Tern Inn appeal withdrawn - but what next?

Focus Team members Tony Davis, Louise Harris
and Paul Hulbert at the Tern Inn

Great news - the developers have withdrawn their appeal, so their plan to demolish the Tern Inn pub and build flats right across the car park is now dead in the water.

But does this mean that we've won? Not necessarily. It just means that the developers reckon that they have no chance of getting their CURRENT plan approved.

They might submit a slightly revised planning application, so that the whole process has to start again. They might "land bank" the site for a few years and see what the economic situation is like then. Or they might even be willing to sell the site to the community or a brewery.

So we need to wait and watch to see what the developers do next. Whatever happens, the Focus Team will continue to support all the hard work being put in by the Birds Resident Group and Dodington Parish Council on behalf of our community.

If you're on Facebook you can follow the Birds Resident Group here.

Tern Inn - date set for Planning Inquiry - UPDATED

Many thanks to everyone who helped with the Heron Way traffic count (and kept us topped up with tea and coffee!)

This information is being analysed at the moment and will be passed on to the Government's Planning Inspector who is considering the plan to replace the pub and the car park with flats, with all the traffic chaos that will bring.

The Planning Enquiry will have a public hearing - it won't just be done on documents.

UPDATE: The hearing has been delayed, and we expect the hearing to be held at a local venue around 20th November. As a result the date for comments has been extended to the 31st July 2018.

You can submit any other (factual) comments of your own between now and Tuesday 31 July 2018 at the Planning Inspectorate website - please note that this will be offline between 9pm and midnight on Wed 13 June.

You can follow the Save The Tern Inn Facebook page here

Tern Inn - please help with traffic count

Dodington Parish Council, in partnership with the Birds Resident Group, is organising a traffic count on Heron Way to help the case opposing flats being built on the Tern Inn and car park site. This would be presented as evidence for the planning enquiry that will be held in the next few months.

The count will take place over the week commencing next Monday, 4th June (Yes, we know that next week includes an Inset Day and the School Sports Day etc - this will give us a week with varying activities so that we have a realistic picture of traffic patterns on the road)

Community volunteers are needed to help with the traffic count. If you follow the Birds Resident Group on Facebook you can contact them there, or you can email Dodington Parish Council on dodingtonpc@southglos.gov.uk

The survey will just count the number and types of vehicle (car, bus etc) - it won't be checking traffic speeds, and traffic won't be held up at all. Please just use the road as you normally would.

Update: Because we already have some data from South Glos, we just need to do a count on one day at peak times. The count will be this Wednesday (6 June) but you may see photos being taken at other times during the week.

Tern Inn redevelopment - appeal submitted

The owner of the Tern Inn and car park in Heron Way has submitted an appeal against being refused planning permission to rebuild the pub and car park as flats.

Some outline documents are on the South Glos Planning Website but the Planning Inspectorate will not consider the appeal until the developer has provided some missing documents. It's not yet visible on the Planning Inspectorate's own "Appeals Portal" but when it does, it will be under Case ID 3190390.

For the back story of this proposal, which has been strongly opposed by local residents and Dodington Parish Council, please check out our previous Tern Inn stories.

Tern Inn - Birds Resident Group meeting 16th October

There will be a public meeting of the Birds Resident Group on 16th October.

The local community have been campaigning tirelessly for a year now to try to stop unwanted development of the Tern Inn and car park site. A planning application for this site requesting 26 new flats was turned down by South Gloucestershire Council earlier this year.

Although the pub closed in June of this year due to the developer not offering a lease renewal, this is not the end of the matter and residents and councillors have continued to work behind the scenes. This meeting is a chance to find out more about the current position in respect of the planning application/appeal, and how matters may progress in the coming months.

This is a vital opportunity to ask any questions you may have, and to make sure that the campaign is aware of the community’s wishes.

The public meeting will be held at 8pm on Monday 16th October at Dodington Parish Hall (Finch Road). This meeting is being held jointly by the Birds Resident Group and Dodington Parish Council.

Everyone is welcome and we look forward to seeing you there.

Tern Inn planning application refused

The planning application to demolish the Tern Inn and build flats on the site and the adjacent car park has just been REFUSED. This very popular local pub and live music venue and the car park were recently classed as "Assets of Community Value" (ACVs). The pub was forced to close on 11 June because the owner refused to renew the lease, and the property has since been boarded up.

The key reasons for refusal were:

• Taking away the pub and the car park would have a very negative impact on the Heron Way Local Centre
• The proposal would remove the pub, listed as an ACV, without an alternative within 800 metres, which is against South Glos planning policy
• It would also mean the loss of the Local Centre Car Park, also an ACV, without any alternative
• The scheme would not have enough parking and delivery space, and it would push vehicles out onto the main road. The overall effect has been classed as "severe" and "detrimental to the travelling public"

The full decision notice can be seen here

So what might happen now? There are three possibilities:

• The landowner could appeal against the decision - this is the most likely. In that case the Government will appoint an independent inspector who would hold a hearing locally.
• The owner might submit a different scheme, and the planning process would start all over again
• The owner might concede defeat and consider negotiating with other interested parties

This is one small step towards getting the pub and the car park back, but nothing is guaranteed. Local people and Dodington Parish Council, who have supported the campaign all the way, will need to keep up the community pressure.

You can find the Birds Resident Group on Facebook.

Tern Inn - flats recommended for refusal

The Planning Officer has now compiled his very detailed report on the proposed flats development on the site of the Tern Inn and car park at Heron Way. In summary, the report recommends refusal because of:

• The effect on the Heron Way shops
• The loss of the Tern Inn, which is listed as an Asset of Community Value
• The loss of the car park, which is also listed as an Asset of Community Value
• The added on-street congestion and effect on visibility 

As well as the petitions against the development, there were 309 objections to the scheme but only 3 people who wrote in to support it. There were strong objections from Dodington Parish Council, Yate Town Council, Cllr Claire Young and Luke Hall MP, plus of course the Birds Resident Group.

The report will now go to South Gloucestershire Council to decide whether to allow or refuse the planning application.

If the application is refused, the developer can appeal to a government inspector. Alternatively they might put in a different planning application for the same site.

We'll keep you posted with any news.

Update - South Glos Council refused the planning application but the owner is likely to appeal.

Tern Inn - have your say again

It's time to have your say - again - on the latest ideas for the Tern Inn and car park. The developers still want to build flats on the whole site, but now they are offering a community cafe as an alternative to the pub.

The cafe idea is sketchy, to say the least. It would not provide the community functions that the Tern Inn currently hosts. No evidence is provided that such a cafe would be viable, and there is no analysis of how the various activities currently hosted by the pub could realistically be run in a cafe setting.

We suspect that the cafe proposal is set up to fail, and if it is allowed we speculate that there would be a later proposal to turn the cafe back into residential dwellings.

We still think that the entire proposal should be rejected, and that the site should be maintained as it is currently used - the pub and the associated car park.

Over to you now - what do YOU think? Please submit your comments, even if you've already commented on the origina; plans. You can do this online here - search for Heron Way. Click on the top result - the one that says 28 flats - then click on the "Make a Comment" button. You can read what other people have said by clicking on the Documents tab.

Tern Inn car park gated off

Contractors moved in today to erect gates across the Tern Inn car park. The landowners, who have applied to build flats there, appear determined to prevent public parking, even for customers of the pub and the Heron Way shops. The businesses will have access for delivery etc, but that's all.

Dodington Parish Council contacted the schools to warn the parents, as the traffic on Heron Way is likely to get significantly worse, with consequent danger to children. They have also asked South Glos to investigate the gates as a possible planning enforcement issue.

The developers' is possibly a response to the recent successful application for listing as a Asset of Community Value.

Tern Inn now officially an "Asset of Community Value"

 The Tern Inn on Heron Way and the associated car park, the subject of a planning application to demolish the pub and build 28 flats on the site, has now been declared an "Asset of Community Value".

Dodington Parish Council and the Birds Residents Group applied for the ACV status so that if the landowner decides to sell, the community will have six months to put a bid together.

The ACV will be recorded at the Land Registry, but the landowner can appeal against the ACV decision.

Tern Inn and car park under threat from development

Around 100 local residents came to Dodington
Parish Council's meeting on 2 November
to protest against the development

A developer has put in a planning application to demolish the Tern Inn at Heron Way and build 28 flats on the site, including the car park which is heavily used by parents at Raysfield School and customers of the Heron Way shops.

Local residents have organised a petition against the proposal and will be meeting at 7pm next Wednesday (9 November) to discuss their next steps. They have also set up a Save the Tern Inn Facebook Page. There is also a Facebook group "The Birds Residents Group" that you have to request to join.

Dodington Parish Council is researching the proposal and the background and looking at how best to represent residents' views, but it is South Glos Council that will approve or refuse the plans.

If you have views on the development, please please make comments on the South Glos Council planning application page. You can read the proposal and see other people's comments here (the plans are towards the bottom of the list) and then press the Make a Comment button on the same page to make your own views know. You have until 15 November to do this (NOT 18 Nov as we said earlier), but we suggest that you do it soon in case you forget! If you think of something extra later, you can always make another comment before the 15th.

Different people will have different priorities - maybe you're a local resident, a user of the pub, a school parent or staff member, a customer of the shops, or several of these. Here are a few things you might like to consider. Please feel free to use these ideas, but it's best if you put your views in your own words rather than copying and pasting - South Glos councillors and officers will take more notice of them.

TRAFFIC AND PARKING

• The private car park has for many years been used by parents at school drop-off and pick-up times to avoid parking on the very congested Heron Way.
• This development would displace many more cars onto Heron Way, which is already curved and narrow.
• The result would be increased dangers on this popular Route To School.
• The planning application should not be determined solely on the extra parking required by the proposed flats, but should take into account the traffic and parking displaced by the proposal.
• A detailed traffic survey needs to be undertaken at 0830-0930 and 1500-1545 on school days (these extended periods cover the Pre-School as well as the Primary School)The parking shown allocates 8 visitor spaces for the new flats, but no spaces for the existing shop units and maisonettes
• (edited 04/11/2016) The parking shown allocates 8 visitor spaces for the new flats, but no spaces at all for the existing shop units and maisonettes.
• (added 04/11/2016) The Design and Access Statement says “if at all possible, the Local Authority suggested a potential planning benefit to serve the existing shops and assist with community concerns to demonstrate 6 parking spaces allocated for community use” – Does this mean they would want to put another road access onto the space in front of the shops, which they also own? 

DESIGN

• The high density and low parking provision is very reminiscent of the nearby Normandy Drive development that has caused so many problems with vehicular access.
• When Normandy Drive was constructed it was based on ill-founded Government parking limits that have since been withdrawn. What are the current South Gloucestershire requirements?
• Even considering the meagre parking proposed for the new flats, many of their occupants will park out on Heron Way, causing traffic holdups and increased danger.

JUSTIFICATION

• The Design and Access Statement refers to the Draft DPD's Chipping Sodbury Town Centre Summary, which is not relevant. This site is not part of the Chipping Sodbury Town Centre area, as would have been obvious if the designers had consulted the map on page 17 of the document they are quoting (http://www.southglos.gov.uk//documents/3-Chipping-Sodbury-@-May-2015.pdf)
• Moreover the 1-2 bedroom homes in that Town Centre were an aspiration of Chipping Sodbury Town Council, but this site is part of Dodington Parish not Sodbury.

EFFECT ON EXISTING BUSINESSES AND DWELLINGS

• Pub: As many of the comments on the Planning Application say, this is not a “former pub” (as the developers originally claimed) but an active business and community hub, even though the site owners would like to see it run down. The community would rather see investment in the pub to make it more viable.
• Shops: The shop units have recently been considerably improved and are developing into thriving businesses. The proposals would take away the parking that they need to survive, and the rank of shops would soon deteriorate again. In addition there seems to be no provision for waste storage or collection from the shops.
• Maisonettes: Existing residents would lose their parking and again be displaced onto Heron Way.

PLANNING HISTORY

• The proposals would not only remove the main car park, they also use the service yard at the back of the shops and maisonettes.
• What were the requirements of the original planning permission for the shops and maisonettes? Do the present proposals infringe parking that was required at the time?