BERATE DISBANDS!

The withdrawl of the current planning application for a Tesco superstore at Ashton Gate has now been confirmed by the City Planning Officers.

At the meeting of campaigners earlier in the week, it was decided that if the application was withdrawn or refused BERATE would disband, to allow the residents and club time and room to engage fully on the new ideas for development at Ashton Gate.

The campaigners take little credit for the withdrawl of the application, but we have succeeded in our efforts to enpower the residents to engage fully in developments that affect their quality of life.

We strongly advise both the club and Sainsburys to make every effort at more meaningful engagement and consultation during the development of their plans for the future of Ashton Gate, and to ensure that, issues such as the fate of the Winterstoke road site, traffic management, opening hours and retail impacts are discussed from the start rather than being ignored.

We cannot guarantee that any new application will not attract opposition from residents, as we do not, and have never claimed to speak for everyone, but people will have to make up their own minds on reading the details of the application and decide if they think the impacts will be less, the same or more. For those who want to continue engaement on planning issues, the GReater Bedminster Community Partnership have set up an eforum, which can be found at:

http://forums.e-democracy.org/groups/bemmy-forum

We would like to thank everyone who has supported the campaign with time, good will and contributions.

Tesco pull out at Ashton Gate – Objection continues

Tesco has announced that it has withdrawn its participation from the scheme to build a superstore at Ashton Gate. Whilst Berate cautiously welcome this news as an indication of a possible shift away from the current proposal, the developers (BCFC) have as yet neither withdrawn their application for a superstore or commented or confirmed possible alternatives.

Given no changes to the status of the current planning application then as yet, there has been no material change in circumstances.

It appears from press reports that the current discussions include a proposal for re-locating the existing Sainsburys store on Winterstoke Road and the building of a larger store, with the existing site given over to housing.

This would necessitate a new planning application or applications with new retail, environment and traffic assessments.

Until such time as these details, and the fate of the existing Winterstoke Road site are confirmed, we are unable to comment on their suitability.

If any new application along the lines of those discussed is to be submitted, we strongly advise the club and Sainsburys to consult fully with residents and the wider community on the details before making their application.

Until the current application is withdrawn, we continue to urge residents and opponents of a new store to continue to object. We will post details of how to submit statements for the planning committee meeting on the 11th November shortly.

It’s official- Tesco pulls out from Ashton Gate plan

Full story here:-

http://bit.ly/4rnDkO

Clarifying EP story

This mornings EP headline should read:

Anti-Tesco Group will keep fighting Tesco planning application until rumours of Sainsburys deal is confirmed and existing planning application withdrawn

The EP headline this morning states “Anti-Tesco Group will keep fighting Bristol City Stadium” is inaccurate.

For the avoidance of doubt in case you are confused by the EP headline, BERATE are not fighting the NEW stadium plan. This has always and remains a seperate issue with many people supportive of the new stadium but objecting to the plan for a tesco store.

We are waiting to hear until the rumours about a Sainsburys deal with the club are confirmed and the existing planning application is withdrawn before deciding what position to take on it.

The existing application for a Tesco has not currently been withdrawn, and the planning and development committee meeting is planned for the 11th November. We do not know at this stage if the existing application will be determined there, or if it will be withdrawn.

We have asked the EP to change to a more accurate headline.

MP and Candidates respond to BERATE questions

In response to the questions put by BERATE to the Bristol South MP and other Candidates for the General Election, the following responses were received.

We would like to thank Dawn Primarolo MP (DP Labour), Mark Wright (MW Liberal Democrats), Mark Lloyd Davies (MLD Conservatives) and Charlie Bolton (CB Green) all four for taking the time to respond to allow constituents to see their views about this contentious issue

Opening words:
Mark Wright submitted the following opening statement to his response:

I reply in response to your questions in the letter below. I must point out to start with that the following opinions are entirely my personal opinions and are put in my capacity as PPC for Bristol South. They are not the opinions of the Council or the Cabinet. I would also point out for legal purposes that I have not pre-judged any Cabinet decisions that may follow on matters relating to this, and am still open to persuasion on all the key arguments. The decision on the planning application is the responsibility of the DC committee who act impartially.

Answers to numbered questions:

1. Do you support or object to the proposals for a new superstore development at Ashton Gate Stadium, and on what grounds do you reach your view?

CB: I object. It isn’t needed. It will damage local trade. It is a traffic nightmare. It will cause local pollution. It is unsustainable. It is exactly the wrong way to go in terms of producing a sustainable economy, where much more focus needs to be given to local production for local needs and promoting (not destroying) local small business.

MLD: I am supportive of the ambitions of Bristol City Football Club, but strongly object to the automatic assumption that these plans can only be fulfilled if Tesco is shoehorned in as a new superstore at Ashton Gate Stadium.

MW: I am very worried about the knock on effects of a new superstore at Ashton Gate, in particular the detrimental effect it could have on the viability of nearby retail areas of North Street. There are still different possibilities for superstores on this site, and they could have quite different knock on effects to the local area. My personal opinion is that having competing brand superstores in the area would probably be more detrimental to the wider retail market than just one brand because of the increased likelihood of aggressive pricing strategies.

DP: I would prefer to see housing on the Ashton Gate site, or a sustainable mixed development.

2. Do you accept or reject the conclusions of the independent assessment of the retail need/impact undertaken on behalf of Bristol City Council about the failure to demonstrate need and likely impacts of the development on other parts of Bedminster?

DP: I do not believe that there is a shortage of supermarkets in the area. North Street is close to Sainsbury’s at Winterstoke Road and ASDA on Bedminster Parade. In addition, Aldi is on North Street itself, along with McColls and a Tesco Express.

MW: The independent assessment of the retail need/impact looks sound to me, and I accept it.

MLD: I accept the conclusions of the report. In terms of retail need there is already a vibrant trading North Street, two superstores (ASDA and Sainsburys), an ALDI, LIDL and two Tesco Expresses in the Bedminster and Southville area. I fail to understand why the local area needs a third superstore.

CB:Yes, I accept the conclusions

3. Do you accept or reject i. The submission by the applicant that the new superstore development is a legitimate “enabling” development for the new stadium proposal and ii. That a new superstore is the only viable development that can fund a new stadium and that no other alternatives are available?

MLD: In respect to both points I am not convinced that the only option for a new stadium is the selling of Ashton Gate Stadium to Tesco. Tesco, after all, are an effective commercial operator and are unlikely to be just giving money away. With the right political will and support, I am optimistic that alternative commercial routes are open to Bristol City Football Club (BCFC). However, I advise local residents and campaigners to also come forth with other viable ideas to support BCFC.

MW: i) This is really a question for planning lawyers to argue over, and I understand that they are indeed doing that. Using an enabling development in this way would certainly be a novel move. I am hoping that more legal advice on this subject will be coming in the very near future, because it is a critical issue.
ii) It appears to me that following funding alternatives are business decisions. Without seeing inside the accounts of BCFC there is no way for me to know the underlying situation.

DP: i.) This is a matter for the Development Control Committee.
ii.) Bristol City Football Club has made the judgement that selling the land for retail space will give them most value for their land. I am sure they would accept a better offer if it were made.

CB: I have seen no detailed information on the financing of the stadium, but it is obvious to me that there are alternative stadiums and alternative financing possibilities which would mean the anser has to be that there must be other ways of doing it

4. Given an option, what type of development would you like to see at Ashton Gate, taking into account that 20% of the site is owned as a public asset by BCC?

MW: The current Local Plan allocates this site for future housing provision and mixed-use development. Because of the housing shortage I am a strong supporter of new housing wherever possible, and my preference for this site would be likewise

DP: Social housing with affordable housing available to buy.

MLD: I would need to give this a lot of thought, but affordable housing with a community hall, educational library etc., are initial thoughts. However, commercial viability for Bristol City Football Club is also very important.

CB: The more I think about it, the more I think that it is vital to preserve the amount of green space in the city. If green space is lost to the stadium development, it should be replaced elsewhere. Ashton Gate would be one such possibility. In terms of climate change, the existence of green space is going to become hugely important in order to allow cities to adapt, both in terms of cooling the city, and in terms of a place to capture rain (there will be many more extreme weather events, such as flash flooding). I happen to think the proposed stadium is in a bad place, too, mind. I am also aware, of course, of Greville Smythe Park being nearby.

In practice, we don’t get to choose what goes there, only to support or oppose a particular planning application. I’d be happy for it to remain as a football ground, and would consider other options eg housing on their merits

5. Do you think that the level and quality of the pre-application consultation as described in the Statement of Community involvement was sufficient for a development of this scale?

DP: I understand that the distribution of pre application information was patchy, which is not acceptable. Vehicle entrance from Ashton Road emerged after the pre-application consultation. I find it difficult to believe that local people clamoured for an entrance for cars on a residential road next to a park.

MW: I don’t think anyone would argue with the suggestion that the deadlines imposed by the World Cup bid has meant that many procedures have been moved through faster than normal and faster than would have been liked. I would have liked to have seen a more comprehensive pre-application consultation for the Statement of Community Involvement (SCI). But having said that, in my planning experience I don’t think I have ever seen a pre-application SCI that was as extensive as desired, and this continues to be a considerable problem for the planning industry as a whole.

MLD: I think it could have been more extensive.

CB: I actually think SCIs will be used by developers to get what information suits them. They control the process, which will therefore be partial. I probably wouldn’t place too much weight on them myself.

Final words were submitted by:

MW: I would finally say that I fully support the principle of securing a regional football/sports stadium in Bristol, and I also support the goal of winning the World Cup bid and bringing the 2018 event to Bristol.

MLD: At a recent residents’ meeting in Southville I publicly made clear my opposition to the Tesco superstore as the automatic choice at Ashton Gate because we already have a vibrant North Street, Sainsbury, ASDA, Aldi and Lidl and two Tesco Express. I am supportive of the ambitions of Bristol City Football Club, but ask them to think again about shoehorning in a Tesco superstore. I am writing to the Council to make clear my objection and have already voiced my concern to the British Retail Consortium.

Sainsburys at Ashton Gate? 5th Nov’ Planning Meeting Cancelled!

The Evening Post is today carrying a story about a rumour that BCFC are now trying to sell Ashton Gate to Sainsburys, who it says would close down their existing store on Winterstoke Road and sell that site for housing. Until any of these details are confirmed and the current planning application is withdrawn, the BERATE campaign will continue to object to the existing plan. We also understand from the Bristol City Council website that the planning committee meeting on the 5th November has been cancelled. We take this as a positive indication that the club know that they cannot win planning permission for the existing plan.

The campaign will be discussing the implications of all this early next week.

Bedminster Churches Condemn Tesco Plan

Church leaders in Bedminster have condemned Bristol City’s plan to build a Tesco superstore at Ashton Gate.

The representative body of the Church of England in Bedminster, known as
the Bedminster Parochial Church Council (BPCC), has written to Bristol
City Council to lodge a formal objection to the proposal.

The letter says Bristol City is acting “irresponsibly” towards the
community that has hosted it for so long, and is only interested in
money, not in the well being of people in Bedminster and Ashton.

It likens the money the club expects to receive from Tesco to the thirty
pieces of silver Judas received for betraying Jesus Christ.

In common with Berate, BPCC believes a Tesco superstore will lead to the
closure of local shops on North St, will create traffic and noise for
nearby residents and will generate pollution near Greville Smyth Park.

**************************************

The objection letter in full:-

As the representative body of the Church of England parish of Bedminster, we wish to register our objection to the proposed development of a superstore on the site of Ashton Gate stadium, should the club be successful in its application to build a new stadium on a green field site in Ashton Vale, or at some other location. This is on the following grounds –

1. The Impact on the Community
There is no need for a superstore, as the area is already very well supplied with shops. A superstore would undermine existing businesses, with the small shops in nearby North Street being particularly vulnerable. The North Street shops are a major factor in giving the area a strong sense of community. Any new jobs resulting from a superstore development would not compensate for the loss of jobs from other businesses. It would be much better for the site to be used for a development which is primarily housing, but possibly with some additional leisure and workspace/ small retail facilities. More people living in the area would add to the money flowing into the local economy. Money spent in the North Street shops very largely stays in the local economy, but the money spent in a Tesco or other superstore will not.

2. The Impact on the Environment
The building of a superstore with the associated very large car park would encourage the use of cars and there would be an increase in traffic from customer vehicles and delivery lorries, with resultant air and noise pollution. This is in an area which already suffers from regular traffic jams. If the new stadium is built in Ashton Vale, then on match days this will compound the problems even more. There will be considerable noise and light pollution as a result of the 24 hour nature of the proposed store, in respect to deliveries and customers using the store and associated petrol station.
The North Street shops are far more likely to have local suppliers. Therefore the number of food miles associated with their produce will be less than with Tesco or other superstore and the local economy benefited.
The proposal will increase traffic in what is a designate school route for children walking or cycling to Ashton Park School, with the associated increase risk of injury from accidents and the adverse affects of traffic fumes.

3. The Linking of Proposals
The proposals for the Ashton Gate superstore and Ashton Vale stadium should be dealt with separately, each dealt with on its own merit. It would be a very serious business if Bedminster suffered and economic and community decline, because it was put forward that the superstore at Ashton Gate is the only way in which a new stadium could be built. While we bear no ill will to Bristol City Football Club, and indeed many members of our parish are Bristol City supporters, we believe that the club is not displaying a proper sense of responsibility to the community which has hosted it for many years.
It does seem that the only real interest of the football club in this proposal is money and the reputed £20M which Tesco is offering for the site could be seen as equating to 30 pieces of silver.
We ask that the Council will not grant permission for a superstore to be built at Ashton Gate.

Bedminster Parochial Church Council

Objection letter writing in the Tobacco Factory

Bedminster Operation Noah group will be meeting in the Tobacco Factory from 8-9.00pm on Tuesday evening (20th October) to write letters to MP’s and Councillors calling for action on Climate Change and also in opposition to the proposed TESCO in Ashton.

There is still time to get your objection letters/emails to the planning officers, it’s not too late.

Thanks

Berate Asks Local MP to come off the fence.

Berate has asked Bristol South MP Dawn Primarolo to come off the fence, and reveal her opinion about the proposed Tesco superstore at Ashton Gate.

To date, the Bristol South MP has not revealed her views to her constituents, despite it being the most controversial proposal in the area for many years. Berate has also asked the other main candidates standing for election as Bristol South MP next year for their views, including Lib Dem Mark Wright, currently Councillor for Cabot Ward and executive member of the council cabinet for Housing. Other candidates include Mark Lloyd Davies for the Conservatives and Tess Green for the Green Party.

Berate opposes a superstore on the grounds that it is unwanted, would damage local shops in Bedminster, would add to traffic congestion and create pollution just yards from Greville Smyth Park. More importantly, Bristol City Football Club has produced no evidence that it has sought alternative funding for the new stadium plans.

Berate spokesman Chris Uttley said: “Bristol South voters need to know what Dawn Primarolo and those standing against her really think about this development.

“In our view, a Tesco store at Ashton Gate would damage the quality of life for many thousands of her constituents. It is not right that our local MP, or anyone wanting to be our MP should sit on the fence on this issue.

“We want her and the other candidates to clearly reveal their opinion so that voters of all opinions can take this into account at the next general election.”

The letter says:
Dear Mrs Primarolo,
We are writing on behalf of the many residents of South Bristol who have contacted us and you about the planning application for a new superstore at Ashton Gate Stadium. You will hopefully be aware that our epetition has over 1000 e-signatures but also that the paper version available in local shops has over 1600 signatures from local people.

In light of the importance of this proposed development for many residents and its potential impacts on quality of life in your constituency, we would like to invite you to clarify your views, for publication on our website and other local news outlets, to some of the main issues raised below.

We have also invited the three main candidates for the Liberal Democrats, Conservatives and the Green Party to clarify their views on these issues too. The intention is to allow residents to hear the positions of the main candidates for (re)election, so that they can take those views into account when considering who to vote for during the General Election expected next May. We intend to publish your response before the development planning committee meeting on the 4th & 5th of November and we will submit all responses to the Evening Post and other Local news outlets. We will also make it clear if no response is received. We hope you will welcome this opportunity to clarify your views about this contentious proposal. Many people have received your letters in response to their questions, and are grateful you have taken the time to respond, but have indicated to us that they would like further clarification.

The main questions for your consideration are:
1. Do you support or object to the proposals for a new superstore development at Ashton Gate Stadium, and on what grounds do you reach your view?
2. Do you accept or reject the conclusions of the independent assessment of the retail need/impact undertaken on behalf of Bristol City Council about the failure to demonstrate need and likely impacts of the development on other parts of Bedminster?
3. Do you accept or reject i. The submission by the applicant that the new superstore development is a legitimate “enabling” development for the new stadium proposal and ii. That a new superstore is the only viable development that can fund a new stadium and that no other alternatives are available?
4. Given an option, what type of development would you like to see at Ashton Gate, taking into account that 20% of the site is owned as a public asset by BCC?
5. Do you think that the level and quality of the pre-application consultation as described in the Statement of Community involvement was sufficient for a development of this scale?

We would be grateful if you could respond before Friday 23rd October.

We look forward to hearing your views on these points and please feel free to add any further points under a “further comments” heading should you wish to do so.

Malago WI say they’ll go naked to stop Tesco

Branch promises nude calendar should Tesco application be rejected

Malago Women’s Institute members pledge to produce a nude calendar if the planning application for a new superstore at Ashton Gate is rejected by the Bristol City Council planning committee on 5 November.

The branch, who welcomed 87 women to their September knitting meeting, feels so strongly about the negative impact a huge supermarket would have on their local area and community that they decided to take a stand.

“We are always being asked when our nude calendar will be on sale,” explains Karen Bowers, President, “but always maintained this new WI ‘tradition’ was not for us. However, when our members were asked to consider make their feelings known about the Ashton Gate application in such a public way, they enthusiastically agreed and the calendar suggestion was met with cheers.”

The first nude WI calendar was produced by the Rylstone branch in Yorkshire, who sold 202,000 copies of their calendar in aid of Leukemia Research, and went on to be featured in the film and musical ‘Calendar Girls’.

Malago WI was founded in 2008 after a group of like-minded women wanted to create a community group to include all women in the area. Much of their activity has been focused around North Street, which looks set to suffer the most damage should the superstore application get the go-ahead.

Vice president Lottie Storey says “North Street was the centre of my world when I was on maternity leave. Even if I didn’t have shopping to do, I met up with friends in cafes and would always bump into someoneI knew on my way. It was a lifeline during the early months with a newborn, and meant I got out of the house. The high street is at the heart of the community, and we are so lucky to live near a thriving example – not just mums at home, but everyone.”

The detrimental effect a superstore would have on North Street has already been identified by the assessment made by Bristol City Council planning committee. They identified no need for the store, a likely decline in the quality of [Bedminster town] centre in the medium and longer term, leading to decline in the physical condition and attractiveness of the centre. The report also says that the store site offers poor access by walking, cycling and public transport and offers only good access by car (creating traffic, safety and environmental issues), and that any jobs created would be off set by job losses elsewhere, with no evidence of the store boosting economic and physical regeneration.

Malago WI’s views echo those of Berate campaigner, Chris Uttley, in countering the ‘no Tesco, no stadium’ argument. The branch believes that if Bristol City Football Club regard the new stadium as essential, they would not be relying upon something as controversial and unpredictable as a planning application for a vast new superstore – instead, private finance should be sought.

Likewise, linking the superstore application to that of the stadium is disingenuous. Branch members believe that sale of the land to Tesco in order to ‘enable’ the stadium development would effectively ‘disable’ so many aspects of a thriving neighbourhood, and this is too high a price to pay.

Malago Women’s Institute is set to celebrate its first birthday in October, and has grown from a group of 10 founding members to a membership of over 60. Made up of women of all ages, the group includes those who have lived in the area all their lives, as well as members who are new to the city.

The WI has a particular interest in environmental sustainability, and Malago WI has developed an environmental policy and action plan setting out its vision for minimising its own environmental impact and exploring ways to support local, sustainable projects.

http://malagowi.blogspot.com/2009/10/well-go-naked-to-stop-tesco.html