Cranbrook: What's the difference between a housing estate and an eco newtown?

Some years ago, central and local government made much of the promise of Cranbrook as the first 'eco' newtown:
Cranbrook will show the way for PM’s Eco-towns initiative
Cranbrook on list of Government's planned eco-towns | Exeter Express and Echo
BBC News - Work starts on Cranbrook 'eco-town' in east Devon

Two years ago, serious questions were asked about the vision for Cranbrook - including in the several comments:
An honest look at Cranbrook and ‘growth point’ - Claire Wright

Over a year ago, this blog looked at how things were going: 
Futures Forum: Cranbrook

According to a correspondent who visited Cranbrook over this weekend, "if you want a view of dystopia, this is it... The lack of good design is shocking":
       

(images from Google)

And these are the scetches for an imaginary town centre that has yet to materialise:

 

Examples of urban planning and architectural design illustration

The Leader of the County Council promised to build a 'community:

“Too often, developers are allowed to build extensive housing estates without providing proper community facilities..."

Devon’s newest school opens its doors to pupils | News centre

But it's difficult to magic a sense of community out of thin air:
Futures Forum: District Council leader: “Sidmouth has a vibrant town centre and its community keeps a degree of excellence in maintaining it. Cranbrook should be striving to match that level of vibrancy for it to achieve all the aspirations that we have for it.”

Cranbrook has a primary school and a 'community centre':
BBC News - Cranbrook gets green light to build two new schools
'Thank the Lord!' Cranbrook community centre will open in time for Hallowe'en | Exeter Express and Echo
... but there is no doctors' surgery:
"Struggling to cope": Health chiefs' warning on effect of East Devon's population boom on GPs | Exeter Express and Echo
... and no shops 
Shops and flats to be built in Cranbrook next year - Business - Cranbrook Herald
Cafes & Coffee Shops in Cranbrook, Exeter | Reviews - Yell
... and no jobs - beyond the temporary construction jobs:
An honest look at Cranbrook and ‘growth point’ - Claire Wright (see last comment)
Futures Forum: The Exeter Gateway intermodal logistics site ...Sainsbury's "has finally killed the plan to build one of the largest logistics plots available in the South West"

And yet huge promise has been made for 'jobs and homes' for 'young families':
Futures Forum: "The new build for the western growth area of the district will provide much-needed business and employment for the young families as they set up new homes."

There was much made of a survey this summer, in which it seemed residents were pleased with their new town:
Survey suggests Cranbrook near Exeter is a great place to live | Exeter Express and Echo
However, closer analysis suggested much less satisfaction:
Cranbrook: residents speak – and it isn’t all sweetness and light (or even “vibrant”) | East Devon Alliance

As for its 'eco' credentials, the car dominates and there don't seem to be many cycle lanes:



Cranbrook roundabout. New Town rising... (C) Anthony Vosper :: Geograph Britain and Ireland
Cycling routes feature in new low carbon eco-town | road.cc
East Devon Green Party | EDGP press release October 16th 2013 - 590 more homes at Cranbrook

And yet planners had promised a 'sustainable' piece of development:
Latest News - Low Carbon Cranbrook - Exeter and East Devon Growth Point

There has also been a lot of discussion on the risks to the new town of flooding:
New pictures show impact of heavy rain at Cranbrook | Exeter Express and Echo

Meanwhile, it is not clear to what extent the housing allocation in the 'western end' of East Devon is actually benefitting the 'growth' of Greater Exeter:
Futures Forum: Knowle relocation project: and the longer-term demise of district councils... part three: Skypark and "the full economic potential of Exeter"

Cranbrook is actually part of Exeter's (rather than East Devon's) 'Growth Point':

Aerial view shows how fast Exeter's growing

Published by Mary Youlden Posted: 18/06/13

These stunning aerial photos show how the developments in the Exeter & East Devon Growth Point are rapidly taking shape.

Captured by Still Imaging, the pictures provide a unique perspective on how huge investment in creating homes and employment opportunities is transforming the landscape to the east of Exeter.

Construction at the new town of Cranbrook is continuing apace. Since May last year, more than 400 homes have been started, with around 200 completed so far. Up to 6,000 homes are expected to be built by 2026.

Just off Junction 29 of the M5, work has started on the first building on Exeter Science Park, the new headquarters of Exeter-based developers Eagle One and sister company Blue Cedar Homes. About £240m is expected to be spent on developing Exeter Science Park over the next 20 to 25 years.

The £210m Skypark development, next to Exeter International Airport, aims to provide 1.4m sq ft of office, industrial and manufacturing space. Plans were submitted for a 24,165 sq ft facility for the South Western Ambulance Service NHS Foundation Trust in April.

Construction work has been completed on E.ON's £3m energy centre, which will supply both Skypark and Cranbrook. Hilton Worldwide recently created 55 jobs with the opening of its 120-bedroom Hampton by Hilton hotel at Exeter Airport, opposite the Flybe Training Academy.

Other developments in the area include a huge new Sainsbury's distribution centre. At 550,000 sq ft, it will be the largest building in Devon, roughly two-thirds the size of the Morrisons distribution centre beside the M5 at Bridgwater. The depot is due to open next year, with up to 450 jobs due to be created once it is operating at full capacity.

A package of transport infrastructure works paved the way for the developments, including £11m of improvements around Junction 29. The £9m Clyst Honiton bypass is nearing completion, and when it opens this summer will enable goods vehicles and other traffic to access Skypark, Cranbrook and the supermarket depot from the A30 without passing through the village.

Andy Wood, projects director for the Growth Point, said: "There has been tangible progress on each of the strategic developments in the past 12 months, which is fantastic. Housebuilding rates have been ahead of expectations, which is testament to Cranbrook being a popular place to live with a good school. In the coming year I expect to see continuing progress on the jobs front, with the first jobs at both Skypark and Science Park as the objective."

Aerial view shows how fast Exeter's growing | The Exeter DailyAerial view shows how fast Exeter's growing

According to a property puff-piece in the FT this weekend, Cranbrook is actually a dormitory town to a booming Exeter - with no pavement cafes and no mature trees in its 'centre':

Exeter in Devon: a boom town for business relocations

October 3, 2014 3:12 pm By Graham Norwood

The city is growing in size and influence and punches above its weight in terms of facilities

Until a decade ago people moving to Exeter were usually nearing or at retirement age, seeking a lifestyle change and keen to buy period houses. Things have changed today. For although Exeter remains the administrative centre of Devon, a rural county 200 miles southwest of London, the city’s demographic profile has altered radically.

The city has a population of 120,000, but punches above its weight in terms of facilities. A science park opens next year, a new out-of-town retail development will be led by a £60m Ikea store in 2016, and the new town of Cranbrook is being built northeast of the city with 2,900 homes in the first phase and 6,550 by 2026. While the rest of Devon thrives on a mix of unspoilt charm, tourism and farming, Exeter is now something of a boom town.

Exeter in Devon: a boom town for business relocations - FT.com

In the meantime, Exeter has been singled out for 'expansion' - following the accolade granted by Lord Wolfson to the notion of 'garden cities':

'Garden City' plan to double size of Exeter and Taunton

By WMNAGreenwood | Posted: September 06, 2014
Exeter is one of the cities targeted for expansion in the new plan

Comments (3)

New garden cities which would double the size of places like Exeter and Taunton would help to ease Britain’s housing shortage, a leading economist has suggested.

The Westcountry cities were among 40 identified for massive expansion by David Rudlin, an urban designer who scooped the Wolfson prize, the second-biggest economics prize after the Nobel. His award-winning proposals, which earned him £250,000, included circular developments, with parks and allotments, of up to 150,000 people per town.

Mr Rudlin argued models pioneered in Scandinavia, the Netherlands and Germany should be adopted by Britain which could “take a confident bite out of the greenbelt”.

Exeter and Taunton could double in size to ease Britain's housing shortage | Western Morning NewsGarden city will double the size of Exeter, claims leading economist | North Devon Journal
Futures Forum: Garden cities and greenfield sites

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Cranbrook wins 'Best Overall Development' and 'Affordable Housing' awards ... but what exactly is 'affordable'?

Cranbrook has won accolades from professional planning and housing organisations.

Earlier in the spring, the new town was nominated 
Futures Forum: Cranbrook shortlisted for an 'infrastructure' award by planning professionals >>> but "Towns such as Cranbrook are becoming dormitories and commuter belts for 'Greater Exeter' – meaning many people must take to their cars in East Devon to get to their jobs in Exeter."

... by the Royal Town Planning Institute,

the principal body representing planning professionals in the United Kingdom and Ireland. It promotes and develops policy affecting planning and the built environment.

Royal Town Planning Institute - Wikipedia, the free encyclopedia
RTPI.org.uk - mediation of space • making of place

And yet the RTPI has not avoided criticising Cranbrook over the years:

Development in Sustainable Locations?

May 2014

The NPPF has emphasised the need for meeting a five-year housing supply. However the RTPI considers that a single-minded focus on one short-term criterion may be at risk of placing the country in difficulty over the long-term horizon and in the context of the sustainable planning for places the NPPF aspires to. 

To give one example the district of East Devon has promoted, along with government support (both past and present) the construction of a new town at Cranbrook east of Exeter. This settlement attracted thousands of objections but nevertheless the council pushed ahead in the knowledge that a planned new town close to road and rail communications and with its own infrastructure is a preferable planning outcome to the proliferation of small scale village extensions. 

Nevertheless any housing built after 5 years cannot count towards the 5-year supply despite the fact that the settlement will take longer than that to be completed. By contrast our housing policy paper [6]argues that in cases where large-scale housing is being promoted demonstrably and effectively, exceptions to the 5-year land supply rule should be allowed.

Localism Bill Brief #2

Royal Town Planning Institute mentions East Devon in its submission to Parliamentary review of NPPF | East Devon Watch

The RTPI has shown considerable foresight in highlighting how energy issues will affect planning issues, for example:

Peak Oil: The Implications for Planning Policy (review)

Now Cranbrook has picked up more prizes.

This time they are courtesy of Inside Housing Magazine,

the leading weekly magazine for housing professionals in the UK... With its lively mix of news, features and analysis, housing professionals rely on Inside Housing to keep them fully updated on everything in the social housing world.

About us | Information | Inside Housing

Although the magazine promotes the building of more housing per se, it is nevertheless critical of housing policy.

For example:

Right to Buy: 40% of homes sold under Government scheme are being let out privately | Home News | News | The Independent

Right to Buy is f*cking up the housing market and harming more people than it's helping | Metro News

And today:

Changing the mix | Analysis | Inside Housing

A third of associations plan halt to sub-market rent | News | Inside Housing

Inside Housing had earlier shortlisted Cranbrook:

The first phase of the project is made up of 40% affordable housing, delivered by social landlords Sovereign and DCH. Of this, 10% are market sale homes built to a smaller square meterage in order to achieve a lower price. The rest of the affordable housing is a 70/30 split between social rented and shared equity. An applicant for affordable housing in east Devon can now be housed in six to 12 months instead of the previous wait of three to four years.

Top 60 Developments: Affordable Housing Developments of the Year | Analysis | Inside Housing

New Devon town Cranbrook named in UK's top 60 developments | Western Morning News

The award is sponsored by the National House-Building Council:

NHBC Home - The UK's leading new home warranty and insurance provider

However, new-builds and the 'guarantee' from the NHBC are not all they promise to be, apparently:

BBC Watchdog: More moans about new homes - Consumer Forum

The Day Taylor Wimpey Ruined My Life | New Home Blog

Moreover, the label 'affordable' masks the status of these houses:

At the bottom of the ladder: Why shared ownership ends in disappointment for many people | House & Home | Property | The Independent

Can ‘Generation Rent’ become ‘Generation Part-Rent/Part-Buy’? | Red Brick

Especially now that central government has made it more difficult for the District Council when it comes to 'social housing':

East Devon Council facing £7m black hole under Government's rent cut plan | Exeter Express and Echo

Moreover, whilst some do indeed feel they have benefitted

Campaign to end housing crisis as prices rise to more than 11 times region's average wage | Western Morning News

... not everyone is so positive about housing associations:

Are housing associations really killing off social housing? | Housing Network | The Guardian

Time for raised voices | Red Brick

Why are housing associations failing to build enough homes? - Channel 4 News

Diana Warwick: housing associations are in effect big businesses | Housing Network | The Guardian

Extending the right to buy is economically illiterate and morally wrong - Telegraph

When it comes to Cranbrook, is it really '40% affordable'?

The first phase of construction at Cranbrook consists of 1,120 dwellings, but 328 of which will be low-cost housing, either social rent or affordable home ownership, allocated equally between Sovereign and Devon and Cornwall Housing.

East Devon families move into cheap Cranbrook homes - News - Sidmouth Herald 

And:

COMMUNITY PLANNING

 

11. The residents who occupy Phase 1 are local – 49% from Exeter, 28% from East Devon, 16% from the rest of Devon and only 7% from outside Devon. 

Phase 1 of the Cranbrook development contains 40% social housing which will reduce to 25% in the future phases due to an anticipated change in East Devon District Council’s policy – based on a more up-to-date viability assessment. This is in turn reflects the very substantial changes to the funding regime for affordable housing. 

Cranbrook Task Group: Final Report: Place Scrutiny Committee: devon.gov.uk

Villagers concerned over 250 homes plan that will connect Rockbeare to Cranbrook | Exeter Express and Echo

Finally, Kevin McCloud has been critical of the 'affordable' houses which are 'smaller by 10%':

The high cost of land in Britain meant that “builders have had to get very good since the war at building badly, building cheaply to make stuff affordable”

Builders 'churning out same old boxes’, says Kevin McCloud - Telegraph

Futures Forum: Cranbrook: where's the 'good design'?

Inside Housing has now awarded the new town as national winner of both the 'Best Overall Development' and the 'Affordable Housing' categories:

Cranbrook scoops two national housing awards

By Exeter Express and Echo | Posted: October 17, 2015



Cranbrook

New community Cranbrook on the outskirts of Exeter is now officially an award-winning development after picking up two national awards.

In the Inside Housing Magazine’s Top 60’ Awards – ‘winner of winners, it scooped Best Overall Development and winner of Affordable Housing category

The East Devon community was up against five other developments for the national title awarded by the magazine. The winners were announced yesterday at a ceremony at the Lancaster London Hotel to celebrate the Top 60 Developments and award the trophies.

Cranbrook’s two Awards were collected by Richard Cohen, East Devon District Council’s Deputy Chief Executive.

He said: “We were delighted to have won both of these awards. For Cranbrook to be recognised again on a national level is a huge endorsement to the work we are doing with our partners to make a difference to the lives of people in East Devon and Exeter.

“It has been a busy time for Cranbrook, with high profile visits from the Secretary of State for Communities and Local Government and the head of the Homes and Communities Agency both in the last few weeks. Winning this award is the icing on the cake.”

The Top 60 celebrate success and innovation in delivering new homes. The list highlights achievement in ten key areas, from design to sustainability. In each area, the best development is chosen and awarded a winner’s trophy, as well as a trophy for the overall winner.

Kevin Blakey, chairman of Cranbrook Town Council welcomed the news, added: “Everyone in Cranbrook will be so pleased that the town has won these highly acclaimed awards. It will send a clear message out to the rest of the country that things are happening here that are truly groundbreaking, and this will only add further to the exceptional community spirit and sense of identity we have here.”

Cranbrook scoops two national housing awards | Exeter Express and Echo

The EDW blog has nevertheless been very critical of the Cranbrook development:
On the one hand … Cranbrook gets housing awards … | East Devon Watch
What mainstream media isn’t telling you about that DCC Cranbrook Report! | East Devon Watch
Cranbrook: the result of 40 (yes, forty) years of planning! | East Devon Watch

As has this blog:
Futures Forum: Cranbrook: welcome to dismaland
Futures Forum: Happy news coming out of Cranbrook... churnalism and the partnership between developers and politicians...

Nevertheless, it seems that 'lessons are being learnt':
Futures Forum: Designing Cranbrook: how to 'respond to lessons learnt from the completed housing'
Futures Forum: A commentary on the Cranbrook Task Group final report
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More happy news coming out of Cranbrook: Any new District Council staff recruitment 'will take place against a background of shrinking resources within local government'

The latest pieces in the press attempt to give a positive spin to problems with the emerging 'eco-town' of Cranbrook:
Futures Forum: Happy news coming out of Cranbrook... churnalism and the partnership between developers and politicians...

It appears that the District Council is going to have to subsidise the construction industry in its Eastern Growth area:

East Devon District Council (EDDC) is aiming to ensure that it has enough staff with the right skills to deal with the many challenges Cranbrook’s pose.

However, any new staff recruitment will take place against a background of shrinking resources within local government.

There are hopes of up to £285,000 from the Department for Communities and Local Government, but this funding has not been confirmed, so other sources of funding will need to be found – including possibly dipping into the council’s savings.

EDDC’s challenge: Cranbrook grows while funds shrink - News - Cranbrook Herald

One comment below the Express & Echo piece suggests over-stretched journalists have to resort to cutting-and-pasting local government press releases:
"This was an advertisement for East Devon District Council, brought to you by the Echo ..."

Challenge for East Devon Council as Cranbrook grows while funds continue to shrink

By Exeter Express and Echo | Posted: November 04, 2014
Comments (2)

As East Devon’s new town of Cranbrook takes shape and expansion looks set to continue for several years to come, the district council is looking to ensure that it has enough staff for the community.

But any new staff recruitment will take place against a background of shrinking resources within local government. There are hopes of up to £285,000 from the Department for Communities and Local Government, but this funding has not been confirmed, so other sources of funding will need to be found – including possibly dipping into the council’s savings.

The development of Cranbrook is proceeding at a rapid pace, with a reported 757 homes already occupied and work having started on the neighbourhood shops and education campus. The town’s population is now around 2,000 people and the school roll for St Martin’s Primary has increased tenfold in the space of two academic years. The town will grow to 6,000 homes and possibly more, depending on the success of additional planning applications in the pipeline or expected.

East Devon District Council needs to recruit extra people to do a range of jobs to ensure that Cranbrook develops in a structured and disciplined way, both for the sake of the town itself and for the wider area and neighbouring communities.

The explosion of growth at the western end of the district, close to the border with Exeter, not only involves new homes, but also provision of many of the employment opportunities that Cranbrook residents can hope to find when they move in. Planning supervision also needs to be maintained in the burgeoning Growth Point sector.

But while the residential and commercial expansion is good news for the economy of the district and the region, it comes against a background of shrinking funds for local councils. This is due to reduced Government funding to local councils and other measures like the freezing of council tax.

How to recruit the necessary staff to supervise operations and maximise the potential of the area is the challenge that East Devon’s cabinet will be asked to consider when they receive a report on Wednesday (5 November).

It’s estimated that around £144,000 in funding will need to be found to cover costs of new staff over the next two years. Whilst some of the funding will come from developer contributions (Section 106 and Community Infrastructure Levy – CIL) and from Government grants, it’s likely that the district council will have to underwrite at least part of the funding from its own coffers.

The council’s most obvious option is to divert funds earned from the New Homes Bonus away from savings and instead spend some of this money on extra staff who have the necessary skills to cope with the challenges ahead.

The most pressing need the council faces is to keep pace with the developers’ progress, working with house-builders and public sector partners to produce a masterplan for Cranbrook present and future.

With pressure coming from – almost literally – every point of the compass around Cranbrook, there is a need to ensure that a possible multiplicity of new housing developments is covered by a joined-up plan. The existing New Community Partners (NCP) are closing in on Phase 2 of the agreed development and have indicated that they will be coming to East Devon with proposals for many more homes before the end of this year.

Other house-builders are also queueing up to submit planning proposals for sites near to – but not within the original built-up boundary of – Cranbrook.

The work on these aspects of the Cranbrook expansion needs to take place alongside the other vital tasks of supervising current operations to ensure that homes comply with design conditions and that the many amenities being provided for residents – from play areas to the country park and from shops to a new rail station – are constructed on time and to the correct specifications.

If a request for Whitehall funding to pay for consultancy work to support the new community masterplan exercise is successful, the council can expect a grant of £82,000 plus an £18,000 contingency fund. An answer is currently awaited, but if funds are not forthcoming the council will have to pay for this work itself – at least in the short term. The council is also waiting to hear about the fate of bids for other Whitehall funding, up to a total of £285,000.

Councillors will on Wednesday be asked to approve the suspension of standing orders to allow the engagement of the Commission for Architecture and the Built Environment (CABE) to support the visioning and master-planning exercise and to provide consultancy support for the determination of planning applications.

There are currently just two planning officer posts dedicated to the development of Cranbrook. The report looks to create and fund an additional dedicated post and to extend the life of a second, existing post for Cranbrook and other parts of the Growth Point.

Concluding his report to cabinet members, Ed Freeman, Service Lead – Planning, says: “As identified, the level of work at Cranbrook and the Growth Point will increase significantly. Without additional staff resources, it is anticipated that an effective and proactive service for Cranbrook will not be possible. It should also be noted that the other major projects in the growth point area are increasing and therefore it is not sustainable to keep pulling staff from other major projects to serve Cranbrook, as the problem will only be moved”.


2 comments



Tsarchasm | November 04 2014, 2:46PM

This was an advertisement for East Devon District Council, brought to you by the Echo ...


Sophist | November 04 2014, 11:15AM

It seems unlikely that ANY of the funding will come from the Community Infrastructure Levy because despite having had several years to achieve it, like the Local Plan EDDC has failed to complete the process necessary to be able to charge developers the Community Infrastructure Levy.


Challenge for East Devon Council as Cranbrook grows while funds continue to shrink | Exeter Express and Echo

The same story appeared in the Cranbrook Herald:
EDDC’s challenge: Cranbrook grows while funds shrink - News - Cranbrook Herald

With a comment from the East Devon Alliance:

CRANBROOK – STABLE, OOH LOOK THE DOOR IS OPEN – WELL WHAT DO YOU KNOW, THE HORSES HAVE BOLTED!

November 8th, 2014

Quick, let’s spend lots of money building new stables for new horses … no don’t worry about the doors … we can always retro-fit them if we need them… let’s just employ a lot more people and have a meeting … get the sherry in …

Cranbrook – stable, ooh look the door is open – well what do you know, the horses have bolted! | East Devon Alliance

The EDA has also noticed some key points on the agenda of next week's Scrutiny Cttee:


TITBITS FROM AGENDA PAPERS OF THE NEXT (NON) OVERVIEW AND (NON) SCRUTINY COMMITTEE

November 4th, 2014

Meeting on Thursday 13 November 2014 at 6.30 pm http://new.eastdevon.gov.uk/media/476265/131114-os-agenda-combined.pdf

Titbits from the current Overview and Scrutiny agenda

Council promises 2014-16

One area of concern flagged red:

Area: Continue development at Cranbrook and elsewhere to ensure best quality of build and design of homes, high street and public spaces.

Concern: While development continues apace there are concerns about the future of Cranbrook and the need for a masterplan to guide development moving forward to ensure that the best quality of build and design is achieved.

Our translation: Cranbrook is not living up to expectations and because we didn’t plan properly in the first place we are going to have to throw money at this problem.

Also interesting variations:

Area: Make sure that new developments are supported with the right level of investment in infrastructure to benefit the community.

Variation: There remains a concern that viability issues with developments is making it difficult to secure the full level of invesment in infrastruture that is necessary to meet the needs of the development, however it is hoped that as the economy continues to grow that viability will improve.

Our translation: No local plan = no Community Infrastructure Levy = no community infrastructure.

Area: Develop the business case and governance arrangements for setting up a trust for the Thelma Hulbert Gallery.

Variation: This is no longer being pursued – LED had been asked to look at the possibility of running the THG but had decided against taking the gallery under their operations.

Our translation: THG is bleeding money and we can’t find a way to stop it but most of the Executive Board are Honiton councillors and won’t countenance any radical costcutting or closure that might cost them votes.

Oh, and the EDBF Task and Finish Forum stays in the long, long grass!

Source: http://new.eastdevon.gov.uk/media/476265/131114-os-agenda-combined.pdf

Titbits from agenda papers of the next (non) Overview and (non) Scrutiny Committee | East Devon Alliance
Is this why our council is dragging its heels on Community Infrastructure Levy? | East Devon Alliance

Meanwhile, there have been more 'teething problems':
Cranbrook plunged into darkness following power cut | Exeter Express and Echo

Here is the agenda of the District Council's cabinet meeting of 4th November:
new.eastdevon.gov.uk/media/470300/051114-cabinet-combined-agenda-public-version.pdf

And to finish, some very different views from residents on the state of Cranbrook's 'community':
Reader’s Letter: Cranbrook not an urban dream | Exeter Express and Echo
Cranbrook grows and grows and grows and needs more and more and more EDDC staff – but not everyone there is happy | East Devon Alliance
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Thousands of new housing at Cranbrook - and still the District Council says "it is a it is a difficult and uncertain time to be planning a new town centre"

Can a place be called a 'town' if it hasn't got a town centre?
Futures Forum: Cranbrook loses its town centre to become a dormitory suburb of Exeter

Because lots and lots of housing doesn't make a town:
Futures Forum: An ever-expanding Cranbrook: "There are significant issues to resolve around how services and facilities are to be provided in the town in the future and how these are to be paid for."

And meanwhile, all the 'retail' is planned for shopping centres miles from any town centre:
What's the future for retail parks in Exeter and Devon? - Devon Live

Even though one particular out-of-town shopping centre has been denied planning permission:
The Moor Exchange development was turned down unanimously:
Major new £40m Exeter retail park is thrown out by planners - Devon Live

And one of the reasons was the 'impact' on Cranbrook 'town centre': 

The five BIG questions raised by shock refusal of Exeter retail park

Daniel Clark Local Democracy Reporter
14 AUG 2018

What does this mean for Cranbrook?

East Devon District Council and the Cranbrook consortium had objected to the plans based partly that there was no impact assessment of the proposed Cranbrook Town Centre.

The council in their objections said that there is already development in the consented town centre at Cranbrook which would face competition from this development, and emerging developments will also be affected. Will developers and retailers now look towards Cranbrook for new sites?

COMMENT:

This will affect one that is already in Cranbrook ? Oh do tell me where it is...is it invisible or perhaps only shows up at certain periods of the moon? Because as far as I and the rest of the Cranbrook residents the area set aside 'for the development' has nothing on it but grass !!!

The five BIG questions raised by shock refusal of Exeter retail park - Devon Live

As the East Devon Watch blog notes, this is not the end of it:

The statement that building Cranbrook town centre is now set fair because Exeter City Council refused one out-of-town shopping centre development close to the town recently is naive and misleading. 

That planning application could go to appeal and be won or, if lost, there are three further sites earmarked for similar developments in a cluster in the same area – the B and Q site, another site adjacent to B and Q and the current police HQ at Middlemoor.

“Document detailing Cranbrook’s 8,000 home expansion to be published by end of 2018” | East Devon Watch

There are indeed other sites - apart from the the proposed 'Moor Exchange' - to the west of Exeter which would impact on any 'town centre development' in Cranbrook:

'Major opportunity lost for Exeter' say rejected retail park developers - Devon Live

Meanwhile, the building of more housing continues in earnest: building places for people to live in, but no centre to make it a town:
Document detailing Cranbrook’s 8,000 home expansion to be published by end of 2018 | Honiton, Axminster and Seaton news - Midweek Herald

And the District Council continues to be playing to the tune of developers - who have upped the number of houses occupied before they will provide any further Community Infrastructure Levy for a skate park: 

Hundreds of homes still need to be occupied before Cranbrook’s first skatepark can be built

07 September 2018 
Callum Lawton

Hundreds of more homes need to be occupied in Cranbrook before the chance to build a skate park can be unlocked for the town. Picture: Getty Images/iStockphoto

More than 500 homes still need to be occupied in Cranbrook to unlock the opportunity for the town’s first skatepark to be built.

The Herald can reveal that once 2,250 homes are lived in at Cranbrook, developers are required to provide the amenity.

As of April 2018, Cranbrook had 1,734 occupied homes – meaning 516 houses still need to be filled to trigger the build of the skatepark.

A spokesperson for East Devon District Council said: “The planning permission for Cranbrook secures funds to deliver a skateboard park within the town centre and the developers are required to provide it prior to occupation of 2,250 homes.

“The trigger had previously been 2,000 homes.

“This number was recently varied to enable further discussions about options for the location of the skate park and consideration of how it sits alongside the numerous other activities proposed for the town centre.”

The district council said it is a ‘difficult and uncertain time’ to be planning a new town centre amid the collapse of several big high street stores.

The authority reiterated the importance of getting the ‘right balance’ between community facilities, retail and leisure space, and homes, adding: “We are developing an understanding of what a 21st century town centre should be and how we can deliver a viable town centre for now and the future in partnership with the town council and the developers.

“The location of the skatepark is a key element of the town centre and a decision on its location cannot be made in isolation of other key decisions.

“We are working hard to avoid conflict with other uses that are also proposed within the town centre such as a care home, library and town hall and to ensure that it is well related to other youth facilities.

“This work is complex but vital to ensure that the town centre at Cranbrook meets the needs of all groups in the community and pulls in people from the surrounding area.

“It is not the council’s intention to delay delivery of the skateboard park - indeed there has been no delay to date, but it is important that the right location for this and other key activities are found, so we can ensure that Cranbrook’s town centre is a big success.”

Cranbrook – town centre and skateboard park problematical | East Devon Watch
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East Devon's ailing High Streets

Our High Streets are struggling - with parliament responding:
Futures Forum: Save our high streets > parliamentary report published

And local communities also responding:
Futures Forum: A Bank of the South West > filling the gap left by current bank closures > public meeting: Tuesday 12th March
Futures Forum: How to revive the health of Sidmouth's high street > businesses form action group to promote town centre

Central government has a package to help these local communities:
Future High Street Fund - GOV.UK
£675 million fund to transform high streets and town centres opens to communities - GOV.UK
Futures Forum: The Future High Streets fund > "to help local leaders implement bold new visions to transform their town centres"

But councils are limited to what they can bid for:
Councils to bid for share of £675m fund to invigorate English high streets | Business | The Guardian

And so the District Council have had to chose - as reported by the East Devon Watch blog: 

ONLY AXMINSTER CHOSEN FOR CASH FOR AILING HIGH STREETS

7 MAR 2019

Bet it won’t only be Cranbrook with its non-High Street (currently only 5 shops for the growing town) that will be miffed but also Seaton, where the Tesco superstore has sucked the life out of its High Street!

Only Axminster chosen for cash for ailing High Streets | East Devon Watch

Indeed Axminster is doing badly:

Axminster's only department store is closing | Honiton, Axminster and Seaton news - Midweek Herald

Futures Forum: Strategic planning and the Axminster Masterplan >>> >>> "Is this how the wrong sort of housing so often gets built in the wrong place?"

But perhaps Cranbrook is doing even worse:

This is how Cranbrook council says future development of the town should happen - Devon Live

Futures Forum: Thousands of new housing at Cranbrook - and still the District Council says "it is a it is a difficult and uncertain time to be planning a new town centre"

Futures Forum: Cranbrook loses its town centre to become a dormitory suburb of Exeter

As reported by Devon Live: 

Councillors choose Axminster over Cranbrook as town for Future High Street Fund bid

Leader of the council, Cllr Ian Thomas said the decision was a ‘poisoned chalice’ between two fundamentally different propositions – with Axminster having a town centre that is struggling and Cranbrook not yet having one.

Daniel Clark Local Democracy Reporter
13:52, 7 MAR 2019

Axminster will be put forward as the East Devon town to try and grab a share of a £675m fund to ‘help failing High Streets’ – ahead of Cranbrook. East Devon District Council’s cabinet on Wednesday night agreed to submit a bid for Axminster to the Government’s Future High Streets Fund.

The Future High Street Fund has been set up to help address the significant structural changes that are currently having an impact on towns and high streets throughout the UK.

Councillors found themselves having to choose between Axminster and Cranbrook as the town to put forward as local authorities are expected to ‘put forward a single, transformative submission covering one high street or town centre in their area’.

Leader of the council, Cllr Ian Thomas said the decision was a ‘poisoned chalice’ between two fundamentally different propositions – with Axminster having a town centre that is struggling and Cranbrook not yet having one.

But the cabinet voted by six votes to two to put forward a bid for Axminster, although Cllr Thomas said that as East Devon is the top ranking Local Authority in Devon in the vibrant economy index, he ‘wasn’t holding his breath that any bid would be a success’.

Axminster town centre - Google

Deputy chief executive Richard Cohen said that the council can only put forward one bid and that both Cranbrook and Axminster make a compelling case.

He said: “Axminster is a long established town centre in a place designated by the council as a Regeneration Town. The town has and continues to be the focus of significant housing growth which is both a challenge and an opportunity for the future of the town centre. There is long term dereliction and underuse of the Webster’s garage site at the heart of the town centre and significant opportunity to strengthen and diversify the town centre through the development of this site.”

On Cranbrook, he said: “Cranbrook represents a different kind of opportunity to the FHS fund in so far as it is not an established town centre and therefore FHS funding would be sought to enable the creation of a new kind of town centre that is both future proofed and could be a template for the development of town centres in new communities in delivery or planned elsewhere.

“New towns are not precluded from bidding although initially guidance was that they were not initially considering the opportunity presented by new communities such as Cranbrook. A bid for Cranbrook could be an eye-catching challenge to government.”

Cllr Andrew Moulding put forward the case for Axminster, saying the town needed it, particularly given the news that broke this week that Trinity House, the town’s department store, will close in September.

He said: “Axminster is scheduled to grow with 850 new homes and 2,600 new residents a 26 per cent increase. The town has suffered for many years but the Webster’s garage site at the heart of the town is the key for regeneration. The Trinity House closure makes bidding for the Future High Street Fund imperative for Axminster. The vacant site at Webster’s garage could be the key to unlocking regeneration for Axminster and I think we need this more than Cranbrook.”

But Cllr Kevin Blakey, chairman of Cranbrook town council, said that the current town centre in Cranbrook was just green space and undeveloped except for a pub.

READ MORE
The major plans that will change Cranbrook forever

He said: “Surely Axminster cannot be in as much need as Cranbrook? They are looking for a dysfunctional town centres and a clear vision of what a modern town centres needs to look like, so Cranbrook can be the vanguard of how to thrive alongside e-commerce. Cranbrook can be a blueprint for a vibrant town centre. It may be the risky option but an option to demonstrate forward thinking and must be a risk worth taking.”

Cllr Eleanor Rylance added: “Where better for a future high street than for a future town, as how can we be building a town without facilities? Where better to trial a future high street than an evolving town?”

Location of Cranbrook town centre

Mark Williams, the council’s chief executive, said that only one bid could be submitted. He said: “My heart says Cranbrook, but knowing about negotiations with Government, my head says Axminster.”

Cllr Iain Chubb, who lives in Axminster, said he would have to promote the town where he resides. But he added: “Axminster could attract people from Dorset and Somerset and the money spent and knowledge gained in Axminster could be used through the rest of East Devon.

Cllr Marcus Hartnell said that the spirit of the fund is to support an existing and established high street. He added: “Axminster does stand out as having all the right ingredients to put together a bid and I think that to go with the spirit of the fund, we have to back an established town centre, and for me, it is Axminster.”

But Cllr Tom Wright said that the whole point of Cranbrook was for it not be a dormitory of Exeter. He said: “With all the development around Axminster and 2,600 new residents, it will almost provide the footfall to make the town almost by default a viable town centre. Even the town centre in Cranbrook should be down to the developers, if we don’t get something to kick-start it, will become a dormitory and we don’t want that.”

And Cllr Jill Elson added: “Cranbrook has no town centre so if you are short of money, it is very difficult to get a bus or a train fare. I would support Cranbrook going forward as it is deliverable.”

Leader of the council, Cllr Thomas, said it was a wonderful poisoned chalice as they are two fundamentally different propositions.

He said: “I think we have look at the government guidelines as we are more likely to win if we follow them. They are looking for one proposition, not two, so as much as I would like to say go forward with both, but that would result in a risk of both being disqualified.

“The Vibrant Economy Index says that we are the top ranking local authority in Devon, so as the funds are designed to tackle suffering economies, I am not holding my breath we’ll get anything. The problem for me is Cranbrook doesn’t fulfil the criteria sadly, so I think that we have to go with Axminster.”

The cabinet voted by six votes to two to put forward a bid for Axminster to the Future High Streets Fund.

Officers will now work to submit an Expression of Interest bid to the Government by the March 22 deadline.

Councillors choose Axminster over Cranbrook as town for Future High Street Fund bid - Devon Live

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Happy news coming out of Cranbrook... churnalism and the partnership between developers and politicians...

Questions have been raised about the viability of the 'eco-new town' of Cranbrook:
Futures Forum: Cranbrook: What's the difference between a housing estate and an eco newtown?

It now seems that shops are indeed moving in:
Charity shop for Cranbrook? | East Devon Alliance

Although to what extent the 'Cranbrook Herald' is simply an organ of happy news is not clear:
Works begins on Cranbrook’s first shops - News - Cranbrook Herald

As with so much of the 'press', it is difficult to find 'objective' - ie: critical - news and comment, as it's reckoned that 80% of any pieces published are directly copied and pasted from press releases:
Churnalism - Wikipedia, the free encyclopedia
“Churnalism” tracker catches journalists copying press releases, Wikipedia | Ars Technica

Cranbrook set to double in size under new proposals

By Exeter Express and Echo | Posted: October 15, 2014

CRANBROOK could double in size under ambitious proposals to expand the town.

The New Community Partners consortium of developers, comprising Hallam Land, Persimmon Homes, and Taylor Wimpey Homes, have announced their proposals to expand the town from the currently agreed 3,500 homes to 7,000 to 8,000.

In addition to the homes, the developers are also proposing additional services and amenities that a development with a population of around 20,000 people “warrants and deserves”.

Ideas include a health and wellbeing centre, a library, shops, offices, and a leisure centre with a swimming pool, sports pitches, a pub, restaurants, and more affordable housing.

Prior to drawing up a planning application, the consortium has launched a public consultation to gauge local opinion on its proposals for the future of the town.

An exhibition was due to go on display at St Martin’s Primary School yesterday, and at the Younghayes Centre today from noon to 6pm.

Mike Owen, consortium project manager, said: “The journey to date has already been dramatic; it was mid-2011 that the first access works commenced, and in July 2012 that the first home was occupied. Now there are more than 800 homes occupied, a community centre in full use, the first primary school heading towards full capacity, works underway to deliver a new station at Cranbrook early in 2015, and the opening of a second primary school and a secondary school next September. The new town even has its own vicar. It is already truly a new and vibrant community. So, we are setting out our proposals for an even more exciting future for Cranbrook. We are genuinely excited to work towards the delivery of all the things you would expect to find in a new town.”

In December the partnership team responsible for co-ordinating the projects that make up the Exeter and East Devon Growth Point became the first tenants of the Younghayes Centre, Cranbrook’s community hub.

The Exeter and East Devon Growth Point is a partnership between the four local authorities of Exeter City, East Devon District, Teignbridge District and Devon County Councils and a wide range of other public and private sector partners.

The community hub formed part of the town’s first phase during which 1,100 homes will be delivered and the primary school opened.

The second phase, with 2,400 homes, making a total of 3,500, is when the town centre including shops, will take shape.

The Clyst Honiton bypass also opened during 2013.

Cranbrook set to double in size under new proposals | Exeter Express and Echo

Indeed, the press and official organs regularly report on if not endorse the 'comments' from the Consortium Project Manager:
Heavy Rain not a problem for Cranbrook: Latest News - Exeter and East Devon Growth Point

... as well as 'comments' from representatives of the construction companies:
Homes snapped up as Cranbrook opens | Exeter Express and Echo
Buyers are showing interest in moving to Devon's new town | Exeter Express and Echo
Thousands flock to Cranbrook showrooms - Exeter and East Devon Growth Point Website

... which seem to echo the 'comments' from the builders themselves:
House hunters flock to Cranbrook | Taylor Wimpey

Central government has also been keen to talk up its 'investment' - and, again, the official press release and the private company press release seem to be pretty much in tandem:
Housing Minister announces £20m investment in Devon's new community | Homes and Communities Agency (HCA)
Housing Minister announces 20 million investment during visit to Cranbrook New Community to accelerate building | Taylor Wimpey

And who should take the credit for these new homes?
Government funding to unlock delivery of 12,000 new homes - Announcements - GOV.UK
Cranbrook - Case studies - GOV.UK

Meanwhile in East Devon, the District Council makes much of the 'partnership' between state and private interests, as in its Annual Report from 2013:

Another example is taking shape right in front of our eyes

in the form of Cranbrook, our award-winning, exciting new

carbon-friendly and people-friendly community at the western

end of the district. Cranbrook is a prime example of successful

working with the private sector.

Importantly  all  the  financial  doom  and  gloom  hasn’t 

stopped  us  getting  on  with  the  day  job  and  nor  has  it  stopped

us  planning  ambitiously  for the  future.  As you’ll  see  in  this

report,  the  services  you  care  about  such  as  waste  collection,

street  cleaning  and  providing  top  quality  parks  and  open 

spaces,  have  continued  to  perform  well  in  2012/13.  At  the

same  time  we’ve  made  a  lot  of  progress  on  our  draft  Local

Plan,  the  district’s  blueprint  for  the  next  15  years,  while 

also  moving  forwards  with  major  projects  such  as  the  new

community  of  Cranbrook.

Over  the  past  year  we’ve  seen  a  fascinating  mix  of  real  life

results  and  ideas  for  the  future.  The  flagship  development  of

Cranbrook  is  now  providing  an  ongoing  source  of  eco-friendly

homes,  excellent  employment  opportunities  and  a  good  quality

of  life , showing  what  happens  when  ‘vision’  becomes  reality.

Annual report East Devon – an outstanding place 2013/14

In which case, blogs might be better than the mainstream media and official organs for a more critical take on what is happening...

MORE ON “CONSULTATION” – THIS TIME IN THE EXTENSION TO THE EXTENSION OF CRANBROOK

October 17, 2014

The developer exhibition for the extension to the extension of Cranbrook took place at the Younghayes community centre in Cranbrook on Thursday 16 October from mid-day to 6 pm.

There was very little advance notice of the exhibition (most people heard about it only the day before on the local news) and those hours would have excluded many working people from seeing it and asking searching questions about the “suggestions” the developers have put forward about the infrastructure that MIGHT support the extra dwellings.

Surely this cannot be the only “public consultation” on these plans?

Oh, and do these new houses count towards the Local Plan unlike earlier ones? And what will be the difference between affordable housing promised and delivered?

More on “consultation” – this time in the extension to the extension of Cranbrook | East Devon Alliance

The East Devon Alliance blog has been asking questions for some time about the new town - including questioning the up-beat presentation of a recent poll of residents:
Cranbrook: residents speak – and it isn’t all sweetness and light (or even “vibrant”) | East Devon Alliance

Besides these web-based sources of comment, there is of course the independent politician...

As the once-A-grade farming land and hedgerows were being grubbed up two years ago and the first housing was being sold, the independent Cllr Claire Wright expressed a rather different view to the official one:
An honest look at Cranbrook and ‘growth point’ - Claire Wright

There is the embarrassing possible connection between the London borough of Newham and Cranbrook:

Comments on "Newham Council accused of 'social cleansing'" - Claire WrightNewham protestors agree to leave occupied flats | News | Inside Housing
Newham council drops plans to evict housing campaigners in 24 hours | UK news | The Guardian

However, most embarrassing should be the connection between 'developers' and 'politicians'...

Firstly, there is the obvious case of former Cllr Graham Brown which is or is not under police investigation: 
'If I turn a green field into an estate then I’m not doing it for peanuts' - Telegraph
Pressure heaped on East Devon District Council to discuss controversial Graham Brown in public | Exeter Express and Echo

But more insidious are the unspoken and unrecorded links between developers and the dominant local party - and again these questions have only been raised by independent Cllr Claire Wright - and not the District Council's own Scrutiny Cttee:

How much cash have developers given the East Devon Tories?

Monday, 09 April 2012 8 Comments by Claire

I have lodged a written question for the East Devon District Council Full Meeting on Wednesday (11 April) querying how much funding has been donated to the local Conservative Party, by developers.

The question was prompted by the inquiry into the Prime Minister’s ‘cash for policies’ scandal and revelations that big developers have ploughed millions into Tory party coffers at a national level, prior to the planning laws being weakened last month.

My question is as follows:

“Given that the Prime Minister has said he will have an inquiry into “cash for policies” will the Leader of the Council, Chairman of the Development Management Committee and Chairman of the East Devon Local Plan Panel be disclosing which developers they have met and whether these developers have made donations to the local, regional or national Conservative party and, if so, how much”.

The format of full council meetings means that I will receive a written answer on Wednesday evening at the start of the meeting and am then entitled to ask a supplementary question.

How much cash have developers given the East Devon Tories? - Claire Wright

Leader of council is evasive over party donations - Claire Wright.
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