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Questions and answers are listed under the following headings:
Regeneration | Environment | Housing
Click here to ask a question |
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Regeneration
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Housing Minister Caroline Flint set out the Government's latest proposals for the UK's toughest ever green standards for new housing as she unveiled a progress report on eco-towns.
Underlining the Government's determination that only the best quality schemes with very high sustainability standards should qualify for eco-town status, the standards being developed are set to include:
Achieving zero carbon status across all the town's buildings, including commercial and public buildings as well as homes - a significantly tougher threshold than any existing or agreed targets
Allocating 40 per cent of land within the town to be green space, at least half of which should be open to the public as parks or recreation areas
Providing a minimum of 30 per cent affordable housing to provide more homes for social rent and assist those struggling to get on the housing ladder
Creating more options for travel and reducing residents' reliance on the car to enable the majority of journeys to be made by sustainable transport, such as public transport, walking and cycling
Ensuring a minimum of one job per house can be reached by sustainable transport to reduce dependence on the car
Locating the average home within 10 minutes walk of frequent public transport and everyday neighbourhood services
Raising the threshold for individual homes so that they must all achieve at least level 4 of the Code for Sustainable Homes, which includes standards for household waste recycling, construction waste, water efficiency measures and reduced pollution
As you applied for eco-town status are you prepared to meet all these goals? |
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Ropemaker Properties Limited has promoted the North Harlow scheme as one of sustainability excellence. Land Securities and Places for People share this objective, which was reflected in the decision to bid for eco-town status. Whether these detailed standards are the most appropriate for an integrated urban extension to Harlow, as opposed to a free-standing new settlement, will be considered by the design team in taking forward a sustainable development at North Harlow. |
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In your response to the proposed Changes to the draft East of England Plan you indicated that you would be making an outline planning application by 2Q2009. As the plan was delayed a year is the expectation that this will now be 2Q2010? Or have you washed your hand of this and the responsibility now lies with Land Securities/ Making Places? |
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Making Places and Land Securities are in the process of acquiring Ropemaker's land holdings. That involves conducting an extensive due diligence process, out of which the planning strategy and timing of any application will emerge. No decisions have yet been taken on the timing of any planning application. |
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You have often stated that a Harlow bypass is not necessary for your scheme. You have now stated that financial payments related to planning gain that are not directly related to addressing the needs of the project might be regarded as extraneous and hence ultra vires. This implies you will contest being asked to contribute to funding a Harlow bypass. Is that correct? |
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The Proposed Changes and Further Proposed Changes to the draft East of England Plan indicate that the Secretary of State expects relevant local authorities and other government agencies to work in partnership to establish the planning framework for Harlow and its urban extensions, which will include neceesary transport proposals to support the regeneration and growth of Harlow (Policy HA1 refers). The draft plan contain no policy requirement, express or implied, that a Harlow bypass is a prerequisite of growth at Harlow. It will be for the Partnership to determine transport options to support the growth and regeneration strategy. Ropemaker Properties Limited considers there are a range of transport options which should be considered including comprehensive public transport improvements as well as new road building. The Harlow North scheme will make a commensurate contribution to the transport needs of the area when the strategy for transport improvements is determined. |
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On 19th Nov you stated "Ropemaker Properties Limited is currently seeking a development partner to progress the scheme through the planning process and an announcement will be made when the selection process has been completed"
On 22nd Nov you stated "Ropemaker Properties Limited is aware that Places for People has acquired interests in land at Eastwick which include an option to purchase land in the ownership of Ropemaker"
As these deals are not done in 5 minutes, could you explain why you were not more open with me on 19th Nov? Is the selection process now complete? |
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The selection process by Ropemaker Properties Limited to secure a development partner to progress its interests is ongoing and an announcement will be made when the selection process has been completed. It would not be appropriate for Ropemaker Properties Limited to comment on the actions of other landowners. The option to purchase land in the ownership of Ropemaker has been in existence for over twelve years. |
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Places for People has announced their acquistion of 38 acres of land at Eastwick Lodge to the north of Harlow with the option to purchase a further 457 acres at a later date. Was any of this land in your ownership and how does it affect your masterplan? |
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Ropemaker Properties Limited is aware that Places for People has acquired interests in land at Eastwick which include an option to purchase land in the ownership of Ropemaker. This has no implications for the Master Plan for Harlow North as it was always anticipated that the scheme would require the co-operation of a number of landowners at implementation stage. |
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Our campaign has become aware of rumours that you have sold land north of Harlow to British Land. Are you in a position to confirm this purchase? |
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As previously advised, Ropemaker Properties Limited is currently seeking a development partner to progress the scheme through the planning process and an announcement will be made when the selection process has been completed. |
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At your meeting with the Environment Agency on 22/11/2005 you minuted that " Ropemaker argued the case that there is "a significant overriding need" for the the Living Bridge from the perspective of urban sustainability and regeneration and therefore that it does constitute "essential infrastructure"."
Today 24th July 2007 you responded to a question about building on the floodplain by saying " The inclusion of built development on the 'Bridge' would further enhance the connectivity between new and old but it is not essential to creating connectivity"
Why have you changed your mind? Is built development on the Living Bridge still part of your scheme? |
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Ropemaker Properties Limited considers that while the Living Bridge would be a highly desirable contribution to effecting connectivity between existing Harlow and new development north of the Stort, it is not essential as there are other alternatives which could be considered such as strong activity nodes at either end of the causeway. Accordingly Ropemaker considers there is no contradiction in suggesting that the Living Bridge could be regarded as 'essential infrastructure' for the purposes of the approach of the Environment Agency to flood risk, but it is not essential to securing adequate connectivity. |
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Thank you for your considered response, ref: 'village vernacular'.
Can you please within the www.harlownorth.com web-resource include visualisations showing the variety of contemporary architectural design styles that may be employed within the development. The general impression portrayed is only that of a 'Village/Rural' architectural style. Whereas, from the answer you already have kindly provided, it sounds as though this aspect is more to do with the desirable concept of attempting to create communities, that are anticipated to function with a village-like dynamic, rather than just alluding to this notion through a nostalgic style of buildings.
The consultative stage of the project should not should not just show proposed buildings that are as such 'easy-on-the-eye' and that the general public may be more prone to accept. If the intention is to draw from a broader design remit, then this is a fundamental element of the proposal and should be clearly expressed from the outset. I consider the use of a broad range of contemporary architectural styles as an important positive, in favour of supporting the development, against the environmental negatives resulting from consuming so much 'green-field' land. |
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Ropemaker Properties Limited envisages that any Building or Design Code would be the subject of local consultation and public involvement prior to its adoption by the planning authority and subsequent implementation. If the principle of development to the north of Harlow is confirmed through the East of England Plan, anticipated later this year, more detailed consideration will be given to siting, layout and design issues. |
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Rather than witness a poor quality of modern architecture and built environment (as was evident with the original Harlow New Town) perhaps a pastiche reconstruction in the local vernacular is preferable for Harlow North. But it is an admission of failure in the developer's ability to commission viable modern design that this 'village vernacular' design style is yet again advocated to be adopted. This development should be making contemporary architectural statements about our times that will be of an enduring value for future generations to reflect upon and enjoy. Has the option for a contemporary architectural style been considered and if so can the visualisations be made available on the website so the public consultation can be extended to a debate on architectural style and if we have confidence in expressing the truth of this development's historical origination. |
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Design work undertaken on the proposals for Harlow North has, to date, focussed primarily on developing an urban form that responds positively to the need to create more sustainable living and working environments and which relates satisfactorily to the existing urban area. As a consequence, the form of the development takes the form of walkable neighbourhoods, centred around neighbourhood centres with roads being replaced by streets that combine the traditional mix of movement with human activity and enterprise and which are accessible by walking, cycling or public transport. The proposals provide for greater permeability for movement within the urban envirnonment with mixed use to secure a more varied urban texture in land use, density and overall appearance. Ropemaker Properties Limited acknowedges that the scheme should incorporate appropriate approaches to design for individual buildings and street blocks which should not necessarily be constrained by 'village' vernacular styles. Indeed, the need to adopt a more sustainable approach to building design and layout may encourage more diverse forms of architectural styles and approaches. Ropemaker Properties Limited intends that the final form of development will be informed by a 'Building Code' - this will set out an overall context and framework in which individual proposals should be conceived. At the current stage of the planning process, no detailed consideration has been been given to the Building Code. |
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What arrangements are you making to alleviate the horrendous traffic problem through Sawbridgeworth along the main road and what provisions will you make for the traffic that will be generated between Harlow North and Bishops Stortford/Stansted Airport? |
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The Secretary of State's Proposed Changes to the draft East of England Plan indicate that, in respect of Harlow, any proposals to allocate land for development will be preceded by an options study to be undertaken jointly by a range of local authorities and statutory agencies. This study will consider "the planning framework for Harlow and its urban extensions in accordance with this RSS and develop transport proposals and an implementation strategy to support its regeneration and growth".
Ropemaker Properties would envisage that the A1184 would fall within the study area for both the expansion of Harlow and other proposals for the expansion of Stansted Airport and settlerments in the locality. While the outcome of the study cannot be anticipated it is considered likely to propose a range of measures including traffic management, new roadbuilding, improvements to existing public transport infrastructure and encouragement to reduce use of the private car generally by lifestyle changes, e.g. mixed use development, walkable neighbourhoods. |
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Are you concerned about the delay in publishing the draft East of England Plan which is now expected no earlier than autumn 2007? |
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Ropemaker Properties Limited notes the recent announcement by the Government Office for the East of England to delay publication of the East of England Plan. The announcement indicates that the delay is in order to permit additional work to be undertaken to ensure the final Plan complies with the Habitats Directive. While this delay is to be regretted in the context of providing for the housing and other needs of the region, we note the advice to local authorities is that they should continue to progress their Local Development Documents to agreed programmes. |
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In your response to the Proposed Changes you are asking for a transport review which does "not rely on major new strategic road building".
Does this signify your complete and total lack of support for a Harlow bypass? |
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The Secretary of State's Proposed Changes to the draft East of England Plan indicates that 'in regard to transport, the options appraisal work should scope the issues in a comprehensive way and develop an implementation programme, which complements and supports the development strategy'. Ropemaker Properties Ltd supports this approach and considers that it is important that the study is not predicated on the basis that the only potential approach to addressing the strategic and local movement issues in and around Harlow require the construction of a bypass. The final strategy developed by the highway authorities is likely to include a wide range of measures which may include new road building, investment in public transport infrastructure as well as initiatives relating to cycling and pedestrian movement. |
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In your response to the Proposed Changes you state " District Councils are unlikely to be able to manage what Ropemaker believes could become the largest single concentration of urban growth in England, at least in relation to the size of the existing settlement. The impact of this growth is tantamount to remaking the town".
Have you discussed "remaking the town" with any local elected members or Harlow Renaisssance? |
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Ropemaker Properties Ltd has had no discussions with Harlow Council or Harlow Renaissance concerning the implications of the growth of Harlow upon the existing town. We would envisage that such implications would form part of the context for the Options Study for Harlow, as set out in the Secretary of State's Proposed Changes to the draft East of England Plan. It is likely that any modifications to the existing planning strategy for Harlow would be carried forward through the relevant Local Development Framework. |
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In your response to the Proposed Changes you state "Ropemaker Properties Limited considers that in order to establish the town as a sustainable regional centre development, doubling the size of existing Harlow will be necessary."
Can you explain the link between size and regeneration? A recent audit at GO-East indicated that most civil servants did not understand the linkage. |
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The regeneration of Harlow will require substantial investment that is likely to be predominantly obtained through private funding rather than public funding mechanisms. The expansion of Harlow will increase the local population base and this will provide a greater critical mass to support an enhanced local offer of retail activities, leisure uses and other services. Major development will also facilitate the enhancement of transport and other physical infrastructure through new investment, that in part will help address existing infrastructure deficits in the town. |
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In your response to the Proposed Changes you state " Ropemaker considers that it would be possible to make a start on at least a first phase of development up to 3500, and maybe up to 5000 homes, without the need for major new infrastructure or utilities".
Can you explain how this will be possible without overburdening the existing infrastructure which most locals believe is already under severe strain? |
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The proposals for Harlow North envisage that infrastructure to serve the new development would be provided commensurate with the development programme. Much of this is necessarily directly related to the construction of new housing, employment and other development, e.g. roads, public transport enhancement, community and social facilities as well as physical infrastructure in the form of services and drainage. Ropemaker Properties Ltd considers that to address the pressing requirement for new housing and jobs, targeted new investment in infrastructure could permit an initial phase of development to be progressed before larger scale investment in strategic infrastructure was undertaken to support the full extent of the regeneration and expansion proposed for Harlow. Ropemaker assumes that a planning permission would only be granted on condition that the scheme either provides infrastructure made necessary by the scheme or makes an appropriate contribution to the costs of such strategic infrastructure. |
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March 2007: it's not clear at the present time how the additional cars will be dealt with getting in/out and within Harlow, and also in the surrounding areas, eg to A10 via A414 and through Sawbridgeworth to get to Bishops Stortford. Can you let me know how the extra 20, 000 cars will be accomodated by your plans? |
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The Proposed Changes to the draft East of England Plan, published by the Secretary of State in December 2006, indicates that a comprehensive review of transport infrastructure will be undertaken as an integral element of determining the scale of growth for each of the urban extensions to Harlow. The study will doubtless consider all options including the need for new roads, and/or investment in enhanced bus and rail facilities. One of the Government's objectives in promoting large scale extensions to existing settlements is that they would be instrumental in reducing the number of car trips by ensuring employment, facilities and services are located close to where people live. |
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could you please confirm whether there are to be residential moorings available on the new proposed marina`s and with whom i need to register my name with to get on the list,
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The proposals for a marina as part of the development of Harlow North are at the conceptual stage at the present time. No decisions have yet been made about the form of any moorings and whether they might contain an element of residential moorings; we regret your enquiry is premature at the present time. |
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Will Harlow North be a "new town" or an integral part of the existing town? It cannot be both. |
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Ropemaker Properties Ltd intends that Harlow North should be an integral part of Harlow, with appropriate physical and functional links between the urban extension and the existing town. |
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On the Politics Show on Feb 4th 2007 Mr Smales was seen arguing that Harlow North would be a new "town".
Have you now given up all pretence that Harlow north is an urban extension that is meant to help regenerate Harlow? |
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Ropemaker Properties Ltd intends that proposals for an urban extension to the north of Harlow should function as a series of planned neighbourhoods, designed as 'new town' rather than housing estates, as an integral part of Harlow Town. |
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More than a year ago you stated " Modelling of future traffic movements in the Greater Harlow area, that considers existing crossings, improved existing crossings and new crossings, is currently being undertaken by consultants acting on behalf of Ropemaker Properties Limited, but these studies have not yet been concluded." Are these studies complete now and will you publish them? |
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The traffic modelling studies have not yet been completed. Any formal traffic assessment would be submitted to accompany a planning application, if and when a planning application was submitted to the local planning authority. |
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You state in you FAQs " Major investment in infrastructure is planned for the whole town, particularly a public transport system that would reduce congestion and enable efficient movement throughout". Can you describe the major transport schemes that are included in the Proposed Changes to the East of England Plan? |
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The previous list of transport infrastructure schemes contained in the Draft East of England Plan, is replaced in the Proposed Changes by a more wide ranging review of transport options to address the future transportation needs of the Greater Harlow area. |
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Why has the section on Consultation been removed from this web site? You have been criticised for a lack of consultation with the local community after promising an open and transparent dialogue. Are you embarrassed by the Q&A and so have removed it? |
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The format of the website, which was set up almost three years ago, has been updated. There is still a 'Question and Answer' facility for questions related to the planning and design of the Harlow North proposals. |
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The Proposed Changes to the draft East of England Plan suggest that building to the north would need a lead in period of 5 to 10 years to allow for a push on regeneration of the existing town. This would mean your proposals could not commence before 2012. Do you agree? |
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Ropemaker Properties Ltd considers that by expeditious action by the local planning authorities it would be possible to shorten the period before the various urban extensions contribute to meeting the housing and other needs of the area. |
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You earlier stated " The draft East of England Plan contains a comprehensive set of proposals to improve the transport infrastructure in the general vicinity of Harlow. This includes rail capacity enhancements, a Harlow northern bypass, park and ride facilities, high quality public transport route, public transport access improvements, improvements to the A1184 and improvements to junctions 7 and 8 of the M11" Are all these still included in Ruth Kelly's Proposed Changes? If not which have been removed? |
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Please see the Proposed Changes to the draft East of England Plan. The previous list of transport infrastructure schemes contained in the Draft East of England Plan, is replaced in the Proposed Changes by a more wide ranging review of transport options to address the future transportation needs of the Greater Harlow area. |
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Brian Tisdall is quoted as saying " "We look forward to the relevant local authorities making early progress on setting up the necessary administrative arrangements to carry these proposals forward." when referring to Ruth Kelly's Proposed Changes. What did he have in mind? |
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The Proposed Changes to the draft East of England Plan indicate that to progress the proposals for 'Greater Harlow' there will be a need for joint or coordinated Local Development Documents, informed by an options appraisal study to consider the appropriate distribution of development between the urban extensions and associated need for infrastructure. |
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Do you believe Ruth Kelly's department has provided a clear rationale for ignoring the independent Panel's recommendation to reject Harlow North? If so, what is that rationale? |
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Yes. The rationale of the Secretary of State is set out in the Proposed Changes under the response to Panel recommendation R5.10. |
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The Sustainability report on the Proposed Changes of the East Of England Plan states "Future large scale developments north of Harlow may reduce the effectiveness of regeneration and renewal in the existing town centre". Do you agree with this statement? If not why not? |
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Ropemaker Properties Ltd considers that regeneration initiatives would be assisted by growth, not least because a significant increase in population is needed to enable the higher level facilities and services and wider range of job opportunities to be provided in a form that is viable in the longer term. |
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Were you aware that the business plan for Harlow Renaissance Limited specifically excludes applications for Board membership from land owners and developers? |
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This question falls outside the scope of this website as it does not relate to the design and planning of the proposals for Harlow North. |
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Owners of land in the north of Harlow have created Halo Development Trust. What is Ropemakers relationship with this Trust? 2nd Nov |
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The Harlow North web site is intended to provide a facility to inform interested parties about the design and planning of the proposals for Harlow North. Is is not intended to act as a vehicle for others' schemes. Ropemaker Properties Ltd is not a member of the Halo Development Trust. |
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The proposals for Gilston Great Park include the option to develop educational facilities and even environmental research facilities (biofuels) so long as they were sympathetic to the current landscape and sustainable? Are these types of activies of any interest to Ropemakers or BP? 1st Nov |
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The Harlow North web site is intended to provide a facility to inform interested parties about the design and planning of the proposals for Harlow North. It is not intended to act as a vehicle for others' schemes. |
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Has Ropemakers, or any of your partners in the Harlow North team, applied for any of the private sector Board members positions on Harlow Renaissance Ltd or do they have any intention of applying now a Chief Executive has been appointed? 27th Oct 2006 |
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No |
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The quote from PORA in your recent newsletter implies that if you applied the same criteria for rejecting Harlow North to the south and west of Harlow building should be rejected there as well. PORA do not appear to be endorsing building to the north. Is that correct? Campaigning groups around Harlow have been very carfeul not to point at other areas (other than a crass attempt by Bill Rammell, MP this summer) and single them out for development. Was you inclusion of this quote meant to be an attempt to break that consensus and divide communties around Harlow? If not what was its purpose? |
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Ropemaker Properties Ltd has set out its views on the Panel Report and has nothing further to add. |
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Why do you say that "The draft East of England Plan contains no policy requirement, express or implied, that a Harlow bypass is a prerequisite of growth at Harlow", when the East of England Plan states a policy that includes "an outer bypass to the north of the existing urban area of Harlow from the A414 to the M11to provide improved access to strategic growth locations"? There can be no doubt of the linkage that EERA makes between a bypass and growth at Harlow North. |
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The planning advisors to Ropemaker Properties Ltd comment that there is no indication in policy ST6 that a bypass is a prerequisite of growth at Harlow. |
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Has anyone from your team met with anyone from Harlow Rennaiassance Ltd. the regeneration company set up in Harlow? Since the fanfare of its launch in March 2006 there has been no news of this company. |
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This question falls outside the scope of this website as it does not directly relate to the design and planning of the proposals for Harlow North |
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Are you interested in discussing the ideas for Gilston Great Park now your proposals have been rejected by the Panel examining the draft East of England Plan? Oct 16th |
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The reaction of Ropemaker Properties Ltd to the 'Gilston Great Park' document and comments solicited thereon have been the subject of a press release. Ropemaker Properties Ltd will make a formal response to the document in due course in writing. |
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Are you in agreement with proposals but before RTAG, an officer committee at EERA, that the East of England Police Authorities and the British Transport Police, acting through their Chief Constables, should seek to negotiate planning obligations towards policing via Section 106 (S106) of the Town and Country Planning Act 1990? |
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The matter of the scope of financial and other obligations to be addressed through a S106 agreement would be a matter for negotiation with the local planning authority. Ropemaker Properties Ltd is not aware that either East Herts or Harlow Councils currently seek contributions to ongoing policing operations although the planning advisors to Ropemaker Properties Ltd note that contributions to new police buildings is not uncommon on major development projects. |
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The Commission for Racial Equality sees "regeneration as a multibillion pound industry that has an impact on every member of the community. If these decisions are not made with the cooperation and blessing of local people after proper consultation, then the result can be badly planned regeneration projects that lead to segregation and displaced communities and increase local tensions." (Guardian 9th Oct). Do you agree with these views? |
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Ropemaker Properties Ltd notes these views. The overall responsibility for the regeneration of Harlow will be the responsibility of the various local government bodies and agencies and doubtless they will have regard to this advice in progressing regeneration strategies for the town. In respect of the Harlow North proposals, Ropemaker Properties Ltd has previously stated that it will undertake a programme of public involvement prior to the submission of any planning application. |
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You state on this Q&A that " Surveys undertaken on behalf of Ropemaker Properties Ltd indicated the past presence of Water Voles along the Stort and Stort Navigation although no signs of recent activity were found in the survey area. There was no evidence of the presence of water voles along the Eastwick Valley Stream, Fiddler's Brook and the High Wych Valley Stream"
At you meeting with the Environment Agency on 2/11/2005 you state "Some evidence of water voles"
Which is these statements is correct? 4th Oct 2006 |
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There is no contradiction in the statements, evidence was found of the past presence of voles but no evidence was found of existing vole activity. A full description and analysis of flora and fauna in the application site would be included within an Environmental Statement that will be prepared if and when it is decided to progress a planning application for Harlow North. |
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Why do you say that "The draft East of England Plan contains no policy requirement, express or implied, that a Harlow bypass is a prerequisite of growth at Harlow", when the East of England Plan states a policy that includes "an outer bypass to the north of the existing urban area of Harlow from the A414 to the M11to provide improved access to strategic growth locations"? There can be no doubt of the linkage that EERA makes between a bypass and growth at Harlow North. |
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The planning advisors to Ropemaker Properties Ltd comment that there is no indication in policy ST6 that a bypass is a prerequisite of growth at Harlow. |
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The quote from PORA in your recent newsletter implies that if you applied the same criteria for rejecting Harlow North to the south and west of Harlow building should be rejected there as well. PORA do not appear to be endorsing building to the north. Is that correct? Campaigning groups around Harlow have been very carfeul not to point at other areas (other than a crass attempt by Bill Rammell, MP this summer) and single them out for development. Was you inclusion of this quote meant to be an attempt to break that consensus and divide communties around Harlow? If not what was its purpose? |
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Ropemaker Properties Ltd has set out its views on the Panel Report and has nothing further to add. |
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What is your reaction to the recent job losses in Harlow announced in the STAR:
"Arms manufacturer Raytheon Systems, in Pinnacles, announced on Monday that 53 staff will go due to changes to its engineering department.
The news comes just three weeks after Tesco announced it is cutting 90 jobs from its Pinnacles distribution centre.
In addition, at least 50 Pitney Bowes staff will lose their jobs when it closes its Templefields site next year to centralise export operations in Europe." Sept 28th
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Ropemaker Properties Ltd regrets the recent loss of jobs in Harlow but would comment that it reinforces the need to reinvigorate the Harlow economy through strategic scale growth of jobs and housing, through schemes such as Harlow North. |
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The picture on the front of your recent newsletter does not show a northern bypass but it does show a road leaving the proposed development to the north. Can you explain where that road might go and its purpose? |
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The route to the north of the developed area is intended to link to the proposed Forest Park. The form of the route, e.g. road, shared pedestrian/cycleway would be a matter for discussion at detailed design stage. |
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The only time you met with the parish councils to the north of Harlow was in 2004. Then you stated that these villages would be screened from the development by hedges.(!!!) You now seem to be stating something different; that " they would be come part of an interconnected network of smaller local centres. Can you clarify? |
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The design of Ropemaker's proposals has evolved over the last two years, although some 'screening by hedges' might be appropriate as part of a wider landscape strategy for the peripheral areas of the scheme; it should be remembered that traditional hedges often incorporate sizeable trees. The recent newsletter states very clearly that 'Hunsdon lies beyond the area proposed for development and the gap between the village and the nearest neighbourhood will be carefully planned to maintain a level of separation'. The villages of Eastwick, Gilston and High Wych, which are are located within the proposed scheme, will require a different design approach. This should focuses on the need for physical integration of new and old, through landscaping, siting of built development and appropriate connections to form part of an interconnected series of neighbourhoods. |
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The position of the Regional Assembly that the Harlow Northern bypass is absolutely necessary and a prerequisite to development north of Harlow was confirmed by public question at the full Assembly meeting in December 2005 ( It was first mentioned during public questions in December 2004 but ,we believe, not properly minuted) and recorded in the minutes of that meeting that were approved in July 2006.
While the Assembly states the position is under continuous review it is their stated position that the northern bypass is a prerequisite for development to the north.
Why do you call this an assertion ( you have obviously not taken the time to attend these meetings) and will you now answer the previously posed question? |
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Ropemaker Properties Ltd has already addressed this question in previous answers. The draft East of England Plan contains no policy requirement, express or implied, that a Harlow bypass is a prerequisite of growth at Harlow. |
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Your 'position statement' on the independent inspector's report states that "The Panel accept the general proposition that the greater the number of potential locations for growth, the greater the prospect will be for achieving delivery, but fail to follow this principle in Harlow where a reduced number of locations for growth are proposed." The inspector said that his recommendations to "refocus on the opportunities within
Harlow and other directions of growth to the east, south and west of the town...we would see a strategy concentrating on a number of directions for growth, while avoiding the distractions of planning for major "satellite" settlements as
capable of producing early progress in development and securing gains for regeneration within the town." Do you not see that this represents the principle being followed exactly? |
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Ropemaker Properties Limited has made known its views on the Panel's findings by letter and through this web site, as a matter of general interest. The Panel's findings are currently being considered by the Department of Communities and Local Government and there is no formal process for making representations until Proposed Modifications are published later this year. Accordingly, it is not considered appropriate to make any further comment on issues raised by the Panel at this time. |
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Your 'position statement' on the independent inspector's report states that "The reduced housing allocation proposed by the Panel for ?Greater Harlow' will not provide a sufficient growth dynamic to the local economy to secure the regeneration of the town through direct provision of, or financial contributions to, strategic infrastructure." Can you provide any evidence for this statement, or is it simply an opinion - which the independent inspector and many others do not share? |
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Ropemaker Properties Limited has made known its views on the Panel's findings by letter and through this web site, as a matter of general interest. The Panel's findings are currently being considered by the Department of Communities and Local Government and there is no formal process for making representations until Proposed Modifications are published later this year. Accordingly, it is not considered appropriate to make any further comment on issues raised by the Panel at this time. |
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In your response to the Panel report on the East of Engalnd Plan you do not appear to have brought forward any new planning arguments for Harlow North that have not already been thoroughly explored at the EiP. The paper simply appears to be an attack on the conclusions the Panel drew from ALL the evidence presented to them. Is that correct? |
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Ropemaker Properties Limited has made known its views on the Panel's findings by letter and through this web site, as a matter of general interest. The Panel's findings are currently being considered by the Department of Communities and Local Government and there is no formal process for making representations until Proposed Modifications are published later this year. Accordingly, it is not considered appropriate to make any further comment on issues raised by the Panel at this time. |
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You recently answered that you were not plannning to upgrade the A414 across the "living bridge" but use the existing structure. Your diagrams show a tree lined boulevard with additional parking along the bridges length. Could you explain what you are actually proposing? |
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The illustrative designs envisage the use of the existing causeway to carry the A414 with the buildings carried on cantilevered slabs supported by piles. |
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In response to an earlier question you say that "We believe publication [of the regeneration document prepared by the Ropemaker team] before the outcome of the EiP is known would be premature." Will you publish it now? |
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The findings of the Panel into the Examination in Public of the draft East of England Plan are currently being considered by the Department of Communities and Local Government and there is no formal process for making representations until Proposed Modifications are published later this year. Accordingly Ropemaker Properties Limited anticipates that its regeneration strategy will be published as part of its response to the Proposed Modifications.
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Bill Rammell, MP for Harlow, issued a press release following the Independent Inspector's of the draft East of England Plan, in which he argued that removal of the Harlow North proposal would reduce investment in roads, public transport and public services in the existing town. Have you ever made any commitment or even intimated that Ropemakers would fund infrastructure within the existing boundaries of Harlow? |
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The matter of the scope and extent of developer contributions to strategic and other infrastructure is an issue that it is normal practice to consider at the time a planning application is prepared and submitted under well established principles. Accordingly, Ropemaker Properties Ltd has made no commitment to fund specific infrastructure at this time, but would expect to enter into discussions with the local planning authority and others, at the planning application stage of the planning process. Agreed contributions to, or direct provision of, identified infrastructure would be enshrined in a legal agreement, prior to the grant of planning permission, that would be binding on the developer and subsequent owners of the land.
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With unemployment rising again is there a risk that further house building in the south east will further exacerbate the large misalignment of jobs and workers in the Stanted/ M11 corridor? |
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The planning consultants to Ropemaker Properties Ltd advise that the housebuilding rates are strongly correlated to the performance of the economy, even though there may be a time lag between the two. In practice if the economy performs less well than in the immediate past there is likely to be a commensurate slow down in housing completions and vice versa.
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Parick Butler in the Guardian writes of the Lea valley regeneartion " Property developers, however, have an uncanny knack for exploiting failures of political will on the part of planning authorities: unregulated, their interests dovetail naturally with those of the privileged few. It is always easier and more profitable to build the gated community, rather than affordable family homes, the cheap flat aimed at buy-to-let investors, rather than the eco-friendly house.
The dream is seductive; the nightmare is that the young, the poor and the elderly in Water City's hinterland are excluded from its jobs, wealth and opportunites - that the last major regeneration opportunity in London becomes another ghetto for the rich."
How will your proposals avoid this situation?
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Harlow North is not intended to comprise one or more "gated communities", rather it is a key principle of our proposals that it be fully integrated with the existing town of Harlow. Through good design principles, the neighbourhoods of Harlow North should comprise inclusive communities that are mixed in terms of age, income, and other attributes. The buildings will be designed and built to the highest environmental and other standards, and will include a mix of tenures and types including affordable housing.
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How might you address the concerns in the Inspector's report that:
"The proposed strategy, in relying on "satellite" settlements rather than urban extensions integrated with the town, runs the risk that these will function as rival attractions in terms of the housing market and economic activity" and "...we would see a strategy concentrating on a number of directions for growth, while avoiding the distractions of planning for major "satellite" settlements as capable of producing early progress in development and securing gains for regeneration within the town" |
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This question relates to the findings of the Panel that held the Examination in Public of the draft East of England Plan. Ropemaker Properties Limited has made known its views on the Panel's findings by letter and through this web site, as a matter of general interest. The Panel's findings are currently being considered by the Department of Communities and Local Government and there is no formal process for making representations until Proposed Modifications are published later this year. Accordingly, it is not considered appropriate to make any further comment on issues raised by the Panel at this time. |
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Do you support the EiP Panel conclusion that ; "We therefore conclude that the strategy should refocus on the opportunities within
Harlow and other directions of growth to the east, south and west of the town, reflecting the conclusions of the Growth Area Study (SRS10 paragraph 11.6.21) and the proposals originally contained in the "banked draft" RPG14." ? |
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This question relates to the findings of the Panel that held the Examination in Public of the draft East of England Plan. Ropemaker Properties Limited has made known its views on the Panel's findings by letter and through this web site, as a matter of general interest. The Panel's findings are currently being considered by the Department of Communities and Local Government and there is no formal process for making representations until Proposed Modifications are published later this year. Accordingly, it is not considered appropriate to make any further comment on issues raised by the Panel at this time. |
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Do you agree with the Panel report where it states " some of the merits claimed for the Ropemaker proposals are not exclusive to the Harlow north location, and in some respects the nature of the proposals reinforces scepticism about what the development would contribute to the town of Harlow and its regeneration. As well as being physically separate from the rest of the town, and beyond reasonable local walking distance, Harlow north would have its own direct connection to the M11 via the proposed northern by-pass. At 10,000 dwellings the development would be of such a size as to support many of its own jobs,
shops, schools and other services, which would not be readily accessible from other parts of Harlow. The impression that a separate town would be created is strengthened by indications that it would be regarded as the first stage of a development up to 25,000 homes," ? |
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This question relates to the findings of the Panel that held the Examination in Public of the draft East of England Plan. Ropemaker Properties Limited has made known its views on the Panel's findings by letter and through this web site, as a matter of general interest. The Panel's findings are currently being considered by the Department of Communities and Local Government and there is no formal process for making representations until Proposed Modifications are published later this year. Accordingly, it is not considered appropriate to make any further comment on issues raised by the Panel at this time. |
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Do you agree with the Panel report that says " The proposed strategy, in relying on "satellite" settlements rather than urban extensions integrated with the town, runs the risk that these will function as rival attractions in terms of the housing market and economic activity." ? |
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This question relates to the findings of the Panel that held the Examination in Public of the draft East of England Plan. Ropemaker Properties Limited has made known its views on the Panel's findings by letter and through this web site, as a matter of general interest. The Panel's findings are currently being considered by the Department of Communities and Local Government and there is no formal process for making representations until Proposed Modifications are published later this year. Accordingly, it is not considered appropriate to make any further comment on issues raised by the Panel at this time. |
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Do you agree with the Panel Inspector that: "we would see a strategy concentrating on a number of directions for growth, while avoiding the distractions of planning for major "satellite" settlements as capable of producing early progress in development and securing gains for regeneration within the town."? |
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This question relates to the findings of the Panel that held the Examination in Public of the draft East of England Plan. Ropemaker Properties Limited has made known its views on the Panel's findings by letter and through this web site, as a matter of general interest. The Panel's findings are currently being considered by the Department of Communities and Local Government and there is no formal process for making representations until Proposed Modifications are published later this year. Accordingly, it is not considered appropriate to make any further comment on issues raised by the Panel at this time. |
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Alan Moore, chief planner at EERA stated in response to public questioning at a Regional Assembly meeting, and on the record, that the Harlow Northern bypass was absolute necessary and a prerequisite to development north of Harlow. Were you unaware of this statement of EERA policy that informed the draft East of England Plan as you state the opposite in your response to the Panel report? (August 9th) |
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No source is provided for this assertion. The planning policies that will guide development are set out in the draft East of England Plan. The draft plan contains no express or implied requirement that a Harlow Northern Bypass is a prerequisite of development of land to the north of Harlow. |
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You say "Ropemaker Properties Ltd has made no specific proposals for the upgrading of the A414, whether an ?online' improvement or a bypass". Don't your Living Bridge proposals involve a radical upgrade to the A414 where it crosses the Stort? |
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The Living Bridge proposals would not involve a radical upgrade to the A414 as you suggest. Any road proposals would look to use the existing causeway and bridges as far as practicable with bridge extensions or new footways where necessary. |
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In your discussions with the faith based groups has the Harlow North Team suggested, either formally or informally, that land, or funding in any shape of form, would be made available at minimal cost for a faith school or community facilities for use by faith groups within the Harlow North scheme? We have been informed that it was but we would not wish for unfounded rumours to be further circulated in error. |
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As part of the ongoing work of planning a sustainable urban extension to Harlow, the project team has given thought to ways in which the design of Harlow North could meet the needs of various groups within a mixed community: this has included the design of community spaces and facilities to meet the needs of a range of interest, including faith, groups. Ropemaker Properties Limited has not made (and is not at the appropriate stage in the design process to make) any commitments about the exact nature of these facilities or how they would be funded. These details would be the subject of negotiation with the Local Planning Authority at a later date. |
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Bullet point 54 of Hertfordshire County Councils representations to the EiP on Matter 8H1 states:
"54.The proposal for a Harlow northern bypass as set out in the Plan is therefore not acceptable to the County Council."
Why did you state in a previous answer that "The proposals for a Harlow Northern Bypass were supported by Hertfordshire and Essex County Councils "? |
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We confirm that in their representations to the draft East of England Plan, Hertfordshire County Council stated they supported a southern alignment for the Harlow bypass whereas Essex County Council favoured a northern route. The previous answer that both Essex and Hertfordshire County Councils were in support of a northern route was incorrect and has been amended. |
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Which Highways Authorities do you believe are advancing a Harlow northern bypass at this time (June 2006)? |
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Amended answer 13th July 2006: The proposals for a Harlow Northern Bypass were supported by Essex County Council through submissions to the draft East of England Plan. Ropemaker Properties Ltd is not aware of any subsequent change of position adopted by this authority to the scheme. We suggest that you contact them to determine what further work has been undertaken.
Previous answer: The proposals for a Harlow Northern Bypass were supported by Hertfordshire and Essex County Councils through submissions to the draft East of England Plan. Ropemaker Properties Ltd is not aware of any subsequent change of position adopted by either authority to the scheme. We suggest that you contact the authorities to determine what further work has been undertaken. |
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A far-reaching report by a cross-party group of MPs published today (June 20th) says the government policy of boosting affordability by simply flooding the market with new homes is a blunt tool unlikely to achieve its aims, and that policies for more homes need to be tailored to local needs.
The report adds that ministers have failed to set out the full infrastructure costs for supplying the extra transport links, schools, health services and water supplies needed to cope with the likely increase in population, and the current funding earmarked for infrastructure to support the house-building programme is "insufficient".
What is your reaction to this report? |
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The report raises a number of important issues. Ropemaker Properties Limited agrees that new affordable and market housing should be tailored to meeting local needs: the plans for Harlow North are being designed with this in mind. It is envisaged that local Housing Needs Assessments would inform the character of the housing to be built within the scheme. The objective of the Government's Sustainable Communities Programme is precisely to achieve a proper balance of community and physical infrastructure with housing and jobs. The proposals for Harlow North will make provision for such infrastructure. |
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You chose to answer a previous question about the disadvantages of the northern bypass rather narrowly in terms of route alignment. My question is much broader. In other answers you have shown a reticence to endorse a northern bypass preferring to route traffic through the existing town. In terms of spatial planning for the Greater Harlow area, and not relating to any specific alignement issues, what are the disadvantages of a northern bypass in principle, if any? |
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The proposal for a Harlow Northern bypass is being promoted by the relevant highway authorities and is the responsibility of those bodies. As the question addresses an issue that relates to the whole of Harlow rather than the Harlow North proposals, we suggest that you contact the relevant highway and planning authorities in relation to the implications of their proposal upon existing Harlow. |
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This response to your lack of sponsorship at this year's Harlow Buisness Awards
"Ropemaker is awaiting the publication of the Panel Report on the draft East of England Plan. As has been explained to the organisers of the Awards, it would be inappropriate to sponsor the event in September if it is apparent by that time that the recommendations in the Report do not recognise the contribution that development north of the river Stort could make to local housing needs and the regeneration and growth of Harlow"
is rather downbeat and might even suggest that in early June you have been given a "heads up" that the Panel might reject your proposals. Why so despondent? Where is your long term commitment to the businesses in the town? |
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Ropemaker Properties Limited has no advance knowledge of the content of the Panel Report on the Examination in Public of the draft East of England Plan. Ropemaker discussed sponsorship of the 2006 Harlow Business Awards with the organisers in October 2005 and it was agreed that further sponsorship would be reviewed after the Panel Report had been published. Ropemaker was pleased to support the Harlow Business Awards for two years and, if it does have an involvement in the growth of Harlow, it will consider such activities to support the local business community in the future. |
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What was your rationale for sponsoring the 2004 and 2005 Harlow Business Awards? |
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Ropemaker Properties Limited wished to promote its proposals for a sustainable urban extension north of Harlow, and the Awards gave an opportunity to engage with and support the local business community. |
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If your housing building rates slow due to an econmic downturn how would that affect the regeneration of Harlow? Is the regeneration dependent on economic growth and house building rates rather than an independent objective to make Harlow better? |
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All of the proposals within the draft East of England Plan, including the regeneration of Harlow will take place in the context of the general performance of the UK and regional economy. While the regional economy has performed well, and studies have identified further significant potential for growth in the future, it is inevitable that to the extent that particular proposals will rely on private investment, and to a lesser extent public investment, actual investment in the regeneration of Harlow will reflect prevailing economic circumstances. |
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You stated "In the event that job growth was to be substantially below forecast levels this would probably be due to a downturn in the economy, and thus rates of house building would also be likely to fall". Are you saying if there was an economic downturn your proposals would not be needed? Would a more prudent regeneration strategy for Harlow therefore not be to build the 8,000 homes proposed to the east of the town within the existing boundaries and see if the expected jobs materialise? |
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The suggested implication drawn from the previous answer is incorrect. The draft East of England Plan is intended to cover the period to 2021, during which period several economic cycles might be expected. While there may be peaks and troughs in housing and employment completions, subject to time lags, over a longer period housing growth is likely to reflect the general economic situation that prevails. |
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Why do so many of your recent responses on this website say "If and when Ropemaker Properties Ltd was to prepare and submit a planning application..." Is there any doubt that you will go ahead? |
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As we have previously stated, Ropemaker Properties Ltd has taken no decision as to if and when a planning application might be submitted. |
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How does building an extra ten thousands houses north of Harlow "improve the prospects of Harlow capturing some of employment growth" in the East of England Plan? What happens if the jobs don't materialise? |
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Background research undertaken for the draft East of England Plan points to the potential for substantial economic and employment growth the Stansted/M11 sub region for the period to 2021. The strategy of the draft Plan is to focus strategic scale growth in and around Harlow, in part to aid the regeneration of the town. At present Harlow has a limited range of employment uses and housing types, and underperforms in economic terms in comparison to neighbouring towns - the substantial proposed extensions to Harlow, including land north of Harlow, would provide opportunities to expand and diversify both the employment base of the town and the range of housing opportunities available to existing and incoming residents.
The matter of securing a balance of employment and housing growth was considered at the Examination in Public of the draft East of England Plan. The planning advisors to Ropemaker Properties Ltd note that the EiP Panel received a wide range of submissions on this matter. These ranged from those that sought a precise linkage between new job creation and housing and those who wanted a more flexible approach. Particular issues highlighted included the difficulty of establishing what jobs are being created and who they would serve, the time lags inherent in measuring economic activity and new house building rates, the adequacy of measures for control, and the view that readily available housing opportunities would itself encourage inward economic investment into the area. The views of the Panel on this subject are awaited. In the event that job growth was to be substantially below forecast levels this would probably be due to a downturn in the economy, and thus rates of house building would also be likely to fall. |
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You rightly state the East of England Plan says employment in the sub region may be driven by "university level and research-based institutions; location of European Headquarters; regional offices; media and culture; biotechnology; pharmaceuticals; information technology; logistics .."
Do you know of any significant commitments (greater than 1000 jobs) made by any such organasations to come to Harlow in the next few years? Aren't the high tech companies more likely to go to Cambridge at the other end of the "corridor"? |
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Ropemaker Properties Ltd is not aware of any current single proposal that would create 1,000 jobs or more in the Stansted/M11 sub-region, with the exception of the proposed expansion of Stansted Airport. The proposals in the draft East of England Plan are based on the cumulative effect of the decisions of many institutions to expand and invest in the East of England region, including the Stansted/M11 sub-region. The proposals in the draft East of England Plan are intended to improve the prospects of Harlow capturing some of this employment growth. |
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The Prince's Foundation today (May 4th 06) is advocating in a BBC website article that we should be "overcoming the mistakes of the past, such as the obstacle courses created by putting major roads through the middle of cities." Why do you advocate putting the A414 through the centre of your proposed Greater Harlow?
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The existing A414 already passes through Harlow Town. Responsibility for the existing county road network and any improvements thereof, rests with the relevant highway authorities, in this case Hertfordshire and Essex County Councils. Ropemaker Properties Ltd has made no specific proposals for the upgrading of the A414, whether an ?online' improvement or a bypass, as the form of any improvement will need to be determined by the Highway Authority. |
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With regard to the northern bypass you state "it is unlikely to have significant direct frontage access and as such is unlikely to have any significant effect on Space Syntax modelling". Could explain this in the context of you drawing submitted to the EiP that showsa number of junctions ont this bypass? Will a bypass also draw a great deal of through traffic away from the centre of Harlow undermining the regeneration effects. |
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Space Syntax models the effect of movement on the potential for movement-related human activity in the form of the potential for beneficial social and economic interaction. The final relationship of the existing A414 road to any new development area would be the subject of discussions with the planning and highway authorities. Given the present function of the route it has been assumed for the present that there would be a limited number of access points from any new development area to the A414, but no direct frontage access to the A414 frontage would be provided. For this reason there is unlikely to be any significant implications for Space Syntax modelling.
The proposed Harlow Northern bypass is a proposal put forward by the relevant local authorities and is not a proposal of Ropemaker Properties Limited. It is not possible to determine the nature and extent of any effects on existing Harlow in Space Syntax terms until the detailed route has been determined. It will be for the statutory authorities to determine the balance of advantage and disadvantage of such a proposal.
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Your Space Syntax model does not show a bypass for Harlow which is part of the draft East of England Plan? Have you run the model with a bypass and what is the affect? In your meeting with English Partnership last June you state "All work shows importance of A414 through to town centre". Would a bypass undermine the regeneration of the current town? Why did you state this if you now hold no strong opinions either way on whether the northern bypass is necessary? Of what were you trying to convince English Partnerships? |
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The quoted remark relates to the strategic importance of the area between the A414 and the existing town centre of Harlow in creating connectivity with Harlow North via the ?living bridge' as part of a unified ?Greater Harlow'. This reference identifies the importance of this area in regeneration terms, including the Harlow Gateway project, in which English Partnerships are involved.
The form and routing of the Harlow northern bypass has yet to be established by the Highway Authorities. However, as currently proposed as a strategic route it is unlikely to have significant direct frontage access and as such is unlikely to have any significant effect on Space Syntax modelling.
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What do you see as the disadvantages of a Harlow northern bypass? |
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The Harlow Northern bypass is a proposal being advanced by the relevant Highway Authorities, not Ropemaker Properties Ltd. To date the highway authorities have not published any specific proposals for the route and accordingly it is not possible to comment on the particular issues raised by the alignment. |
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The operational assessement of the Strategic Highways Network conducted for the Highways Agency by Faber Maunsell in May 2005 states, even with a Harlow bypass, for the A414:
Moderate to severe congestion is already occurring on the majority of the A414 in the morning peak period, and this is expected to become worse by 2016. Thus, severe congestion is
predicted in the vicinity of Hemel Hempstead, with flows exceeding capacity south of St Albans,
i.e. between the M10 and A1(M). Whilst flows between the A1(M) and A10 are forecast to remain considerably less than the capacity of the road, there is a small section of single carriageway through Hertford which is likely to become congested. East of the A10, flows are again expected to exceed capacity, notably near Ware and Harlow. Do you agree with this assessment? Are the roads around your proposed development likely to be very congested making them unattractive for employment growth? |
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The draft East of England Plan contains a comprehensive set of proposals to improve the transport infrastructure in the general vicinity of Harlow. This includes rail capacity enhancements, a Harlow northern bypass, park and ride facilities, high quality public transport route, public transport access improvements, improvements to the A1184 and improvements to junctions 7 and 8 |
