REJECTED – the latest attempt to build on a fenced-off recreation ground has been refused by Rugby Borough Council (RBC).
McCarthy and Stone’s planning application to build a 62-apartment, 14-bungalow extra care retirement village on Oakfield Park was unanimously rejected by the 12 councillors on the council’s planning committee on the grounds it would ‘result in the loss of a substantial area of designated open space’.
McCarthy and Stone had argued the park should not be considered as a public open space because it had been controversially fenced off in 2016 by its owners, the Heart of England Co-operative Society, after its plan to build 50 new homes there was rejected by RBC on similar grounds.
But in his report to councillors, planning officer Chris Kingham dismissed that argument as ‘spurious’.
He said: “In spite of public access being restricted, the use of Oakfield Recreation Ground as designated open space remains unchanged.
“The proposed development would reduce resident’s access to open space and increase the existing deficit of open space in New Bilton Ward. It would have a significant and negative impact on the health and well-being of residents.”
The development was also rejected on the grounds that it could “fatally harm the health” of “established mature trees that are located on the application site and protected by Tree Preservation Orders”.
Mr Kingham added the listed building and conservation area surrounding the grade II* listed Oakfield House would be permanently and irreversibly lost if the development went ahead.
The Co-op has thus far ignored repeated requests from RBC to negotiate to buy the park, to protect it as a public space.
New Bilton Councillor Mike Brader, who spoke at the planning meeting, said he was delighted the application had been rejected.
He added: “The argument put forward by the applicants was rightly called ‘spurious’.
“Any development on Oakfield would mean an unacceptable loss of open space for our area, something which we are already lacking. I hope that the Co-op will do the right thing now and work with the council to bring the park back into public use.
“Myself and the local borough and county councillors for New Bilton will be doing everything we can to help make this happen.”
Campaigners took to social media to celebrate the planning decision.
Bob Beggs said: “Excellent result! The rec retains its value and protection as an open space in spite of the fence which doesn’t change anything no matter how long it stays in place.”
Jilly Bean Millington added: “Any chance that the Co-op might give up now and let the field back to the council at last?”
Martin Edwards, Deputy Regional Managing Director at McCarthy and Stone West Midlands said their plan was an “important opportunity to significantly improve local housing choice”.
He added: “The site is privately owned land, which is fenced off with no public access. Our plans proposed to provide part of the site as public open space, the size of which was increased in response to residents’ feedback.
“Our plans also offered additional community benefits with the creation of 17 new jobs, together with considerable financial contributions towards improving existing, nearby sporting facilities at Whinfield Recreation Ground and Caldecott Park.
“We will carefully evaluate the Council’s reasons for refusal before deciding our next steps”.
The Observer is awaiting a response from The Heart of England Co-operative Society regarding their future plans for the park.
