Picnic time approaching… plus Consultation, District Plan Green Gap status and Signage update

This Blog has been “rested” for a while, buts its time to rejoin! There are three reasons for this. First, after several months of unexplained delay, the Consultation Report on the Conceptual Master Plan, covering the consultation of summer 2016, was finally published a few weeks ago. So, there’s some news to report on that. And also further news concerning  the proposed “Green Gap” status (updating the details in the last Blog.)

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Second, regular users of the fields may have noticed the change in wording on the signage which demarcates this land, words that are also reproduced on the signs used at other points on the edge of the campus. What little is known about this is worth sharing.  Third, it is that time of year again when our thoughts turn to picnics, including on these fields, to take advantage of the sunshine and good weather in this extraordinarily beautiful, currently unspoilt shared green space. As evidence presented in various contexts by many local people and groups over the past few years has shown –  in responding to planning applications, earlier consultations, and when compiling the vast body of material needed to make the case for village green status –  this is a customary form of leisure and recreation here which goes back for decades. It reflects deep community attachment and commitment to this unspoilt green space. Indeed, given the  historical record of using this place as a spot to view, linger and appreciate the Cathedral and cityscape – a practice  long pre-dating the University’s founding –  we can speak of this as a truly time honoured  tradition (see the “History Matters” CFPS Blog).

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So, once again I am delighted to confirm the annual collaborative picnic which symbolises this precious legacy, organised jointly with Greenpeace Canterbuy and the Abbot’s Mill Project, and supported by the Save Chaucer Fields group (see Blog Roll on the right of this text for further details). More information on what happens at the picnics come at the end of the Blog! You could skip straight to that, if you would rather find out about the latest news at the picnic itself. But please do consider reading the detailed updates on the Conceptual Master Plan Consultation, Green Gap status, and signage change issues, presented in what follows first, if you have a little time. As ever, images are interspersed to make it more digestible. This time, they are photographs taken on a short walk yesterday.

Campus Conceptual Master Plan Consultation Report

This report, published by the University’s Corporate Communications Directorate, can  be found here. It is not a particularly attractive read, but it seems reasonable for the University to claim that the process of developing the Master Plan and undertaking a consultation has been “welcomed”. This is  formally true, and reflects civility on the part of those consulted. On the other hand, of course, it could be pointed out that the University is not really positioned to claim any credit for this: it has been expressly specified as a requirement  by Canterbury City Council (CCC) –  the relevant local planning authority –  and it is hard to see on what grounds it could be resisted by the University authorities.  And especially because developments on campus in recent years have been haphazard and at times even appeared chaotic and shambolic, there has  been a steady build up of public pressure to take this obvious step –  and to take it transparently.   Ad hoc and piecemeal ‘business as usual’ is simply no longer acceptable.

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What do we learn? The report demonstrates a mixture of  reactions from consultees, and publishes the full set of responses in its voluminous appendices. This transparency is certainly a point in its favour. So, for example, there are 16 pages covering responses from “local groups” (Appendix 5A, pp. 61 – 76).  We can see the opposition to building south of University Road on the Southern Slopes clearly stated by local residents’ associations, one of which even supplied evocative photographs of the fields. But these are not the only relevant concerns from organisations. We also see explicit recognition from the influential Canterbury Society (see Blogroll) that this sentiment is much more widely shared: ‘people in the City feel like the Chaucer Fields should be kept undeveloped and not built upon’. At the same time, two highly respected local charities, orientating themselves towards the overall style and process of the consultation, highlight major concerns. The Kent Wildlife Trust and Council for the Protection of Rural England both use robust language in respectively challenging the University authorities on their failure to attend to the biodiversity dimension in developing the Conceptual Masterplan;  and highlighting apparent incompetence, mistakes and oversights in the way the University undertook the consultation process.

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Appendix 5B then  reports written feedback from individual people – over 81 pages (pp 77 – 158). Once again, it is striking to see how many such consultees have felt moved to write expressing their strong and implacable opposition to the potential loss of the Chaucer Fields/the Southern Slopes green gap. Large numbers of respondents point out that if the building of a “Parklands” conferencing hotel and other units were  to proceed there, as posited in the Conceptual Master Plan,  unspoilt shared green space, with extraordinary heritage, social, aesthetic and environment value, would be lost forever to both the local and university communities.

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These sentiments are perhaps predictable, reacting as to they do conferencing hotel proposals which have essentially been carried over from earlier in the decade,  cosmetically reframed now within a Conceptual Master Plan with comforting imagery, the soft focus, fuzzy language of  “enhanced landscape” and narratives deploying the vocabulary of “green assets”. So is this consultation document just telling us what we already know, that there is little or no support for the ‘development’ of the fields from either the university or local communities? In a sense, yes. But it can also be read positively by those who value the fields as generating  new evidence in support of the durability of this sentiment, sorely tested by already being expressed on multiple occasions for several years. In other words, it reaffirms and underlines the enduring strength of these values, and the level of attachment and commitment to this landscape and place amongst local and university people. It is remarkable that many people still had the energy to raise this issue for the umpteenth time, having repeatedly done so already, year after year, on a massive scale in relation to earlier versions of ‘development’ proposals. This is a tribute to the resilience of the local and university communities in the face of consultation fatigue. 

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Indeed, the resistance to Southern Slopes/Chaucer Fields despoilment emerges as  amongst the most vehemently expressed views in the entire document, as acknowledged in the main body of the document (Table 5, pp. 20 -21, Main Report): The other major issue emerging here is confirmation of the extent of opposition to ‘developing’ agricultural land purchased by the University to the North of the core campus, proximate to Blean and the Crab & Winkle Way (“Northern Land Holdings”) by situating car parks, sports facilities/buildings and a range of permanent strutures and units  (again, often using soft language – this time, ‘hubs’ – to downplay the extent to which land use would no longer be essentially agricultural in character, and involve significant and irreversible development)

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It is also worth emphasising another finding revealed by this process not in writing, but in relation to the face to face feedback witnessed at the various  events convened as part of the process. Table 2 (pp. 12 – 14, Main Report) lists a number of ‘presentations’ and ‘exhibitions’ conducted. Most of these events were not well attended, perhaps relating to a lack of effective communication about them (see the remarks above, as per the Council for the Protection of Rural England’s response).  However, at the  events that were best attended – for University Staff on campus, and in Blean village hall –  audiences once again reasserted their resistance and opposition, and sometimes with real anger.  The narratives adopted by the University authority representatives and architectural consultants were greeted with marked incredulity by many attendees at these events.  Why?  There were probably three main reasons for this reaction.

  • the narratives demonstrated a lack of basic familiarity with,  and understanding of, the character and topography of the relevant local landscapes
  • they showed a lack of awareness of the sheer strength and evidence base for pro-unspoilt space community sentiment, and
  • the narratives also suggested that the  ‘landscape enhancements’  in question (in practice, of course, nothing but development –  since we are referring to hotel buildings, other built units, car parks, facilities of various forms  etc) were something audiences didn’t need to be so concerned about, because they weren’t envisaged to take place in the immediate timeframe of the existing Estates Plan (the University Council, in signing off the Estates Plan 2015-2025, has nowhere  endorsed, or indicated funding for, the proposed hotel or other developments).

 

This third feature of the narrative  was experienced as patronising , because it appears to assume that, while the University authorities ‘think ahead’, the university and local communities are characterised by either transience or short sightedness, an unwillingness or inability to think more than 8 years ahead (a lack of concern for developments after 2025).   This disregard for forward thinking public concern is not only directly at odds with the notion that there should be a long term District Plan at all (in lie with national policy expectations,the timeframe for the ’emerging’ CCC District Plan runs to 2031, 6 years after the current Estates Plan expires). In relation to chaucer fields/the southern slopes, the revealed assumption of myopia or transience is also out of line with one of the  core findings of the village green enquiry –  that meaningful local residential communities, with durable, collective shared practices, commitments and beliefs – and therefore, capable of taking the long view –  do exist in relation to this place.

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The next steps in the process are referred to in the documentation. It is suggested the University will work ‘collaboratively’ with CCC over a period of several months to move towards the substantive Master Plan. In relation to Chaucer Fields, we know that CCC already responded to the overwhelming nature of local (and university) community sentiment in favour of protecting the fields with the “Green Gap status” proposal. Even if this particular protection cannot be included in the new District Plan for technical reasons, we can and should expect CCC to take a strong and clear position on this issue in these upcoming discussions: the key point is that the principle of protection and respect for this space has been publicly affirmed and agreed by CCC, even if “Green gap status” proposal fell on a technicality. This is a point the following section will now consider.

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“Green Gap status” not permitted as District Plan moves towards adoption

In the last Blog, it was reported that the proposal supported by CCC, that Chaucer Fields/the Southern Slopes be given “green gap” status in the District Plan, was, in response to claims-making by the University authorities’ hired legal consultants,  being challenged by the Planning Inspectorate on technical-procedural grounds (not substantive grounds, as reported in the local press). As expected, further to this initial response, this proposed “green gap” provision has now been removed, as part of the latest step in moving towards District Plan adoption. This is a technocratic “modification” needed to ensure the Plan will be ‘sound and legally compliant’.  Full details can be found here at CCC’s official update on the Plan.

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On the face of it, this seems like a setback for those who wish to see the unspoilt fields protected and respected. However, it is important to stress two considerations to make clear that it also has advantages. First, the very process of CCC even considering this status, and then taking the enormous step of proposing it be built into the District Plan, shows that the political will is there at local Council level to commit to the unspoilt fields. Even if ultimately overturned on a technicality, this does not reverse the fact that CCC have boldy come forward and defended the values of the community on this issue, or alter the motivation that lay behind this proposed protection. Second, in order to deflect the “need” for this protection, the University legal advisers who argued for its removal had to build their case, in part, on the claim that existing protections as expressed in CCC documents (including internal papers and documents relating to CCC meetings) were already shown to be so extensive in relation to this landscape that additional policies, such as the “green gap”, were not “needed.”  The University is thus potentially “locked in” to recognition of the value of the unspoilt landscape by its own legal consultants’ position taking in relation to this issue in the future. It has itself been forced to chart and acknowledge in its submissions to the Planning Inspectorate the high salience and significance of existing protections, already in place, and additional to any “green gap” status. It would be incoherent, inconsistent, and create an impression of disregard for due process to claim at a future date that such existing protections can be readily dispensed with.

Signage update

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Observant users of the fields may have noticed early last month that the form of words used on the demarcation signs has now changed: the image above shows the new language, where the one below shows the older formulation.

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This can be read in a number of ways. Is it a strengthening of the role of the relevant elected public authorities (in this case, Kent County Council) over the University, insisting on greater clarity on the publics’ right to use ‘rights of way’ crossing the land in our county? On the other hand, it could be seen as clearing the ground  in the longer term for a situation in which access here and in other places where the University owns land will be more strictly circumscribed, driving a strict wedge between allowable and forbidden use.  A world of narrow pathways and functional ‘desire lines’ to and from workplaces in the context of a looming hotel complex,  a range of other buildings and facilities, and car parks, all  erected on a previously unspoilt landscape where roaming had previously been the norm. In other words, this is a scenario in which the free sharing of  land around the University, for recreation and leisure by the university and local communities, is over time constrained and then ultimately brought to a halt in the name of ‘development’ (or, ‘enhanced landscape’).

The University authorities have indicated they have taken this initiative as a result of ‘legal advice’, but it is not in the public domain what form that advice took, or the nature of the agenda in asking for it. The most benign and optimistic explanation, more in line with the first reading, is that it is a response to the fact the cyclists, walkers and others, particularly those trying to ‘find their way’ onto the Crab & Winkle route, had often found the older signage confusing, and this is a way to rectify this. However, only time will tell whether a more controlling intention to restrict non-public right-based of way activities into the future is  part of the thinking too.

 

Upcoming Picnic – Sunday 16th July midday onwards   

And so to the picnic – this will be the sixth collaborative one since the CFPS was formed in 2011.  The event is always great fun, with every one is slightly different from its predecessors. However, certain key features always endure – sharing food and drink in a truly beautiful setting, appreciating both the nature surroundings and the proximate cityscape; play for families, ranging from impromptu tree climbing, hide and seek to more organised activities, such as football, kite flying, rounders and dodgeball; conversation and socialising, finding out about people, places and gossip, crossing the boundaries between the local and university communities; and last but not least, music, ranging from a small stage with amplification for those inclined, to more casual jamming and swopping of tunes and musical ideas.

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This year, we are delighted to highlight two special features of the event, each linking back to the support base for the fields as it has been nurtured and grown over the years. First, Richard Navarro will be playing once more! A regular at earlier picnics, and someone who did a lot to raise awareness of the cause with his Joni Mitchell inspired Concrete Lung , touring and other commitments meant Richard was missed at recent gatherings. However, he will join us this time, fresh from a recent highly successful tour of Ireland.

Second, we will take the chance of the gathering to convene a group to informally talk about ways forward in protecting, respecting and enhancing the local landscape (the demarcated campus, and any adjacent/other land now acquired by the University). This will be in the light of what we have now learned about the University authorities’ agenda and intentions thus far (through the Master Plan process). This will be led by Dr William Rowlandson, green representative at the University of Kent for the University and Colleges Union. (See William’s response to the Conceptual Master Plan consultation here.) UCU has already been an important actor in confirming University staff’s commitment to protecting the fields (facilitating the motion leading to a strong vote in favour of protecting the fields as undeveloped green space shared with the local community in 2012), and there is potential for it in the context of this new initiative to take an wider role regarding the local environmental agenda too.

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We look forward to welcoming you to the picnic on sunday – 12.00 midday onwards! (Facebook users, see the event information from the Abbot’s Mill Project here).

All good wishes

Chaucer Fielder

Chaucer Fields Picnic Society

 

 

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50th Blog: SCF report on VGA decision

Introduction

Welcome to this “Guest Blog”, the 50th  CFPS Society Blog since we started 5 years ago. It is written by David Smith, the spokesperson for the Save Chaucer Fields group, and reports on the outcome of the application to Kent County Council to have the fields recognised as a village green. It’s not the news we would have ideally liked: the application has not been accepted, so the  ultimate goal of inviolable and perpetually legally protected status for the fields has not yet been achieved.

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However, as David’s blog makes clear, engagement with this process has  been of great value for the cause. First, it has generated a powerful and incontestable body of officially validated evidence that the fields were, during a 20 year period, of enormous value as a space for recreational use; and that this use was demonstrably associated with an identifiable local community. This  reality is now unambigously a matter of public record, and can no longer be dismissed, deflected or denied.  Second, the Village Green Application has acted as a symbolic and substantive rallying point for community action, and has been crucial in sustaining the overall momentum of the overall campaign. This has continued to go from strength to strength, broadening and deepening in its appeal over time.

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SCF and CFPS look forward to continuing to work together, for as a long as it takes to settle on a status proportionate to the value, beauty and historic significance of this remarkable place. As usual, the text is interspersed with some recent late winter/early spring photographs.  

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After five years of campaigning, we at last have a decision on our application to register Chaucer Fields as a Village Green.  On Friday 18th March, Kent County Council’s Regulation Committee Member Panel considered the report from its Officer, which was based on the findings of the Inspector who conducted the Public Inquiry held last year.

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The Inquiry had been set up because the University had objected to our application on three grounds:

  • The University claimed that insufficient numbers of local inhabitants had indulged in lawful sports and pastimes on the land in the period 1991 to 2011.

At the Public Inquiry this was shown to be incorrect.  The Inspector concluded that there was evidence of a wide range of lawful sports and pastimes throughout the twenty year period, and that recreational use was of the whole of the application land and not just limited to parts of it.  The University’s legal team accepted this at the Inquiry.

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  • The University claimed that we had failed to provide evidence that the land had been used by a significant number of residents of a particular locality or neighbourhood.

Again the Inspector found in our favour.  Whilst disallowing some of the neighbourhoods claimed, she took the view that a significant number of residents of St. Dunstan’s Parish, and of the Harkness Drive area, had used the fields throughout the twenty year period.  These did therefore qualify as a locality and a neighbourhood for Village Green registration.

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  • The University claimed that use of the land was with their permission, because they had installed permissive notices at various locations on the application site, and therefore use by the public was not “as of right”.

After exhaustive examination of the evidence provided by the University and the Applicants, the Inspector concluded that the University did do enough by erecting signs, and that the signs were in position for long enough, to communicate to the public that use of the land was by revocable licence and therefore not “as of right” in the technical legal sense.

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Sadly, therefore, on this legal test the application has failed.  We have given it our best shot, and we have proved our case on two of the points, but not on the third.  This is obviously a big disappointment, but there a number of positives which we can take from the result.  The Village Green application was just one of the routes by which we have been working to preserve the fields for future generations, and we have made real progress towards that goal.

SO, WHAT NOW?

Firstly, a very sincere thanks to the many hundreds of people who have supported the campaign.  Without your help we couldn’t have got this far and had Chaucer Fields confirmed as being a highly valued open space for people to enjoy.

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Next, we hope that the University authorities have listened, and now accept that the Southern Slopes of their campus are a very valuable asset, not only for the local community but also for themselves, their students and staff – as a green open space, not a piece of real estate to be built upon.  Canterbury City Council has certainly recognised the value of the Southern Slopes as a buffer between “Town and Gown”. Their proposal, in the Local Plan, to designate the whole of the Southern Slopes as a “Green Gap”, would greatly assist in preventing development on the fields.  The proposal has still to be tested when the Inspector continues with his examination of the Local Plan, but we hope that the “Green Gap” designation will be confirmed. The Save Chaucer Fields Campaign group remain resolute in our determination to preserve the fields for the enjoyment of all, and for future generations. Please follow our Facebook page where we will post any new information.

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