Redlands Liberal Democrats

Wells Hall - University of Reading Puts Plans on Public Display

News regarding the possible redevelopment of Well Hall on Upper Redlands Road: the University of Reading has published more details and commented as follows on its website:

'The University is putting together proposals to redevelop the redundant Wells Hall site on Upper Redlands Road.

The existing hall buildings would be demolished, while retaining many of the key tree specimens, and the site would be developed for mainly large family-sized residences with houses set back from Upper Redlands Road.'

You can view the plans on the University's website here.

Please let me know what you think about the proposals - you can email me at redlandslibdems@hotmail.co.uk

You can also leave your comments via the feedback form on the website.Comments are requested by 3 October.

The University is holding a public exhibition in the Estates Management Building (LO46) on the London Road Campus today between 3.00pm - 7.00pm  and onSaturday 17 September 10.00am - 1.00pm.

I will be attending the exhibition to find out more,and I would encourage as many local residents in the area to go along to see the plans and to submit feedback to help shape any future planning applications.

Wells Hall Redevelopment Plans and Public Exhibition

News has reached me today of proposals led by Reading University to redevelop Wells Hall on Upper Redlands Road.

Wells Hall has been vacant for a few years. Apparently the University is seeking planning permission to demolish the existing buildings to make way for housing on the site.

I contacted Reading Borough Council planning officers for more information and received this:

" I can confirm that we have a pre-application enquiry for this site, submitted on behalf of the University, which normally requires that the details are dealt with as confidential.  However, we have also just received a Screening request for the site (11/01344/SCR), which is for public record and the applicants are holding their own public consultations in any event. 

 I am the case officer and therefore able to provide you with this basic information. 

The Screening request seeks the council's advice on whether the redevelopment of the site would give rise to the need for an Environmental Impact Assessment.

The submitted information talks about the demolition of the existing buildings on site and their replacement with either a new halls of residence (approx 500 rooms) or 28 - 40 dwellings.

When it comes to assessing the pre-application planning proposal we will refer to saved and current local plan policies alongside the University's Masterplan in which they identify the current student accommodation strategy when advising on the principle of development.  Colleagues dealing with landscaping, ecology, transport, conservation design and the Environment Agency will be consulted on the initial proposals.           

 A public exhibition will be held organised by Meeting Place Communications on  Friday 16 3-7pm Saturday 17 September at 10-1pm.

This is being held at University of Reading (London Road Campus), Estate Management Building (LO46), London Road, RG1 5AQ).

The purpose of the exhibition detailed on the invitation I have received is as follows:

'"Plans for the development are at an early stage, and the University is considering number of different ideas that it has for the site....the University would like to hear views of the community and welcomes feedbackas part of its work in creating the plans.'

 I will be attending the exhibition and would encourage local residents to attend to ensure Reading University gets a broad range of feedback and local opinion towards these proposals.

Reading desperately needs more housing. However, given the sensitive location of Wells Hall it will be absolutely vital that any future plans to redevelop the site do not damage the character of the area or amenity for residents.

We will be working hard as ward councillors to ensure all issues are given due consideration.

I will post more information when it becomes available.

Houses of Multiple Occupation (HMOs) in University Area - Have your say!

Back in 2008 I led a cross-party Scrutiny Review into Reading's private rented sector and in particular on the impacts of high numbers of houses of multiple occupation on neighbourhoods across the town - including Redlands.

I did this as for years under Labour the number of HMOs were enabled to grow inexorably to a point where many residents in central Reading felt that communities had become unbalanced and the number of family homes had been overtaken by student housing/houses for rent.

I made clear then and will again that this was not because I was opposed to private rented housing per se - I am not - clearly there is a desperate need for affordable homes to rent. Rather that there should be a balance as far as possible.

The Review I led to a number of important changes in Council policy - including the Review of the Council's Landlord Accreditation Policy (and introduction of a new, more cost-effective model last year) and more generally a recognition that this housing sector required greater attention that it previously had.

I was pleased when the then Labour administration endorsed all the findings of the Review I championed.

Last year when I was Lead Member for Housing, following my track record of action on this issue I pledged that the Council would look at whether or not an Article 4 direction should be brought in.

As part of the work I commissioned officers have been gathering evidence and as part of this a briefing meeting for ward councillors was held this evening.

An Article Four is a local planning policy councils can bring in to require landlords to apply for planning application where they want to convert a property from a family home to a house of multiple occupation for example into a student house.

Redlands has been identified by the Council, along with Katesgrove and Park as areas which have high concentrations of HMOS.

In order this to happen councils need to gather significant amounts of evidence to support a policy change and carry out extensive public consultation.

It is worth pointing out that an Article Four direction can not be applied retrospectively for example existing HMOs cannot be reversed under the new rules.

Also, where they are applied councils will not be able to charge a fee for determining a planning application - which is a pity given the impact associated with some HMOs.

Problems associated with this many residents have told us include overflowing bins, increased parking problems, noise and loss of visual amenity.

I am pleased to see the Labour-run Council taking forward the work I started all those years ago.

As Labour councillors have themselves acknowledged this is 'not a panacea. Indeed it will not undo the damage done to many streets in Redlands which have gone well beyond 50% HMOs years ago.

One of the many issues residents complain about are houses with dormer extensions - many of these fall within 'permitted development' and therefore do not require planning permission.

However, an Article Four could help regulate a formerly unregulated sector when Labour were last running the Council.

Public consultation sessions in affected areas of the community will take place in the Autumn. I have requested that students are also actively engaged in this discussion.

We will advertised dates and venues for this consultation when they are confirmed.

Fears expressed for future of Abadair House

Residents have contacted me to express concern about future plans for 46 Redlands Road also known as Abadair House which has recently been put up for sale by its owners. Readers may recognise this detached house  which is located in an attractive corner of the ward in a popular residential area. 

Cllr Kirsten Bayes and I led the campaign against two ill-conceived planning applications to redevelop this property for flats. The most recent planning application was rejected by the Planning Applications Committee in December 2009 on the grounds that it would have a detrimental impact on the character of the area. But sadly despite massive local opposition from residents and councillors planning permission was granted on appeal by a planning inspector last March.

The site is a tricky one to redevelop sensitively not least as a Tree Preservation Order applies to the large Oak tree which is located to the South East of the site.The particulars of sale relate that:

"The property is being sold with the benefit of planning permission by way of an appeal dated 26th July 2010 (Appeal reference APP/E0345/A/10/2123823) following the refusal by Reading Borough Council for a planning application dated 11th December 2009 (Application number 09/01656/FUL).

 The development scheme secured by this appeal provides for the erection of 6 two and 4 one bedroom apartment.

 Post planning negotiations have been conducted to ascertain the likelihood of obtaining an increase in floor area via pre-application number 10/01634//PREAPP at Reading Borough Council' 

The method of sale of the property is advertised as via written offer to be received by Friday 25 February.

We will be keeping a close eye on what happens next regarding this attractive property. Whoever buys the site we hope they are mindful of the sensitivities of the site and whatever plans they have for the property we hope they are respectful of the character of the area which is quite rightly well-loved by residents who live there.

Kendrick Road: Planning victory for local community

Following my post earlier this week about the local campaign we led against plans to convert a hotel on Kendrick Road into an HMO (house of multiple occupation) as we shared the concerns held by locals about the impact this could have on the unique character of the area I'm pleased to say the Planning Applications Committee agreed with officers and rejected the application at their meeting on Wednesday evening. 

This is great news for local residents. Kirsten, Glenn and I get a lot of satisfaction from representing the views from the people we were elected to serve. On the back of this success I received a lovely email from a resident:

"Just a quick note to say a big thank you to you (and to Kirsten Bayes) for helping us to achieve a successful outcome at the committee last night. It was very gratifying after all the work that had been put in. Everyone's delighted!

Campaign to preserve character of Kendrick Rd Conservation Area continues

Last Summer a planning application was submitted to convert the hotel near the top of Kendrick Road into a house of multiple occupation (HMO). I joined local residents who live nearby in raising concerns about the application in particular in relation to the impact the change of use could have on the character of the Kendrick Road Conservation Area and the amenity of local residents. A meeting was organised by a resident which I attended and was well-attended by neighbours. Residents who live in and around Kendrick Road care deeply about the area which is fantastic and there is a great community spirit there. A large number of objections was submitted following the meeting and the application was subsequently withdrawn by the applicant. A tweaked version of the original planning application was submitted a few weeks ago and it was clear the applicant had not made the necessary changes or taken concerns on board. Although there had been some changes to the application overall it was still flawed and I submitted a detailed objection. A number of residents contacted me expressing concerns. This week the application will be heard by the Planning Applications Committee. I'm pleased to say officers have listened to the concerns I and 11 residents raised and are recommending refusal on a number of grounds:

• The proposed development would constitute an over intensive use of the site...have a detrimental impact on neighbors, poor parking layout, inappropriate design and layout of the bin and cycle store would be out of character and disruptive to the appearance of the streetscene and surrounding Conservation Area
• The proposed development would create poor living conditions for the occupants due to the inadequate communal facilities
• The proposed development would have a detrimental impact on the amenity of 115 Kendrick Rd by virtue of the proximity of parking spaces and bin store which would result in noise and disturbance
• Intensive nature of the proposed develop would Impact on living conditions of future occupiers
• The proposal fails to comply with Policies CS9 and CS29 of the RBC Core Strategy - fails to make provision for a contribution for leisure facilities in the area

I really hope Members of PAC take the concerns raised by residents, officers and myself into account and reject the application when it is discussed on Wednesday evening.

Redlands March Planning Update

46 Redlands Road Planning Application - Appeal

Last year I led a local campaign against plans to redevelop 46 Redlands Road into 10 flats which was well supported by local residents. You will recall that last December Members voted unanimously to reject the proposal on the grounds that if developed it could have a detrimental impact on the character of the immediate area and the three Conservation Areas it lies adjacent to. I’m sorry to have to report (and you may already be aware) that an Appeal has been received by Reading Borough Council’s Planning Department. The appeal is on the grounds that ‘the proposed building will not harm the Allcroft Road streetscene or nearby conservation areas and was recommended for approval by the planning officer.’  The deadline for comments is 21 Apri. All original objections have been sent on to the PINS (Planning Inspectorate) by RBC but the deadline allows additional comments to be made if residents wish to do so. At this stage my advice would be that it is probably not necessary for residents to write in. RBC planning officers will be submitting a statement and a site visit will be arranged in due course. It will take several months for the Planning Inspector to report back. We are keeping our fingers crossed he backs residents and councillors who raised a large number of concerns about this plan.

117 Kendrick Road – HMO application
Plans that were withdrawn last year following a large number of complaints from councillors and residents have been resubmitted for the conversion of 117 Kendrick Road from a hotel back into residential accommodation (House in Multiple Occupation) (Resubmission of 09/01205/FUL). We are currently trying to get more information about the details from RBC about this application and we will be in touch when we have it.

Redevelopment of Mansfield Hall (Kendrick Road)
A number of residents have contacted us with concerns about the redevelopment of Mansfield Hall on Kendrick Road after rather worrying hoardings marked 'demolition' went up. We joined Katesgrove Lib Dem councillors in opposing this plan last year as we feared the impact it would have on residents and the Conservation area. Sadly despite being unanimously rejected by the RBC Planning Committee the Planning Inspector (based in Bristol!) supported the planning appeal so the development is going ahead.

As ever, if there is anything we can do to help as your local councillors please do not hesitate to get in touch.

Lib Dems welcome tree win for residents

Redlands Lib Dem councillors have today welcomed the news that Reading Borough Council has pledged to plant replacement trees in Alexandra road after 18 Lime trees were set to be removed from the ward due to ill-health.

This follows an active campaign mounted by residents of Alexandra Road actively supported by local councillor Glenn Goodall

Residents will be presenting a petition to Reading Borough Council this evening.

Glenn has led the campaign in recent years in Reading to get more trees planted in local streets. He has challenged the Labour administration to do better, introducing a motion to Council in October 2008.

Cllr Glenn Goodall, Redlands councillor and Lib Dem Environment spokesperson said,

"There was a lot of concern expressed locally that trees due to be removed by the Council would not be replaced.

“This would have had a detrimental effect on the street scene around Alexandra Road.”

“Residents are presenting a petition tonight which I whole-heartedly supported.”

“The residents of Alexandra Road deserve praise for the way they have campaigned and got the Labour-run Council to listen.”

The trees will be cut down in early February 2010, and some will be replaced in March 2010. We will continue to pressure the council to replace the remaining 10 trees felled outside of Alexandra road. After years of neglect, this is the least we could hope for.

New blow in campaign to tackle Hospital parking woes

Following my post last week about our campaign to get problems of overspill parking tackled connected to  the Royal Berks Hospital sorted, more news has come to light that could make matters even worse for staff, visitors and residents.

Cllr Gareth Epps (in neighbouring Katesgrove) blogged about the University of Reading's plans to redevelop the London Road.

I share his frustration that the University seems to be able to find a large amount of money to spruce up this campus and yet apparently cannot find the cash to continue funding PCSOs around the edge of its campuses.

This is the second controversial announcement relating to the University's redevelopment of some of it's Halls to come out in the last couple of months.

The other was the news (in October) that the University's flawed proposals to redevelop Mansfield Hall had been overturned at appeal by a planning inspector.

We joined our Katesgrove colleagues and actively opposed this plan when it was submitted because we shared residents' concerns about the impact this redevelopment could have on the local area and the quality of life of local residents.

But the news gets even worse for local residents.

Joe Wise, spokesperson for Royal Berks Hospital Trust revealed in yesterday's Get Reading that 120 parking spaces reserved for staff will be lost from January 29.

I remember when we met Hospital representatives to discuss parking problems last year they complained that the University had failed to keep them in the loop about their halls redevelopment plans.

Join the club! Community consultation is definetly not the University of Reading's strong point. 

At our meeting with the Trust last year we discussed the University's plans (those that we were aware of) and Hospital management expressed fears to us at that time about losing parking spaces at Mansfield Hall (rented by the Hospital from the University)

In my view it is pretty poor that the University does not seek to foster good relations with a key stakeholder in the locality such as the Hospital. This could be a mutually beneficial relationship.

It is reminscent of the highly parochial, short-sighted decision the University took earlier this year to close the School of Social Care. No thought was given then to the consequences this would have on the local community or local social services in Berkshire.

As well as causing problems for Hospital staff, this move by the University could dump even more cars and traffic on already-congested roads around Redlands.

Kirsten, Glenn and I will be meeting RBC and RBH representatives early in the New Year to try and get a solution that works for everyone on the table as soon as possible.

Lib Dems challenge Labour to deliver cleaner streets in Reading

I'm grateful to my ward colleague Glenn Goodall (who is also Lib Dem environment spokesperson on Reading Borough Council) for drawing people's attention to tonight's meeting of the Environment Scrutiny Panel.

On the agenda is an obscure-sounding, but, we would argue, vitally important report going to Environment Scrutiny on the Council's environmental enforcement activity.

We have campaigned for years in Redlands and across Reading as a whole for more resources and more effective action by the Labour-controlled Council to be focussed on taking action against those who wilfully dump rubbish, abuse planning rules and generally make our streets look a mess.

And in the March Budget we won extra cash to go into making this campaign a reality on our streets.

The Lib Dems got this issue on the agenda and we have succeeded in keeping it there.

Why? Because this is important to us and because it is very important to our constituents.

People who pay taxes expect their streets to be clean and free of rubbish and they have a right to expect the Council to act against those who denigrate our area when it has the powers to do so.

And it's not only local residents who have been critical of the Council's performance on keeping our streets clean.

The independent Comprehensive Area Assessment of Reading published online via the Oneplace website today stated:

"The Council is putting extra resources into street cleaning and as a result
standards are improving. Despite this 38 per cent of residents think that litter
is a problem and 11 per cent are concerned about abandoned or burnt out
cars. Both these figures are higher than the regional averages of 32 per
cent and 7 per cent.

This is the second time this year Labour-run RBC has been criticised by inspectors on waste issues.

In the ward we have led a high-profile campaign to get the Council and Reading University to work together to tackle problems linked with landlords and'end of term' waste.

This is what happens in Lib-Dem controlled Cardiff.

We have also campaigned for better street-cleaning and action to reduce the amount of litter.

A more joined-up approach to reducing environmental crimes and improving the quality of our street environment in Reading was also one of the key recommendations to come out of the successful joint scrutiny review into private rented housing that I led at the start of the year.

But our campaign doesn't stop there.

Having got this issue on the political agenda in Reading, the question is are we seeing the progress that residents want and fast enough?

Tonight's report demonstrates what has been achieved thanks to Lib Dem pressure but also how much further the Labour-administration needs to go in Reading until the Council is really on top of these issues.

Some headlines:

Planning enforcement (2008/9)

• 470 alleged breaches of planning rules
• 81 unathorised HMO conversions (but only 8 notices served by RBC)

Streetcare

• Number of warnings to occupiers/landowners about
  accumulations of litter and refuse under EPA S92 - 7
• Number of formal Notices to occupiers/landowners about
  accumulations of litter and refuse - 1
• Number of warnings to occupiers about their management of
  household waste under EPA S46- 689
• Number of formal Notices to occupiers about their management
  of household waste - 149

• Number of Fixed penalty Notices to occupiers about their

  management of household waste- 10

We have not been given more details about the individual cases by officers but I would not be at all surprised if some of the issues relate to problems with wheelie bins, bins on pavements and end of term waste in Redlands.

I am concerned about the effectiveness of issuing warnings to people who breach environmental regulaions and laws designed to keep our streets clean and tidy.

Is sending warnings a deterrent against future abuses? I have written to officers for a reassurances.

We welcomed the move earlier this year by the local Police team to start issuing fixed penalty notices against those who make our environment look a mess.

There are hotspots in Redlands like the one on Eldon Terrace where people are repeatedly dumping rubbish.

The response to this kind or regular abuse of environmental law should now be legal action from the Council against the landlord who prevents it and the people who do it.

Historically, the Labour administration has chronically underinvested in planning enforcement and legal resources making it very difficult for action to be taken quickly.

Outstanding planning enforcement cases in Redlands when I got elected in 2006 ran to several A4 pages. We are campaigning to get that number down. And to stop planning breaches like this one in Fatherson Road earlier this year from happening.

Already this year (between April and October) 233 warning letters have been sent out.

I'm pleased to report that the Council's newly-formed cross-Council Environmental Enforcement Group - the creation of which we strongly endorsed in our scrutiny review -  is already having a real impact on joining up Council activity against environmental crime.

Officers have reported that since the group was set up (following our scrutiny review in June 2009) 19 difficult enforcement cases have been discussed and solutions sought.

We know from the Council's successful empty homes work that a flexible approach across Council departments and using powers available is what is needed to solve these problems.

Other positive developments that have flowed out of our scrutiny review include:

• Further improvements made to the website, including updating
  information packs and links, creating a searchable HMO licence database which is
  updated weekly and creating a reporting system for unlicensed HMOs
• Process has been established by RBC working with Reading University to deal with noise related to students
• ‘Landlord Focus’ a newsletter produced by the Housing and Public
  Health Team, which aims to address current issues affecting the private rented
  sector now goes out quarterly to landlords, letting agents and Reading University

But there is still a long way to go, so we need to keep this issue on the scrutiny agenda going forward.

We need to challenge RBC and the University to co-ordinate their activity at the end of University terms better and we need to support officers to use the powers available to them to ensure our streets are as clean as they can be.

Not too much ask, surely?