castle Point council remain under threat of Intervention from the Government Secretary of State, due to the failure of the Local Plan Duty to Cooperate requirement and the subsequent  withdrawal of the latest version of the cpbc Local Plan!

CPBC’s gamble to play with technicalities by differentiating between Green Belt and previously developed Green Belt will be tested, at Canvey Island’s expense.

The site served up to save mainland Green Belt, the Blinking Owl site, is not considered deliverable within Local Plan terms. So, the more previously developed Green Belt land in the Island part of the borough, the less required to be found elsewhere in councillors eyes.

Additionally it will be interesting to learn how this proposal for equine use can be Rejected, as a very similar application was granted in the Green Belt, by the Castle Point development committee, for Canvey west ward councillor J.King in January 2017!

cpbc officers applied the following logic, so as to overcome the Special Circumstances to allow development in this instance;

Sluice farm, Haven Road. 16/0433/FUL

“The Planning Authority defines a ‘very special circumstance’ as one which is unique to the site or, at the very least, incapable of frequent repetition. Very special circumstances need not be a single matter, but may result from a combination of matters which individually may not be considered very special, but which in combination, when viewed objectively, may be identified as very special.
Whilst the proposal will result in inappropriate development in the Green Belt which will have an impact on the openness of the Green Belt, suggesting that permission for the proposal should be withheld, the NPPF openly encourages the provision of opportunities for outdoor recreation, improved biodiversity and improved landscape. The proposal will provide opportunities for countryside recreation which would be consistent with the Government objective of seeking to provide positive uses within the established Green Belt.
It is considered that this factor, coupled with the limited harm to the strategic function, character and appearance of the Green Belt provide very special circumstances which weigh in favour of the proposed development.”

At the time, we were bewildered by the development committee’s eagerness to apply this logic, but……..

In contrast, where the supply of Housing is concerned, as in the Jotmans case, the Secretary of State concluded;

“The Secretary of State has considered carefully whether these considerations amount to very special circumstances which clearly outweigh the harm to the Green Belt and other harm. The Secretary of State has taken into account the extremely low housing land supply, and the withdrawal of the dNLP. This increases uncertainty about the future delivery of housing. He has also taken into account the Written Ministerial Statement confirming the Government’s policy that ‘subject to the best interests of the child, personal circumstances and unmet need are unlikely to clearly outweigh harm to the Green Belt and any other harm so as to establish very special circumstances’.”

You can see the obvious danger where cpbc are concerned, apparently the provision of Stabling for Horses provide the Very Special Circumstances necessary to permit green Belt Release, whilst the provision of allegedly much needed Housing, in a borough with a chronic under supply of housing, doesn’t!

Or is it simply a case of Canvey Green Belt requiring a different level of Special Circumstances? We will be interested to learn the position our representatives will adopt and their logic in doing so.

We can imagine the wringing of hands and the apologetic faces, whilst they state that their hands are tied and that they can only consider the application before them!

Who knows the Canvey equine Green Belt proposal may be a ploy by Persimmon, so that when they resurrect their Jotmans Farm proposal, as they most certainly will, they will then be able to suggest that with a new equine facility on Canvey, there will be an abundance of equine stabling and facilities in this part of Castle Point. Jotmns Farm campaigners be warned!

It appears  however that for now, the Castle Point cowboys may be getting themselves a new Ranch!

“The Natives are restless, and seem desirous of fighting”, The question is, or are they?


Image: Courier Litho. Co., Buffalo, N.Y.


Canvey Island Nimbyism? RTPI attack on Ageism amounts to Stereotyping – who else to “Watch this Space”?

Protest against Green Belt development in Castle Point, is definitely not the sole domain of Canvey Islanders.

Whilst we feel we have more to protest about than most, despite being considered to be “not living in the Real World”, even by some of our own representatives, it cannot be argued that issues facing Canvey Island are not unique.

Whether it be the fact Canvey Island is the most densely urbanised part of the Borough, the removal of Canvey’s Rapid Response Vehicle, the 3rd access Road saga, the broken drainage system, the Roscommon Way Racers, lack of street lighting on unadopted roads, or living alongside 2 major Hazardous Industrial sites, concerned Canvey residents are often greeted with a “them again?” luke-warm welcome!

But that is not to exclude our mainland neighbours who are equally willing to object against planning issues where Green Belt and other supposedly worthy development proposals are concerned.

Now it appears it has been recognised that the majority of those willing to get involved in the planning process are of a certain age group.

“Currently, the majority of those who engage in planning are over 55 years. Response rates to a typical pre-planning consultation are around 3% of those directly made aware of it. In Local Plan consultations, this figure can fall to less than 1% of the population of a district. Yet planning decisions are based upon this sample.
Well-managed consultations start early, seek a more balanced engagement and encourage the ‘strategic’ thinkers to engage, but they too frequently fail to engage with the younger age groups – yet we are planning their future. What other organisation would base important decisions on this level of response without checking to see if it was ‘representative’. Yet this is what happens in planning decisions.”

So says Sue Manns, the Regional Director of national planning consultancy Pegasus Group, in an article for the Royal Town Planning Institute. Pegasus being the planning group involved in the Jotmans Farm development Inquiry.

The article appears to suggest that through the lack of engagement with a “younger” consultee audience, modern development plans struggle to be adopted through the objections from those more senior amongst us residents.

“We need to start a nationwide conversation around the spatial impacts of technology change, embrace young and dynamic thinkers and those who see change as exciting, and let’s rebalance the objection-driven engagement culture which has dominated planning over the past 50 years.”

Whilst Canvey residents may not be considered by cpbc, and perhaps Sue Manns, to be dynamic thinkers, they would be wrong in their assumption to consider us as not recognising change when it is exciting, as long as it is realistic!

The cpbc promise of the grandly titled “Canvey Island Town Centre Regeneration Masterplan” is a case in point. Unfortunately scepticism was well founded, as the lack of tangible progress alongside the failure to incorporate the proposed Dutch / seaside architectural features into new proposals, has led to blandly designed and cramped Flatted and Retail developments to pass approval!


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Building materials to reflect the overall palette, drawing on the Dutch, Coastal Town and Art Deco influences to create a scheme with a unique identity.
Colours should be vibrant to establish the new retail area as a destination. Shop front improvements along Furtherwick Road should be designed with the distinctive features of an English Seaside Town.

With prose being used, similar to that above, to encourage support for aspirational design schemes, it is hardly any wonder that Sue Manns has identified a failure of the industry to engage with a younger audience in planning consultations. The lack of younger generation involvement may be true, but that is not a reason to support the thought that adult and senior views should be ignored simply to support any particular development plan that may indeed, not be suitable for a particular area.

We on Canvey Island have seen the value of “local knowledge” within the Plan making process!

When the 2009 cpbc Core Strategy attempt at a local plan was published the Canvey Green Belt Campaign, through “local knowledge” recognised the attempt to mislead the Examining Inspector with its “inappropriate housing site selection” policies, which “commits to Green Belt release in an area of potential high flood risk”, as well as it being obvious he would not be “convinced that maintaining the current distribution of development across the Borough is justified given the existing constraints”.

This despite cpbc officers being party to the clear intent of the mainland lead group to allow themselves to be influenced by, and produce a local plan driven by, what the Inspector politely described as “Local Factors”!

In this light, of course we HAD to get involved, despite being within the age bracket that Sue Manns and her planner colleagues have an issue with!

Committing to attending a 2 week Examination following production of a lengthy consultation submission is not achievable by all, however when your own local authority have schemed and approved such a discreditable document, it must be challenged and exposed for what it was. Not everybody is in a position, or willing to commit to taking part in plan making process, as it bound to require taking unpaid leave or using holiday periods. Something those with young families for instance may be unwilling or unable to commit to.

Perhaps Planners and developers would prefer that no residents, whatever age bracket they fall into, take part in the planning process? One thing we did find was that the Examining Inspectors appear to welcome local input!

The feedback from our Referendum equally challenged Sue Mann’s assumption that a younger demographic would automatically give the different response that she and her  planner colleagues would hope for, by achieving “a more balanced engagement and encourage the ‘strategic’ thinkers”.

Castle Point council gave evidence, indeed if it can be considered of value, that they extended their consultation to specifically target established groups of youngsters as part of the Core Strategy consultation.

What the Canvey Green Belt Campaign witnessed however, was perfectly clear. By calling on residents at their homes and putting to them our Referendum question, it was absolutely clear, that the loss of yet more Canvey Green Space to the Borough’s Housing Need was indisputably opposed across generations!

Planners may begin to achieve the respect they crave if they were more driven by an local area’s actual needs. Aspirational architectural computer imagery with green spaces screening dense urbanisation deceive nobody.

Equally the promises of Affordable Homes, later challenged as being unviable, is a deception we are getting more and more familiar with, especially in the light of Green Belt release and sky high housing prices.

RTPI and Sue Manns, nice try, but must try harder!

ps Lets not feel too much sympathy for the industry: “The chief executive of housebuilder Persimmon has insisted he deserves his £110m bonus because he has “worked very hard” to reinvigorate the housing market.” (Guardian)

A link to the Canvey Island Town Centre Regeneration Masterplan can be found HERE.

The full blog post by Sue Manns can be found via this LINK.

Continue reading

Would you choose to get Involved with Castle Point’s Local Plan if you didn’t have to Sajid Javid?

Thorney Bay, Jotmans Farm, Green Belt, Flood Risk, Travellers, Duty to Cooperate, Period of Purdah, Reasons why the Government are Unlikely to Intervene in Castle Point Local Plan Process.

What are the likelihoods of Intervention, from an uneducated viewpoint?

The Intervention by a Secretary of State, Sajid Javid, in the Local Plan process at Castle Point would appear a highly unusual step to be taken.

Previous local intervention by SoS Sajid Javid included the Jotmans Farm Appeal and his Dismissal decision of his Planning Inspector, released on the 21st April 2017.

General Election 8th June 2017

Period of Purdah starts 22nd April 2017 (coincidence?)

Purdah: Purdah is the official pre-election period between the election announcement and final results which places restrictions of civil servants.                                                         Local and central governments will continue with business as usual, but must be careful not to take any action or make any announcements that could show affiliation to a political party. The litmus test is: “Could a reasonable person conclude that you were spending public money to influence the outcome of the election?”

The Jotmans decision’s Pro and Cons included;

Report on the Examination of the Castle Point New Local Plan 2016, which concluded that the duty to co-operate had not been complied with. The Council determined to withdraw the dNLP 2016.

The CPBC’s failure to save LP Policy GB1, the Green Belt designation, shown on the Proposals Map, persists

Given the withdrawal of the dNLP, the Secretary of State takes the view that no weight can be afforded to the withdrawn policies.

He (SoS) further agrees that substantial weight should be given to any harm to the Green Belt.

He agrees that the degree of landscape harm caused by the proposal would be limited

He shares the Inspector’s view that the proposal could lead to an improvement in the existing situation, and that issues around flooding do not weigh against the proposal.

He considers that concerns about the potential impact of construction traffic can be addressed by means of conditions, or by the Highway Authority

He further agrees with the Inspector that the proposal would bring forward market and affordable housing in an area where there has been a longstanding failure to provide sufficient new housing, and that in view of the prevailing housing supply situation in Castle Point, that carries very substantial weight in favour of the scheme

He further agrees that the creation or securing of jobs, the generation of economic activity in the construction process and the stimulation of the local economy carry a considerable degree of weight in favour

He has also taken into account the Written Ministerial Statement confirming the Government’s policy that ‘subject to the best interests of the child*, personal circumstances and unmet need are unlikely to clearly outweigh harm to the Green Belt and any other harm so as to establish very special circumstances’. He considers that this policy carries more force than the Inspector attributes to it.

The proposal is therefore in conflict with national policy on the Green Belt,.

*Green Belt and Flood Risk are both mentioned equally in regards to the Presumption in Favour of Sustainable Development at Footnote 9 of the NPPF, exceptions include;

policies in this Framework indicate development should be restricted.9

For example… land designated as Green Belt, Local Green Space… and locations at risk of flooding…

*The weight given to “the best interests of the child” in regard to outweighing Harm to the Green Belt would quite reasonably be interpreted to include Flood Risk.
This would bear relationship to Travellers sites where guidance is given in the proposed siting; “do not locate sites in areas at high risk of flooding, including functional floodplains, given the particular vulnerability of caravans”
The type of Travellers Homes are likely to include caravans and mobile homes style accommodation.
Interesting then that Castle Point Council take no involvement, nor intervention in the Thorney Bay, shortly to become Sandy Bay development, given that the numbers of dwellings would make it THE largest Housing Supply site in the Castle Point Local Plan.

That CPBC are busying themselves with Cooperation Duties with our Neighbouring Councils, it may appear that Intervention measures by the Secretary of State of CPBC Local Plan processes may be considered surprising, should they eventually materialise.

But then you Never Know, do you?

Jotmans Farm Green Belt Development Appeal Update

Following the Secretary of State’s decision following the Appeal inquiry into the proposed Jotmans Farm Green Belt Housing Development, the developer registered a High Court challenge over the decision of the SoS and Castle Point council.

CPBC Councillor A. Sheldon has issued this notice:

Dear Residents,

I have just received the news that the Developers have not been granted permission to appeal the Jotmans decision by the Secretary of State!!!

This means that no appeal hearing will take place. They made an application for an appeal and it got refused!!! THE DECISION STANDS. JOTMANS WILL NOT BE BUILT ON.

I have received word that they are looking to get this decision reviewed (the decision not to review the decision…..), but I am confident this will get thrown out. With every unsuccessful legal bid they make, the case they have grows weaker and weaker. As your local councillor I will keep on monitoring this and keep you updated.

Our message to the developers: “Democracy has won. Take your money and build homes on sites the community want, not ones that are easy”.

Well done again to all those who kept the faith and supported our cause. I also want to thank the Jotmans Farm Action Group who fought this application hard from day 1. We can all rest that little bit easier now.

We are not completely out of the woods just yet, but we one last step away and I will be dammed if I am going to let anything make us stumble now.

I will be putting out a letter to let the rest of the estate know at the weekend and if anyone could volunteer to deliver their road I would be grateful.

Kind regards,

Councillor Andrew Sheldon

Jotmans Magaret March Benfleethistory.org.uk

Persimmon’s Increase Profits 30% – Land Bank nears 100,000 Sites!

Persimmon has eyes on Castle Point. Their Jotmans Farm proposal, turned down by the Secretary of State, is due to be challenged on Appeal in the High Court.

Previously they have Withdrawn their proposal for 265+ dwellings at East of Canvey Road, Canvey Island.

Persimmon’s half year returns indicate a startling uplift in Profits And Land Bank sites!

One of the UK’s largest house builder has increased its profits by 30% as its Land Bank nears 100,000 Sites!

Telegraph Business Reported;

FTSE 100 housebuilder Persimmon has reported a 30pc jump in profits in the first half of the year as it avoided the effects of a slowdown in the housing market.
Persimmon’s pre-tax profits rose 30pc to £457.5m in the six months ended June 30, while revenues were up 12pc to £1.66bn.
It built 556 new homes in the period, an increase in completions of 8pc to a total 7,794, as it made the business more efficient. Its average selling price rose 4pc to £213,262.
“The market remains confident,” said chief executive Jeff Fairburn. “Customer interest in our developments remains strong with encouraging levels of interest through both our websites and our sales outlets as we trade through the quieter summer weeks.

“Whilst we remain vigilant to changes in market conditions we also recognise we are in a strong position to take advantage of opportunities that arise.”

However the company said it would “remain cautious” when it comes to investing in new land, primarily due to Brexit-induced uncertainty facing the economy.

It was boosted by the Government-backed scheme Help to Buy, which Anthony Codling, an analyst at Jefferies, said was “acting as a bullet-proof vest for the new-build sector allowing it to ride above the challenges faced by the second hand market”.

 He added: “Persimmon [is] continuing to balance the market’s appetite for more new homes with investors’ desires for higher cash returns”.

The housebuilding giant sells around half of its homes using the scheme, which allows buyers to purchase a new-build property with a 5pc deposit. Earlier this month, Persimmon’s share price fell 6.6pc in one day after a news report suggested that Help to Buy could be ended before its planned date of 2021. After the Government confirmed it would not, the share price rebounded.

Mr Fairburn said: “We should take confidence from the fact the scheme works very well. It does what it was intended to do. The Government should be pleased it stimulated housebuilding, and more people can buy new houses.”

Laith Khalaf, a senior analyst at Hargreaves Lansdown, said: “The latest results from Persimmon have a bit of swagger about them, and well they might, with profits rising by almost a third despite a slowdown in economic growth.

“The UK housebuilding sector is still sitting pretty, with interest rates staying low, the Help to Buy scheme supporting demand, and a lack of supply helping to boost prices.”

Jotmans Farm High Court Appeal – NOT for Castle Point council to Defend?

Green Belt Campaigners, particularly those concerned for the future of Jotmans Farm, having been kept well and truly in the dark over the High Court challenge to the Secretary of State’s decision to oppose development of the area, should be concerned to note the apparent inactivity by Castle Point Borough Council.


Mushroom syndrome where you’re kept in the dark

The statement issued by CPBC as reported in the Echo Newspaper reads;

“As the appeal is actually against the decision of the Secretary of State, it is for the Secretary of State to defend.”

“The council is monitoring the situation, councillors have been kept informed..”

The second point made by CPBC and why it was felt it un-necessary to inform residents, we covered HERE.

If you have read the Post’s link and read the contents you will be aware that, in the case of the Glebelands High Court Appeal, Castle Point Council were named as Defendents!

So referring back to the cpbc statement in the Echo above, it may appear to be a remarkably un-reassuring and passive position for our Local Authority to assume!

After all, as recently as the 11th July of this year Essex County Council, to which Castle Point residents are represented Agreed the following Motion, passed with Unanimous Approval

Perhaps some clarity is deserved by Residents from our local councillors after reading the following, of which they will also be aware;

Planning and Infrastructure

At the July 2017 Essex County Council meeting, it was Agreed (with UNANIMOUS Cross-Party support) that;

Essex County Council will not support Local (Development) Plans unless adequate resources are identified from developers, local councils and/or Government grants to ensure that sufficient infrastructure, including roads, schools, medical facilities, parking, sewerage and drainage, is provided in a timely manner and in a way that balances the needs to promote economic growth and provide housing for residents whilst protecting their quality of life.

Given the significant housing development emerging from Local Development Plans, this Council reaffirms its commitment to this policy. This Council also expresses its concern that whilst Local Development Plans and Neighbourhood Plans are being progressed to decide where this housing should be best located, some developers are exploiting the lack of a 5 year housing supply to gain planning permission on greenfield sites, often outside the development boundary, even when these sites have been excluded from the draft local plan and in some cases where there are brownfield sites available or in the pipeline.

This Council therefore calls on the Secretary of State for Communities and Local Government to issue urgent statutory guidance, which removes the opportunity for this exploitation and protects valued greenfield sites from predatory development.

Previously agreed at the October 2014 Full Council meeting.

It would appear negligent if legal representation was not made during the High Court Appeal by Castle Point Council to reiterate the County Council’s Policy on exploitation of Green Belt sites, especially those which will undoubtedly have a major impact upon road infrastructure, especially during the cpbc Local Plan process.

Castle Point Residents Ill-informed or Gullible? Green Belt Saved or still in Jeopardy?

Be In No Doubt Canvey Island residents stand to be affected by the development of Jotmans Farm, as much as the Jotmans Farm residents do themselves!

Once all phases of the Jotmans Farm proposal is completed there is a plan to construct a Roundabout to allow traffic from the 800 dwelling estate, onto Canvey Way!


Not only that, but the much Heralded retail extension nearby Morrisons on Canvey Island with the promised Marks and Spencer / Waitrose food, B and M and Sports Direct outlets, will add more Motorists Misery, entering and leaving via the Waterside Farm Roundabout and the local areas!

Recently the Jotmans farm Green Belt campaigners have been left to “discover” that Persimmons have decided to challenge the Secretary of State’s decision in the High Court.

The Secretary of State’s decision, generally portrayed to Residents as being a signal that not only Jotmans Farm, but also Green Belt in General, was Saved from Development, was Released on the 21st April 2017.

And so we headed for the Polling Stations, on the 4th May for the Castle Point Borough Council Elections and the General Election on the 8th June.

Possibly, Unfortunately the Election Period of Purdah may play some legal significance.* See below.

Through an email released by the Jotmans Farm campaign group, we gather that they are being led to believe that none of the Lead Group of Castle Point councillors were aware, or felt it unimportant to make the information known to Residents, that High Court action threatened the Jotmans Farm Decision!

Castle Point Council are an “Interested Party” in the High Court action. One only has to refer to the Glebelands case to be aware that CPBC should be involved:

Case No: CO/10476/201




 Manchester Civil Justice Centre

Date: 17/01/2014

Before :







– and –










Would the Castle Point officers not have immediately informed the Lead councillors, could the councillors not have been Open and Transparent and informed their Residents, of the Legal move?

In the Echo newspaper it is reported that Jotmans farm residents clutch at the possibility that the Persimmon legal team, left it beyond the 6 weeks to challenge the Secretary of State’s decision. CPBC appear to leave this desperate hope hanging.

In our humble opinion we find it inconceivable, not only that the Persimmon legal team would be so inefficient, surely the challenge would have been dismissed should the 6 week time limit to challenge the decision have elapsed, but that some lead group Castle Point councillors to be unaware cpbc are an Interested Party in the High Court case!

CPBC are quoted in the Echo “As the Appeal is actually against the decision of the Secretary of State it is for the secretary of State to defend.” …..”councillors have been kept informed…”

We fear on behalf of Jotmans Farm and Canvey Island residents, on whom this development will impact upon, that the release date of the Secretary of State’s decision and the dates of the Local Elections may well have had some influence, as well as having some legal impact.

* “The term ‘purdah’ is in use across central and local government to describe the period of time immediately before elections or referendums when specific restrictions on the activity of civil servants are in place. The terms ‘pre-election period’ and ‘period of sensitivity’ are also used.
The pre-election ‘purdah’ period before general elections is not regulated by statute, but governed by conventions based largely on the Civil Service Code.
The pre-election period for the 8 June General Election will start on midnight on Friday 21 April 2017.
A ministerial statement gave details of the different ‘purdah’ periods for the different elections on 5 May 2016: The period of sensitivity preceding the local, mayoral and Police and Crime Commissioner elections starts on 14 April”
Source: House of Commons Library Published Friday, April 21, 2017