Cinderford Northern Quarter Area Action Plan - Forest of Dean ...

Cinderford Northern Quarter 

Area Action Plan 

Consultation statement | July 2011

Contents 

1. Introduction 5 

2. Consultation on Cinderford Business Plan (2006) 7 

3. Informal consultation on masterplan development (2009) 15 

4. Preferred Options consultation (2009) 42 

5. Consultation on Further Consultation Report (2011) 49 

6. Changes to the AAP 50 

7. Representations on the Pre-Submission Draft of the AAP 52 

Appendix 1: Preferred Option Representations 

Appendix 2: Further Consultation Responses 

Appendix 3: Detailed Schedule of Responses on Pre-Submission Consultation Report 

Appendix 4: Statements of Support 

Cinderford Northern Quarter Masterplan and Area Action Plan | Consultation Statement | July 2011 

3

4 Cinderford Northern Quarter Masterplan and Area Action Plan | Consultation Statement | July 2011

1. Introduction 

The purpose of this report is to 

provide an overview of consultation 

undertaken during the preparation of 

the Area Action Plan for Cinderford 

Northern Quarter. 

The report outlines feedback from 

engagement exercises and also 

incorporates a detailed schedule of 

representations received during the 

Preferred Options stage (2009), the 

Further Consultation stage (2011) 

and includes the Full representations 

on the Pre-Submission draft of the 

AAP. 

The report is structured as follows: 

• Chapter 2 - consultation 

undertaken in 2006 to inform the 

preparation of the Cinderford 

Business Plan which initiated the 

AAP process; 

• Chapter 3 - informal consultation 

undertaken in May 2009 to inform 

the development of the indicative 

Masterplan for the Northern 

Quarter; 

• Chapter 4 - Preferred Options 

consultation (October 2009); 

• Chapter 5 - consultation on the 

Further Consultation report 

(January 2011); 

• Chapter 6 - summary of resulting 

changes incorporated in AAP; 

• Chapter 7 - overview of 

representations on Pre-Submission 

Draft of AAP; 

• Appendix 1 - detailed 

schedule of Preferred Options 

representations; and 

• Appendix 2 - detailed schedule of 

representations on the Further 

Consultation Report 

• Appendix 3 - detailed schedule 

of representations on the Pre 

Submission Consultation Report 

• Appendix 4 – Statements of 

Support (Homes and Communities 

Agency, Gloucestershire College, 

Gloucestershire County Council) 

and Gloucestershire First). 


5


2. Consultation on Cinderford Business Plan (2006) 

3.1 Overview 

Consultation with the local 

community, businesses, and 

stakeholders commenced during the 

preparation of Cinderford Business 

Plan which forms part of the AAP 

evidence base and constitutes the 

issues and options stage of the planmaking 

process. 

Consultation has included: 

• The fi ndings of meetings and 

discussions held with offi cers 

and stakeholder representatives 

during the period May to 

September 2006; 

• Public consultation undertaken 

on 8th July 2006, including a 

voting game and a ‘postcard from 

the future’ exercise; 

• Public and stakeholder 

consultation undertaken 

during an 8 week period over 

September, October and 

November 2006; 

• Ongoing consultation with the 

Cinderford Consultative Panel 

throughout the duration of the 

study; and 

• Ongoing consultation with the 

Cinderford Regeneration Board 

throughout the duration of the 

study. 

This section provides a brief overview 

of the key consultation fi ndings in 

order to set the scene for the more 

detailed consideration of issues and 

options. 

Voting game 

A consultation day was held in 

Cinderford Triangle on July 8th 2006. 

The main activity undertaken was a 

voting game which allowed people 

to vote for the three issues they 

considered to be most important for 

the future of Cinderford. Votes were 

cast by throwing balls into buckets 

pre-marked to represent eight key 

issues. 

During the course of the day 114 

people voted. The results show that, 

with the exception of health and 

social care issues, which received the 

highest number of votes (due to the 

proposals for closure of the Dilke 

being out for consultation at the 

time), a number of issues all received a 

similar number of votes. This suggests 

people feel that the following 

issues are all equally important for the 

future of Cinderford. 

• The environment; 

• Education and training; 

• Employment opportunities; 

• Leisure and recreation; and 

• Transport. 

In discussion many of the 

respondents, of all ages, also noted 

the importance of providing facilities 

and activities for younger people. 

Therefore, whilst no specifi c bucket 

for this issue was provided, it will be 

important for the Business Plan to 

consider this issue. 

Postcards from the future 

At the July consultation day people 

were also encouraged to send a 

‘Postcard from the future’ explaining 

what they hoped Cinderford would 

be like in 2016. 

The responses to this provide a 

general, qualitative feel for the sort of 

place people would like Cinderford 

to be. The postcards were completed 

by passers by in the town centre, 

but also by Year 7 pupils at Heywood 

School. The key aspirations noted 

were for: 

• Improved leisure facilities - 

including sports facilities as well 

as cafes, restaurants and 

general entertainment; 

• Improved town centre with a 

wider retail offer; 

• More affordable housing; and 

• Improved transport links 

(both by car and public 

transport). 

Cinderford Consultative Panel 

Brainstorming 

On 17th July 2006 a 

brainstorming exercise was held 

with the Consultative Panel 

(a group set up as a sounding 

board for the Business Plan). This 

focussed on understanding what 

the group saw as the ‘critical 

success’ factors of Cinderford’s 

regeneration. 

The following is a summary 

of the key factors identifi ed in 

response to the question ‘I would 

consider the regeneration of 

Cinderford to be a success if…..’ 

• There were more leisure/ 

employment opportunities 

and more employment; 

• All educational needs were 

better catered for; 


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• There were more jobs for 

graduates (so that they do not 

feel they need to move away); 

• Educational attainment was 

higher; 

• The town was seen to lead the 

way (was more innovative and 

risk taking); 

• There was less reliance on the 

car; 

• There were more opportunities 

to get out and meet people; 

• There were more outlets for 

growing businesses at the right 

rates; 

• It created an environment in 

which successful small businesses 

can thrive; 

• It helped to differentiate 

Cinderford from ‘opposition’ 

towns; 

• There was a better sense of 

community; 

• There was a broader offer that 

meant people could enjoy the 

whole ‘Cinderford Experience’; 

• There was improved 

infrastructure; 

• It meant young people acted 

as ‘co-producers’ (delivering 

improvements for themselves); 

• It retained a ‘market town’ feel; 

• The industrial estate was greener 

and improved; and 

• The forest was taken into 

Cinderford (rather than 

Cinderford into the forest). 

September public consultation 

Whilst the overall level of feedback 

was limited, the responses give a 

fl avour for the sorts of issues people 

see as the most important. 

The following suggestions are those 

that received the most support: 

• Accommodate more housing in 

the town centre, to generate a 

more vibrant feel; 

• Assist existing sites designated for 

housing to be developed; 

• Support for existing facilities, 

such as Candi, Artspace, Creative 

Partnerships and GL14; 

• Support the refurbishment of the 

The focus of consultation has been Miners Welfare Hall; 

on an 8 week period of public and • Re-route heavy goods vehicles 

stakeholder consultation which 

so fewer of them travel through 

took place between September and the town centre. We could also 

November 2006. During this period encourage these vehicles to 

views were sought on the types of enter Cinderford from the north 

actions and initiatives people would through strategic signing. This 

like to see go forward. 

will create a better town centre 

• There were more opportunities 

environment; 

for shopping; 

The consultation was based around an 

• Relocate some existing uses – 

exhibition display which is replicated 

• People chose to come to/visit 

perhaps the cricket club and/ 

on the following pages. The exhibition 

Cinderford; 

or football club to both provide 

boards put forward a range of ideas 

better facilities, and potentially 

• More money was retained locally; for the future, based around eight 

free up some land for further 

key theme headings. Feedback forms 

• The quality of people’s lives was 

development; 

allowed people to vote for the actions 

richer; 

they saw as top priorities. 

8 Cinderford Northern Quarter Masterplan and Area Action Plan | Consultation Statement | July 2011 

• Provide sustainable new 

employment-led schemes as 

part of mixeduse schemes on 

‘brownfi eld’ land, such as at 

‘Northern Arc’; 

• Diversify and improve integration 

of the town centre through 

redevelopment to improve 

shopping facilities; 

• Strengthen the role of the Linear 

Park; 

• Promote a greening strategy for 

the existing industrial estate and 

residential areas to ‘bring the 

forest into the town’; 

• Explore opportunities for 

increasing views from the town 

centre out to the forest; and 

• Create a multi use leisure and 

activity centre.

Cinderford - Building Success 

What’s this all about 

Our aim 

To work with the community to make Cinderford a more: 

desirable and affordable place to live 

exciting place to work and do business 

1 


Why we are doing it... 

Cinderford can’t stand still… 

The town needs to build on its strengths and resolve its 

problems to become a more balanced and sustainable place, 

where the community has a better quality of life. 

We need your input, thoughts, help and support to move 

Cinderford forward over the next 10 years and beyond. 

This will ensure that today’s residents, as well as future 

generations, have a sustainable future. 

Moving forward... 

2 

Moving forward will require lots of work and action. It will need 

to include new development and new infrastructure. How we 

do this, what we build and where it goes will be critical. 

But it’s not just about building. Moving forward will involve 

other projects and initiatives that make use of the existing 

buildings and spaces. If we get this right, it will mean that 

everyone will benefit from an improved quality of life. 

fun and imaginative place toplay and visit 

accessible place which is well connected 

attractive and green environment 

Achieving a balance... 

We need to improve the balance 

between the factors shown in the 

diagram below to create a more 

sustainable Cinderford 

Fact: Cinderford has some very successful 

businesses, but overall the economy is 

dominated by manufacturing and wages are 

generally lower than in other towns. 

What we want: Retain manufacturing, 

but also diversify the economy, to provide a 

wider range of jobs and increased wages. 

Fact: Cinderford is a fantastic place to live, 

but rising house prices mean some people 

can’t afford to buy homes here. 

What we want: A mix of decent homes 

of different types to support a range of 

household sizes, ages and incomes. 

Live 

Community 

Fact: The area has some unique community 

facilities, but these need support if they are to 

keep going. 

What we want: To see existing facilities 

continue to thrive, but with new facilities to 

offer a broader range of things to do. 

Work 

active community, with better facilities 

supportive and inclusive place to learn 

Fact: As a whole, the Forest attracts a large 

number of tourists, but not many of them 

come into Cinderford. Also, existing leisure 

facilities need to be improved. 

What we want: To attract more visitors, 

through the provision of unique facilities that 

will also provide local jobs. 

Play 

Improved 

Quality of life 

Connect 

Green 

Learn 

Fact: The area has good education facilities 

but its residents have few qualifications. 

What we want: To develop a more 

supportive environment where everyone can 

learn and improve themselves. 

Your role... 

Have your say… 

We need your help so that we can agree where the 

community wants Cinderford to be in 2016. 

We’ve set out some of the main ideas for the future of 

Cinderford but we want to know what you think is right 

for the area. If you have any other ideas, please let us 

know. This consultation forms part of the statutory planning 

process. 

Your comments will help us get the plans for the future of 

Cinderford right. 

You can tell us your views by: 

• Completing a feedback form; or 

• Speaking to a member of the team; or 

• Sending us a ‘postcard from the future’; or 

• Logging on to our website www.cinderford2016.net 

a better town, for everyone 

Fact: Cinderford is at the heart of the forest, 

but access to it, and within it, is relatively 

poor. 

What we want: Improved links both within 

the town, and to other places. 

Fact: Cinderford enjoys an attractive forest 

setting, but this environmental quality is not 

reflected in the town. 

What we want: To bring the forest into the 

town, by greening built up areas. 

a sustainable, mixed-use community 


9


How are we going to do it 

Planning ahead... 

We need to put together an overall plan for what the community 

wants the area to be like in ten years time. This will become 

the planning guidance for Cinderford - it will be called an ‘Area 

Action Plan’. This special status means it will help guide what is 

built in the future, where it goes and what it looks like. This public 

consultation exercise will assist the Forest of Dean District Council 

to prepare preferred options for the Cinderford Area Action Plan as 

part of the new Local Development Framework for the District. 

This process will help to attract investment and make things 

happen. If we get this right, we will be able to get funding from 

a range of national, regional and local organisations, including 

through the National Coalfields Programme. This money will 

be critical if we want to move forward - and we need your 

support to do that. 

Much of this funding is likely to apply mainly to the ‘core area’ 

shown on the plan opposite. Therefore, this exhibition focusses 

on possibilities within this area. Improvements in the ‘core area’ 

could well benefit surrounding parishes, as shown by the ‘area of 

influence’. Funds for projects in the wider ‘area of influence’ could 

be available, if these link in with the overall aims for the core area. 

The first steps… 

We need to start 

by agreeing a set 

of principles. 

If we really want to 

move forward, we 

need to make sure 

that the following 

principles underpin 

everything we do. 

Use local,, natural and renewable materials 

Bring the forest into the town 

Utilise sustainable forms of energy 

Ensure new buildings are efficient in their use of energy and water 

Make use of local skills and labour 

Make quality a priority 

Involve the community throughout 

A cleaner greener future 

your town,your future 

3 

Living 


Our aim 

We need to provide a mix of new housing types and to deliver more affordable housing for first 

time buyers and low income families. We also need to make better use of the existing housing. 

But most of all we need to ensure all new housing is of top environmental quality drawing on, 

and making the most of, the attractive forest setting and local materials. 

What we could do, why and where... 

1 Accommodate more housing in the 

town centre, to generate a more 

vibrant feel. For example, by 

promoting ‘living-above-the-shop’, 

better use of vacant premises, and/or 

redevelopment. 

2. 2 Assist existing sites designated for 

housing to be developed. In some 

cases existing uses would need to be 

re-located, in others access would 

need to be improved. 

3. 3 Support mixed-use schemes on the 

industrial estate, to provide a better 

range of activity. 

4. 4 Provide sustainable housing as part of 

mixed-use schemes on 

‘brownfield’ land, such as at 

‘Northern Arc’. 

5. 5 Provide further housing on 

‘greenfield’ land, such as at St. 

Whites, to provide a range of housing 

types to the south of the town. 

6. 6 Promote ‘executive homes’ to 

border the Linear Park, to take 

advantage of its setting. 

Locally sourced materials could improve quality 

6 

4 

6 

3 

2 

Improved design could bring the forest into the town 

Things to consider… 

• We would need to ensure that use of 

land for housing would result in no 

overall loss of employment land, by 

providing land elsewhere. 

• Any significant additional housing 

provided in Cinderford (above that 

already planned) might run contrary 

to existing policy. 

How we would do it… 

• All new housing would be required 

to meet national Eco-Homes 

standards, and would be of top 

quality design. 

• Dwellings would be encouraged to 

be made of locally sourced 

materials. 

• A range of housing types would be 

provided, to suit a range of budgets, 

lifestyle and ages. 

• Any new housing would need to 

fully respect its ecological and 

landscape setting. 

a desirable and affordable place to live 

5 

1 

It will be important to meet Eco - homes standards 


Working 

Our aim 


We need to support existing businesses. We also need to attract new businesses to ensure 

Cinderford’s economy moves forward. We need a wider range of local employment opportunities and 

improved skills and knowledge to help businesses flourish and for people to obtain higher paid 

jobs. We also need to provide a more attractive environment for people to do business. 

5 


Playing and Visiting 

Our aim 

We need to ‘put Cinderford on the map’ and give visitors more of a reason to come to the area. 

We need to ensure that more people who visit the forest come into Cinderford; that will mean 

improving the town centre environment. We need to support and improve sports and 

leisure facilities for the local community. We also need to ensure that any new development is 

supported with appropriate leisure and recreational facilities. 

6 





1. 1 Intensify the use of existing 

employment land, by making better 

use of vacant or under-utilised land. 

2. 2 Cluster similar businesses at 

Forest Vale and elsewhere – possibly 

through relocation – to free up land for 

employment redevelopment. 

3. 3 Provide a sustainable, local fuel source, 

for example through a biomass 

centre at Northern United or on Forest 

Vale. 

4. 4 Provide sustainable new 

employment-led schemes as part 

of mixed-use schemes on ‘brownfield’ 

land, such as at ‘Northern Arc’. These 

would provide more jobs and a wider 

range of jobs. 

5. 5 Diversify and improve integration of 

the town centre through 

redevelopment to improve shopping 

facilities 

3 

4 

1 

3 

5 

2 

Steam Mills Lake 

• Environmental impacts of any new 

employment land would need to be 

carefully considered. 

• Getting the balance of employment 

opportunities right would result in a 

positive regeneration impact. 

An example of an eco-friendly employment building 


• 1 Build a ‘Sustainable Energy’ tourist 

centre. This could potentially link 

with the biomass plant, and could also 

draw on the site’s mining heritage. 

• 2 Create a food & drink centre, 

showcasing local produce, and better 

linked in to local cafes and restaurants. 

• 3 Enhance cycle links between the 

forest and the town centre, especially 

through the Linear Park, to attract 

visitors to the forest into the town. 

• 4 Relocate some existing uses – 

perhaps the cricket club and/or football 

club to both provide better facilities, 

and potentially free up some land 

for further development. Appropriate 

locations would need to be found. 

• 5 Provide a flagship multi-use activity 

centre comprising, for example, a 

youth centre, basketball courts, 

skatepark and climbing wall, of a scale 

to serve both residents and tourists. 

1 

5 

4 

3 

2 

4 

• These facilities would improve 

quality of life, and also contribute to 

the economy. 

• It would probably be more difficult to 

secure appropriate funding, without 

other forms of development. 

• The location of these facilities is 

flexible. 

• Improvements to the town centre 

could provide opportunities for 

increased tourism and leisure. 

2 

5 

3 

1 

3 

4 

Forest Vale and Northern Arc 

• New employment buildings would 

be encouraged to be carbon 

efficient. By this we mean the 

promotion of green technologies, 

and local fuel sources. 

• Any new employment facilities will 

need to be better integrated into 

their surroundings. 

• Employment generation would need 

to be complemented with 

appropriate training and skills for 

the local workforce. 

• A range of employment premises 

would be provided, with a focus on 

smaller and flexible space. 


• Any increase in tourism should draw 

on Cinderford’s setting, history and 

local skills. 

• There would be a focus on providing 

facilities for younger people. 

an exciting place to work and do business 

a fun and imaginative place to play and visit 


11

Connecting 


We need better access to stimulate the town’s economy and help unlock land designated for 

development. This is particularly the case in the northern part of town, in the Steam Mills area. Both 

existing and new development will need to be well served by public transport. The “entrances” to 

Cinderford need to be improved to enhance its image. The town centre would benefit from less 

traffic 


1 Build a new road between Steam Mills 

and the A4136. This will ease 

movement through the area, and 

strengthen links with the town centre. 

It will also release sites designated for 

development. 

2. 2 Visually improve the route between the 

north of Cinderford and the town centre. 

3. 3 Create new entrance features (for 

example a distinctive public art 

feature) as people enter the town to 

improve Cinderford’s image. 

4. 4 Re-route heavy goods vehicles so 

fewer of them travel through the town 

centre. We could also encourage these 

vehicles to enter Cinderford from the 

north through strategic signing. This 

will create a better town centre 

environment. 

5. 5 Make existing car parks more 

accessible by better signs and footway 

links. 

Better connectivity at Steam Mills 

If you agree that better road links in the 

northern part of Cinderford are important, 

we need your help to decide the most 

appropriate route, the options are: 

6. 6 The ‘Spine Road Extension’. 

7. 7 It might be possible to extend this 

route up to the main road (A4136). 

8. 8 The ‘Western Access Route’. 

9. 9 Another possible alternative would 

be to create a ‘green’ and positive 

image on entering Cinderford: through 

the forest towards Steam Mills Lake. 

8 

9 

7 

6 

Things to consider 

• Better town centre parking is probably 

dependent on redevelopment. 

• Re-routing of heavy goods 

vehicles would depend on significant 

improvements to existing roads. 

• Public transport improvements are 

required to link housing to work, 

study and play. 


7 

• Routes 7 and 9 are already identified 

in the District Council’s Local Plan. 

• It is unlikely that more than one new 

road could be funded. 

• The route of any new road would 

depend on both environmental 

considerations and the nature of 

proposals for nearby land. 

• Provision of any new road would need 

to be supported by further analysis to 

ensure the approval of relevant 

statutory bodies. 

an accessible place which is well connected 

Greening 


We need to bring the quality of the 

forest and environment surrounding 

Cinderford into the town itself. This 

means exploring opportunities for 

‘greening’ the existing town. We 

also need to be careful about ensuring 

that any new development respects 

its forest setting, as well as its more 

immediate 

What we could do... 

1. Strengthen the role of the Linear Park 

through a management strategy. 

2. Promote a greening strategy for 

the existing industrial estate and 

residential areas to ‘bring the forest into 

the town’. 

3. Seek to promote the conservation of key 

historic buildings. 

4. Promote biodiversity studies and 

habitat creation. 

5. Explore opportunities for increasing 

views from the town centre out to the 

forest. 


• Environmental enhancements would 

need to be an integral part of any other 

forms of new development. 

• Funding sources for environmental 

enhancement works can be more difficult 

to secure. 

Community 

Cinderford has some good existing 

community facilities – these need 

to be supported. There is also a need 

to provide new facilities to improve 

the overall quality of life in the town. 

Whilst it is relevant to the Business 

Plan, the uncertainty surrounding the 

Dilke Hospital is subject to separate 

consultation processes and timescales. 


1. Support for existing facilities, such 

as Candi, Artspace, Creative Partnerships 

and GL14. 

2. Retain, and where possible improve, 

facilities in the area of influence. 

3. Support the refurbishment of the 

Miners Welfare Hall. 

4. Support the re-location of Splinters. 

5. Support the re-location of GL14 and the 

radio station. 

6. Support provision of a new café/ 

crèche in the town centre. 

7. Provision of a state-of-the art 

sustainable, multi-use community 

facility, providing flexible space for, for 

example, exhibitions, conferences, 

weddings, learning and health. 


• Community facilities can add 

considerably to the overall quality of life, 

but funding sources are often difficult to 

tap into. 

• The re-location of St. White’s Primary 

School is likely to depend on housing 

proposals for nearby land going ahead, 

and its size will depend on whether 

further housing gets built. 

Learning 

A wider range of knowledge and 

increased skills are essential to a 

successful economy and to boost the 

self-confidence of the population. A 

Community Learning Plan is being 

developed as an integral part of the 

Business Plan. It will seek to promote 

lifelong learning to deliver sustainable 

economic development, social progress 

and health and well-being. 


Appoint a Community Learning Plan 

Champion to integrate and develop learning 

opportunities for everyone; 0-90+. This will 

bring together learning providers, the public 

and businesses throughout the area. 


• This process will benefit both those 

wanting to learn, and businesses wanting 

to use new skills. But it is dependent 

on funding, requires long-term 

investment, and needs early cooperation 

on ideas and funding. 

• Local schools and the Royal Forest of 

Dean College will play an important role 

in the learning process. 

a green, active and supportive town 

8 


9 


Putting it all together…. 

For Cinderford to move forward in the right direction over 

the next ten years, the different factors in the coloured 

wheel below need to be more effectively linked together. 

There are a number of ways this can be achieved, and it 

is our job to take your comments from this consultation to 

develop an agreed way forward. 

To achieve a more sustainable Cinderford which is able to 

grasp the opportunities and create an improved quality of 

life, we need your input and support to achieving funding, 

to enable us to move forward. Please give us your views by 

completing a feedback form. 

Improved 

Quality of life 

This public consultation exercise will assist the Forest of Dean District Council to prepare preferred options for the 

Cinderford Area Action Plan as part of the new Local Development Framework for the District. 

a sustainable, mixed-use community 


13


3. Informal consultation on masterplan development (2009) 

3.1 Overview 

In May 2009 the Cinderford 

Northern Quarter Area Action Plan 

(AAP) consultant team conducted 

a series of consultation events in 

Cinderford. The events were designed 

to engage key stakeholders and 

members of the local community in 

order to inform the development of 

a masterplan which would, in turn, 

provide the basis for the Area Action 

Plan Preferred Option. 

This chapter is structured to refl ect 

the 5 consultation events which took 

place in May, as well as a section 

dedicated to analysis of public 

responses from members of the 

public over the whole consultation 

period. 

The consultation feedback is 

structured as follows: 

• Offi cers and members’ briefi ng; 

• Drop-in consultation; 

• Market stall consultation; 

• Stakeholder workshop; 

• Youth conference; 

• Questionnaire responses; 

• Summary of written submissions; 

• Summary of qualitative feedback; 

and 

• Conclusions and next steps 

3.2 Exhibition 

materials 

At each of the consultation events, 

a set of materials was used to help 

illustrate and gain feedback on the 

work being carried out for the 

Cinderford Northern Quarter AAP. 

The materials were: 

• An exhibition presenting the 

scope of the project, the three 

options put forward for the 

Northern Quarter and the 

rationale behind them. 

• A plan of the Northern Quarter 

on which participants were asked 

to place suggestions on post-it 

notes. 

• A model of the site showing the 

key geographical features which 

structure the site – its terrain, the 

lake and river, and existing roads. 

The options were then illustrated 

on this model with coloured 

blocks corresponding to the 

land uses shown in the options 

on the exhibition. Participants 

were encouraged to consider 

the different options, as well as 

variations on them, by setting 

the coloured land use blocks 

out on the model in different 

combinations. 


15

Cinderford Northern 

Quarter Masterplan 

and Area Action Plan 

2 Project background 

The work we are doing now follows on from important 

work which has already been done, including the Local Plan 

Review (2005) and Cinderford Business Plan (2007) 

Welcome to the exhibition 

Thank you for taking a few minutes to look at this 

exhibition. We are here to find out what you think about 

our ideas for the Cinderford Northern Quarter. 

The Forest of Dean District Council has appointed a team 

of consultants to prepare a Masterplan and Area Action 

Plan (AAP) for the Northern Quarter in Cinderford. The 

new masterplan for the Cinderford Northern Quarter will 

ultimately guide both public and private investment into 

the former coal mining sites to the north west of the town. 

It will also form the basis for an Area Action Plan to control 

all development in the area. 

It is really important that we find out what you think about 

the plans. We want to hear your views on the draft designs 

and ideas. We are also planning to come back for more 

consultation this autumn with our final draft report which 

will be called the Preferred Options document. 

As well as the Council, the steering group for the 

project includes the Homes and Communities Agency, 

Gloucestershire County Council, Royal Forest of Dean 

College, and the Forestry Commission. 

Steam Mills lake 

Find out more 

The consultation period on the draft plans starts on Monday 18 

May 2009 and ends on Friday 19 June 2009. We are starting the 

consultation period with two public events: 

– Drop-in session at Steam Mills School - Monday 18 May, 

4pm to 7pm; and 

– Market stall at the Triangle, Cinderford – Tuesday 19 May, 

9.30am to 2pm. 

We are also holding meetings with Councillors, local interest groups 

and young people to present our ideas and hear what they have to 

say. 

From Wednesday 20 May 2009 until Friday 19 June 2009 the exhibition 

will be on display in the Belle Vue Centre in Cinderford and can be 

viewed between 9.00am – 5.00pm, Monday – Friday. 

Project website 

All the documents about this project including this exhibition and the 

questionnaire leaflet are available online and you can visit either of 

these websites to download them: 

www.cinderfordregeneration.org 

www.fdean.gov.uk 

Your comments 

We are really interested to hear what you have to say about the draft 

masterplan. Once you have had a chance to look at the plans please 

answer the questions on the leaflet and return it to us by Friday 19 

June 2009. There is a box to leave it in at the exhibition, or you can 

post it to us at the address below. 

These are the companies leading the preparation of the masterplan 

and AAP: 

– Alan Baxter and Associates (lead consultants responsible for 

masterplanning, urban design and transport), 

– ERM (responsible for environmental and sustainability inputs); & 

– Urban Practitioners (responsible for planning and consultation) 

You can also use the following contact details to get in touch with the 

team if you have any questions about the project: 

Wendy Jackson 

Cinderford Regeneration Manager 

Forest of Dean District Council 

High Street 

Coleford 

Gloucestershire 

GL16 8HG 

01594 812645 

wendy.jackson@fdean.gov.uk 

Timeline and milestones 

LOCAL PLAN, 2005 

- Forest of Dean Local Plan Review 

was published in 2005. 

- The Local Plan Review identi es a 

series of development sites in the 

Northern Quarter for a range of 

activities including employment, 

residential, leisure and recreation 

uses. 

- The plan protects the proposed 

extension of Forest Vale spine road 

to Steam Mills. 

BUSINESS PLAN, 2007 

- A business plan was prepared in 

2007. The document indicates 

key priorities for the regeneration 

of Cinderford with a focus on 

the Government’s Coalelds 

Programme funding. 

- As part of this. detailed consultation 

was undertaken on four options 

which led to a preferred option. 

Business Plan (2007): Route of new road and uses 

The Business Plan identified a preferred option in terms of road alignment 

and land uses for the Northern Quarter. Both the route of the road and uses 

were tested through a process of consultation and technical work. Although 

the final Business Plan was the starting point for the current Masterplan and 

AAP, the project team has looked at the options again to make sure that the 

preferred option is still the best approach for the masterplan. 

The original requirement for a new link road in this area was identified in the 

Cinderford Transport Study back in 2001. The existing junction at Nailbridge 

is difficult to use, and all the heavy traffic has to use the road through Steam 

Mills and past the primary school. The team working on this project has 

studied the work which was done for the Business Plan in 2007. We want to 

be sure that the road alignment which was shown in the preferred option 

was the right one and will do the following things: 

1. Reduce traffic on the A4136 Steam Mills Road, especially at the primary 

school and in Steam Mills; 

2. Minimise additional pressure on Nailbridge junction; 

3. Provide access to the Northern Quarter; 

4. Provide a new gateway to Cinderford; 

5. Provide access for all types of transport, including public transport; 

6. Limit its environmental impact; and 

7. Be in accordance with The Forestry Act. 

Option D on the road alignment options plan was selected in the Business 

plan as the preferred route. When testing the road options against the 

criteria above, it was confirmed that this route should be taken forward in 

the masterplan. The exact alignment of option D has been refined further 

in the masterplan options to respond better to the topography of the site 

and anticipated traffic patterns in relation to trips to the town centre and 

Forest Vale business park. Connecting the new road to Broadmoor Road will 

provide good links to both Forest Vale business park and the town centre. 

AREA ACTION PLAN (AAP) 

AAP 

CONTEXT 

- The AAP will be 

a new planning 

document which 

replaces the 

parts of the Local 

Plan which relate 

to the Northern 

Quarter site. 

Informal consultation on the draft ideas: May 2009 

Consultation on Sustainability Appraisal Scoping Report: June 2009 

Formal consultation on AAP preferred options and SA: 

Autumn 2009 

Publication: January 2010 

Submission: February / March 2010 

APRIL 2009: Coalfield Funding 

confirmed! £14.75 million for 

Cinderford regeneration announced. 

Adoption May 2010 

Business Plan preferred option (2007). 

The mix of uses in the Business Plan preferred 

option is 45% employment, 19% housing and 36% 

college / amenities. It should be noted that the 

Business Plan boundary covers a larger area than 

the AAP / Masterplan 

IMPLEMENTATION 

Delivery of proposals for 

Northern Quarter 

Continued partnership working 

between key stakeholders, delivery 

agencies and local community 

This drawing incorporates information from the 

Ordnance Survey which is © Crown Copyright. 

Testing of road alignment options 


N 

N 

3 Site context 

The Northern Quarter is a special place in a wonderful location. 

There are beautiful woodlands and open spaces, but the area 

also has an important social and industrial history. 

5 Our Vision: 

“The Northern Quarter will become an attractive destination for local people in Cinderford 

and surrounding communities. It will make the most of the beautiful landscape and will set 

high standards for design and sustainability. Set within a green campus environment, the 

Northern Quarter will feature a range of new facilities including a college. The development 

will also bring wider benefits to the area including a new road access that will reduce traffic 

impact on Steam Mills and Newtown.” 

Themes: The vision is supported by eight themes: 

A. Northern United buildings 

- Mining buildings dating from the mid 

twentieth century 

- Many of the surviving buildings now derelict 

A 

B 

K 

J 

H 

G 

I 

THEME 1: SUSTAINABLE PLACE-MAKING 

“The Northern Quarter will be a sustainable 

new development that respects and celebrates 

the area’s important landscape, habitats and 

cultural heritage. A Sustainable Development 

Framework is being prepared which will ensure 

that sustainability is at the heart of the proposals.” 

THEME 2: ACCESSIBILITY AND MOVEMENT 

“The new link road through the site will play 

a vital role in providing access to the new 

development, but will also create a new 

and better link into Cinderford. Access for 

pedestrians, cyclists and buses will also be 

improved.” 

THEME 5: LIVING AND WORKING 

“The Northern Quarter will be a great 

place to live, work, study and relax. A 

mix of land uses will be included and it 

will be important that these are welldesigned 

and carefully located.” 

THEME 6: HEALTHY LIVING, 

TOURISM AND LEISURE 

“A range of leisure actitivities such 

as walking and cycling will be 

encouraged, alongside opportunities 

to promote access to the forest for 

leisure, tourism and education.” 

A. Northern United buildings 

- View of Northern United looking towards 

pithead c.1952 

C 

E 

D 

F 

K. Forest 

- A defining feature of the area protected by 

the Forestry Act 

THEME 3: EDUCATION AND LEARNING 

“The Royal Forest of Dean College, currently 

based in Coleford, is considering moving 

to a new location so that they can bring 

all their facilities into one campus. This site 

would be ideal for what they need and 

would provide a great place to study.” 

THEME 7: INTEGRATION WITH STEAM MILLS 

AND CINDERFORD TOWN CENTRE 

“The new development will link into the surrounding 

area, with connecting streets and good transport 

links. The new development can work with the 

existing communities by supporting existing facilities 

and by providing new ones which everyone can use. “ 

THEME 4: LANDSCAPE, ENVIRONMENT AND 

BIODIVERSITY 

“The Northern Quarter is in a beautiful environment 

including woodland, open space and water. The 

landscape also reflects the long history of mining in 

the area. These things will give the area the unique 

character which will make it a special place.” 

THEME 8: DELIVERY AND PARTNERSHIP 

“Based on guidance in the new planning 

system it is important that we propose things 

which we can deliver. We will work with 

stakeholders, developers and the public to 

create a plan which has broad support and we 

can all help to deliver.” 

B. Gloucestershire Way 

- Runs diagonally across the north of the site 

- Right of way that connects Chepstow to 

Tewkesbury via Gloucester 

J. Nailbridge Junction / A4136 

- Complex junction 

- A4136 runs east –west to the north of the 

site 

Key principles: The Masterplan is based on two sets of principles: 

1. The Northern Quarter as an exemplar community 

2. Movement Framework 

C. Brickworks 

- Uses clay from the lake in the east of the site 

to make bricks 

D. Steam Mills Lake 

- Used for recreation, such as the local angling 

club 

- Key asset of the site that will be retained in 

all future plans 

E. Smaller lake and mounds 

- Two lakes separated by wooden bridge 

- Mounds offer good views across the area 

F. Linear Park 

- Important recreation space which links 

towards the centre of Cinderford 

- Asset, that will be protected and integrated in 

all plans for the site 

G. Newtown 

- Small community to the east of the site 

- Potential to link in with proposals for the site 

H. Engine Brook 

- Narrow brook, which feeds Steam Mills Lake 

- Brook will require vehicle and pedestrian 

crossings 

I. Steam Mills 

- Historic village along Steam Mills Road 

- Includes Steam Mills primary school to north 

- A ‘place’ in the forest; 

- Northern United, the 

Lake and the Forest are 

recognised as key assets; 

- An amenity hub for 

Cinderford, Steam Mills, 

Ruardean, Drybrook and 

the wider area; 

- A community built around 

college and employment; 

- Only a small area (18%) of 

the total site area will be 

developed; and 

- High sustainability targets 

for all development. 

A4136 

Northern 

United 



Core activities 

Steam Mills 

to Cinderford 

town centre 

- A new north-south spine 

road; 

- A new east-west link 

between Northern United 

and Steam Mills; 

- Reduction of traffic on 

Steam Mills Road; 

- Provision of public 

transport between the 

college, employment 

areas, local community 

and the wider area; and 

- A good network for 

walking and cycling. 

A4136 

Gloucestershire Way 



Bus route 

Spine road 


Forest Vale Road 

Steam Mills Road 

Bus route 

Broadmoor Road 


town centre 


17

N 

N 

5 Our Vision: 




Northern Quarter will feature a range of new facilities including a college. The development 

will also bring wider benefits to the area including a new road access that will reduce traffic 

impact on Steam Mills and Newtown.” 

6 Option 1 

A new civic spine for Cinderford 



“The Northern Quarter will be a sustainable 

new development that respects and celebrates 

the area’s important landscape, habitats and 

cultural heritage. A Sustainable Development 

Framework is being prepared which will ensure 

that sustainability is at the heart of the proposals.” 


“The new link road through the site will play 

a vital role in providing access to the new 

development, but will also create a new 

and better link into Cinderford. Access for 

pedestrians, cyclists and buses will also be 

improved.” 




to a new location so that they can bring 

all their facilities into one campus. This site 

would be ideal for what they need and 

would provide a great place to study.” 


BIODIVERSITY 



landscape also reflects the long history of mining in 

the area. These things will give the area the unique 

character which will make it a special place.” 


“The Northern Quarter will be a great 

place to live, work, study and relax. A 

mix of land uses will be included and it 

will be important that these are welldesigned 

and carefully located.” 

THEME 6: HEALTHY LIVING, 

TOURISM AND LEISURE 

“A range of leisure actitivities such 

as walking and cycling will be 

encouraged, alongside opportunities 

to promote access to the forest for 

leisure, tourism and education.” 



“The new development will link into the surrounding 

area, with connecting streets and good transport 

links. The new development can work with the 





system it is important that we propose things 

which we can deliver. We will work with 

stakeholders, developers and the public to 

create a plan which has broad support and we 

can all help to deliver.” 

Summary 

1. New civic spine to Cinderford 

with the college / activity 

centre, hotel and offices located 

on a new road connecting to 

Cinderford Town Centre. 

2. College / activity centre set 

close to the lake and related to 

landscape. The college will have 

an open campus character with 

green spaces and water bodies 

between the buildings, offering 

spectacular views. 

3. Hotel located at the northern 

gateway to Cinderford. 

4. Steam Mills and New Town 

revitalised with new business 

spaces and housing connecting 

through to new civic spine. 

5. The Northern United site will 

provide opportunities for high 

quality business space. 

6. Option 1 assumes the following 

mix of uses: 

Option Option 11 - Masterplan - Masterplan diagram diagram 

A4136 


5 mins’ walk 

A4136 

Housing allocation 

Local Plan 

A4151 Steam Mills Road 


N 

Key principles: The Masterplan is based on two sets of principles: 

1. The Northern Quarter as an exemplar community 

- A ‘place’ in the forest; 

- Northern United, the 

Lake and the Forest are 

recognised as key assets; 

- An amenity hub for 

Cinderford, Steam Mills, 

Ruardean, Drybrook and 

the wider area; 

- A community built around 

college and employment; 

- Only a small area (18%) of 

the total site area will be 

developed; and 

- High sustainability targets 

for all development. 

A4136 


United 



Core activities 

Steam Mills 


town centre 

2. Movement Framework 

- A new north-south spine 

road; 

- A new east-west link 

between Northern United 

and Steam Mills; 

- Reduction of traffic on 

Steam Mills Road; 

- Provision of public 

transport between the 

college, employment 

areas, local community 

and the wider area; and 

- A good network for 


A4136 




Bus route 

Spine road 




Bus route 



town centre 

- 36% residential 

(approximately 130 

dwellings); 

- 44% employment; and 

- 20% college / amenities. 

20% 

44% 

36% 



Option 1 - summary 

Northern United: 

Place to live & work 

Employment on 

brownfield site 

Steam Mills & 

New Town mixed-use 

neighbourhood 

Civic spine 

P 


Key 

Residential 

Pedestrian routes 

P Parking (for college) Cycling routes 

Offices (B1) 

College centre / activity centre 

Light industry (B2) 

Primary road (A1436) 

College campus 

Primary road 

Activity centre 

Secondary road 

Public realm 

Site boundary 

Hotel 

Green corridor 

Public Transport 

Residential Employment College / amenities 




7 Option 2 

Campus at the centre for 

employment and housing 

8 Option 3 

A distinctive local community 

Summary 

Option 2 - Masterplan diagram 

N 

Summary 

Option 3 - Masterplan diagram 

N 

1. College / activity centre creates 

a central landmark for a place 

to live and work set in natural 

landscape. 

2. New employment uses will be 

located along the spine road. 

3. High quality green business 

uses in lake and landscape 

setting. 

4. Steam Mills and New Town 

consolidated with sustainable 

housing, closely linked to the 

forest, lake, college / activity 

centre and business uses. 

5. Hotel located by the lake. 

6. Character of the Northern 

United site retained and 

regenerated through 

sympathetic employment uses. 





dwellings); 



A4136 




ENERGY CENTRE 



A4136 

Steam Mills & New 

Town residential 

neighbourhood 






Key 

Residential 



Offices (B1) 




1. College / activity centre forms 

a new northern gateway to 

Cinderford, drawing from 

the forest as a key asset and 

connecting to Steam Mills. 

2. East-west link connects the 

Northern United site to Steam 

Mills and New Town via new 

business space, the college and 

housing. 

3. Higher proportion of housing 

creates a self contained 

community connecting lake 

with Steam Mills. 

4. Northern United site becomes 

a destination for green 

hotel/ tourism and exemplar 

sustainable housing. 

5. Business space provided on 

selected brown field sites 

throughout the development. 





dwellings); 



A4136 




Northern United: 

Green Tourism & 

Housing 

ENERGY CENTRE 



Mixed-use 

Forest fringe 

A4136 






Key 

Residential 



Offices (B1) 





Primary road 

P 


Primary road 





Public realm 

Site boundary 

Public realm 

Site boundary 

Hotel 


Hotel 




18% 

26% 

Sustainable 

Business 

Opportunities 

Urban centre 

P 

21% 

40% 

Sustainable 

Business 

Opportunities 

Steam Mills & New 

Town: a green 

place to live, work 

and play 

56% 

39% 








19


3.3 Officers’ and 

members’ briefing 

The offi cers’ and members’ briefi ng 

took place at the Forest of Dean 

District Council offi ces in Coleford 

on Monday 18 May 2009. The event 

provided an informal session where 

offi cers and members could meet 

representatives from the consultant 

team in person to ask them questions 

about the project and the masterplan 

proposals. By way of assistance an 

exhibition presented the scope of 

the project, the three options put 

forward for the Northern Quarter 

and the rationale behind them. 

The event was attended by 29 people, 

including members of the project 

team. During the course of the 

session a wide range of issues were 

discussed regarding the programme 

of work and the relative advantages 

and disadvantages of each option. 

3.4 Steam Mills drop-in 

consultation 

The drop-in consultation was held 

at Steam Mills School on Monday 18 

May 2009. The drop-in consultation 

was open to the public, and had 

been advertised in the local press 

and other media. In addition the 

event was publicised among younger 

people at a number of local schools, 

which had incorporated a series of 

lessons and projects based around 

the regeneration of the Cinderford 

Northern Quarter into their 

geography curriculum. The young 

people who attended this event 

brought their parents. 

A number of suggestions were made 

at the event as follows: 

• Concern at the number of Heavy 

Goods Vehicles (HGVs) using 

Steam Mills Road which is a 

nuisance to residents (x2); 

• Provision of allotments; 

• Flooding of houses around the 

river and the need to deal with 

this issue before constructing any 

new homes there; 

• The need to keep existing bus 

routes on Steam Mills Road in 

view of the proposed new road 

through the Northern Quarter; 

• Use of local builders in the 

construction of new development; 

• Provision of a restaurant and/or 

cafe around Steam Mills lake; 

• Support for the location of the 

college and hotel on the raised 

ground next to Steam Mills Lake; 

• Wind turbines at the Brickworks 

site; 

• Make the new route through the 

site the most attractive for HGVs; 

and 

• Create a beach for swimming 

at Steam Mills lake, and provide 

picnic tables for its enjoyment. 


21


3.5 Market stall 

The market stall took place on 

Tuesday 19 May in the centre of 

Cinderford. Assisted by the exhibition, 

the model and the comments plan 

of Cinderford, members of the 

consultant team answered questions 

and informed members of the public 

of their work over a four hour 

period. In addition, during this time, 

the team distributed around 750 

leafl ets to residents and visitors. 


23


2.6 Stakeholder 

workshop 

The stakeholder workshop took 

place on Tuesday 19 May at the 

Miners’ Welfare Hall in Cinderford. 

The purpose of the stakeholder 

workshop was to engage with 

and bring together a series of key 

stakeholders who had been identifi ed 

during the baseline analysis as 

being crucial to the formation of 

a robust masterplan and AAP. 39 

people attended the event including 

consultant team staff. 

The event was introduced by Steve 

Walker of Urban Practitioners who 

gave a brief introduction to the AAP 

and an update on the programme 

of work ahead via a presentation. 

Following this, Vivek Nanda of 

Alan Baxter Associates gave a full 

explanation of the three options 

considered. 

Each group was issued with a 

worksheet showing the three options 

which they were encouraged to 

annotate with their suggestions in text 

and as diagram. The working groups 

were facilitated by a member of 

Urban Practitioners and Alan Baxter 

Associates. 

Key topics which arose at the 

stakeholder workshop are summarised 

as follows: 

Young people: 

• Provide something for teenagers 

Natural assets and landscape: 

• Make a feature of the stream 

• Footpath around lake 

• Lake is the most important 

feature 

• Retain edges of the lake for 

wildlife 

• Community sympathetic to light 

industry 

• Provide high-end technology 

• High quality affordable homes 

• Business support 

• Don’t front residential onto link 

road 

Transport: 

• Tramway into town 

• Apply speed limit to new road 

• Car park at lake is poor use of site 

– high quality apartments 

• Improve linkages between college 

and school 

College 

• Option 1 best college location 

with best links to the landscape. 

• Need to provide playing fi elds for 

the college 

• Don’t put hotel at Northern 

United site as there isn’t enough 

footfall there 

• Bring tourism into the centre of 

the site 

• Provide activity centres for 5 – 

15 year olds 

• Provide resource/environment 

centre 

• We support the residential 

options here 

To conclude the working groups, each 

group presented their key messages 

and suggestions back to the wider 

group. This allowed everyone in 

the room to appreciate the broad 

scope of responses from the entire 

stakeholder group. 

After this, the participants were 

given a short period to consider the 

options via the exhibition and model, 

and to answer questions of the 

consultant team. 

The audience then split into smaller 

groups for workshop discussions. 

• Provide ‘edible landscape’ for 

college 

Land uses 

• Keep activity in town centre 

• Light industry is good re-use of 

buildings 

Visitor facilities and tourism 

• Provide a University level visitor 

centre – ecology/geology 

• Rebrand hotel and multi-purpose 

facility 

• Good hotel location near the lake 


25

The following groups were 

represented at the workshop: 

• Butterfl y Conservation; 

• Cinderford Football Club; 

• Cinderford Town Council; 

• Dean Forest Voice; 

• ET Parker; 

• Forest Artists’ Network Design 

Group; 

• Forest of Dean District Council; 

• Forest of Dean Friends of the 

Earth; 

• 

• 

• 

• 

• 

• 

• 

• 

• 

• 

Gloucestershire County Council; 

Gloucestershire Naturalists’ 

Society; 

Heywood Community School; 

Homes and Communities Agency; 

Northern United Group; 

Police; 

Real Ideas Organisation; 

Ruspidge and Soudley Parish 

Council; 

Two Rivers Housing; and 

Royal Forest of Dean College. 


3.7 Youth conference 

The youth conference took place on 

Wednesday 20 May. It was established 

through links with 7 local schools and 

was attended by 56 people, including 

a mix of primary and secondary 

school pupils and staff. 

In advance of the event the 

regeneration of Cinderford 

had been addressed as a topic 

within the curriculum in the local 

schools, allowing the students to 

give a number of complex issues 

consideration over a series of weeks. 

As part of this work, pupils had 

worked in groups at each school 

to create a short presentation to 

communicate what they perceived 

to be the key issues, and to provide 

some of their views on these. These 

presentations were given at the start 

of the conference. 

Steve Walker of Urban Practitioners 

gave a short presentation to explain 

the Cinderford Northern Quarter 

AAP project, to highlight some of the 

issues which had been identifi ed by 

the consultant team, and to describe 

the three options which had been put 

forward. 


27


Following the presentation, the 

students were encouraged to 

examine and discuss the three 

options with consultants. In addition 

to the exhibition and model a graffi ti 

wall and options worksheet were 

available to record comments. Play 

dough was provided at the comments 

board for students to model their 

ideas. 

Graffi ti wall 

We don’t want Cinderford’s 

Northern Quarter to… 

The graffi ti wall received 44 

responses, mostly regarding the 

impact of proposals on the natural 

environment, and refl ecting concerns 

at the type of new development 

which would be provided. Concerns 

relating to the environmental impact 

of new development included loss 

of local wildlife habitats from new 

development, the impacts of human 

activity in terms of pollution and the 

loss of natural character, scenery and 

views. Regarding new development 

the main concerns were for the 

quality of new buildings and the loss 

of existing local character, including 

historic sites. There was concern 

that future uses would detract from 

the quality of the area, particularly 

restaurants and fastfood outlets, 

and there was a desire to see an 

appropriate mix of uses, rather than 

large industrial buildings or housing 

estates. 

We want Cinderford’s Northern 

Quarter to… 

There were 90 responses to this 

question, a large proportion of which 

related to provision of a wider range 

of shops and leisure/entertainment 

facilities. The natural environment was 

recognised as an important asset with 

much leisure/entertainment potential, 

for example, as a nature reserve/park/ 

publicly accessible garden. There was 

considerable support for promotion 

of tourism (infrastructure) within the 

area (Information offi ce, hotel, youth 

hostel). Improvements to public realm 

quality and community safety and 

cohesion were also keenly sought. 

Options comments 

The following comments were made 

regarding the three options. 

Option1 

• A pond to sit around 

• Mazes 

• Wildlife hospital 

• New footpath around the lake 

• Go ape centre in the forest 

• Flood drainage around the river 

• We don’t want the college by the 

lake because it might pollute the 

lake 

• We need more walks 

• The school might fl ood 

• Where are the children going to 

go to school that are living in the 

new houses Will you be able to 

make Steam Mills School bigger 

Option 2 

• Wildlife area near the Brickworks 

• Provide a school in the forest 

• The college is in a great place 

• We don’t want the lake to be 

contaminated. 

• Locate the hotel near the lake but 

not too near. 

• We don’t want the college on the 

hill 

• Put new swimming pool on car 

park site 

• More wildlife areas needed 

Option 3 

• New road 

• Doctors and dentists fronting the 

A4136 

• Hotel at good location 

• Wildlife area to the north of the 

lake 

• We need more ways through the 

forest 

• We want the hotel to be near 

the road 

• More footpaths in the forest and 

around the lake 

• Provide drainage around the river 


29


3.8 Questionnaire 

responses 

The following analysis is based on 

feedback in the 37 questionnaires 

which had been returned by the end 

of the consultation period. 

Vision and themes 

67% agree or strongly agree with 

the vision and themes. Only 15% 

disagreed or strongly disagreed. 

Of those that disagreed, some 

considered that the vision and 

themes placed insuffi cient emphasis 

on the Northern Quarter as a living, 

working area. Others suggested 

that there is too much emphasis 

on the area as a leisure destination 

and that the development themes 

are incompatible with biodiversity 

and habitat character. Only one 

questionnaire indicated fundamental 

opposition to the principle of 

development in the Northern 

Quarter. 

Uses and activities 

The questionnaire asked people 

to state whether they agreed or 

disagreed with the provision of 

certain uses and activities in the 

Northern Quarter. Overall there 

was strong approval for the mix of 

uses proposed. 

• 83% strongly agree or agree with 

tourism / recreation 


college / activity centre 


renewable energy production 


a hotel 


employment and business uses 


affordable housing 


housing. 

Design principles 

People were asked to rank the design 

principles which they considered to 

be most important for the masterplan. 

Scores were attributed to each 

principle based on their ranking which 

has enabled an overall ranking of the 

principles as listed below: 

1. Respect for the forest and its 

wildlife; 

2. High standards for green buildings 

and energy generation; 

3. Use of local building materials and 

styles; 

4. Improved road access in to the 

Northern Quarter and Cinderford; 

5. High quality modern design and 

architecture; 

6. Integration of social and cultural 

heritage (equal with); 

7. Close integration with Steam Mills 

and Newtown (equal with); 

8. Better bus and cycling links to 

Cinderford; and 

9. Promoting the Northern Quarter 

as a new destination in its own 

right. 

Masterplan options 

The exhibition included three options 

which illustrated alternative ways that 

the different parts of the Northern 

Quarter could be designed. The 

questionnaire asked people to identify 

what the best option was in terms 

of eight categories. The table below 

illustrates the proportion of people 

selecting each option as preferred. 

The table shows the clearcut preferred 

options (dark green), marginal 

preferred options (light green), 

acceptable options (amber) and 

options which had a low approval 

rating (red). The results are listed 

below: 

• New homes – option 2 

preferred; 

• College / community activity 

centre – option 2 was marginally 

preferred; 

• Business – option 2 preferred; 

• Existing communities – option 2 

preferred; 

• Wildlife / environment – option 

2 marginally preferred; 

• Tourism and leisure – option 2 

preferred; 

• Transport and access – option 3 

preferred; and 

• Northern United – option 2 

preferred. 

Option 1 Option 2 Option 3 Alternative 

New homes 29% 52% 16% 3% 

College / activity centre 35% 36% 26% 3% 

Business 17% 69% 10% 4% 

Existing communities 17% 55% 24% 4% 

Wildlife and the environment 26% 37% 26% 11% 

Tourism and leisure 6% 58% 26% 10% 

Transport and access 11% 37% 41% 11% 

Northern United site 11% 61% 25% 3% 

Average rating of option 19% 51% 24% 6% 


31

VISION AND THEMES 

1. Please tick the boxes provided to tell us what you think about the vision and themes. You 

can also provide written comments in the box at the bottom of the page. 

USES AND ACTIVITIES 

2. The Northern Quarter could include a wide range of uses and activities. Please tick the 

boxes to tell us what you think about each of the uses. 


Questionnaire 

College with community activity centre 

Housing 

Affordable housing 

Employment and business uses 

Hotel 

Tourism and recreation 

Renewable energy production 

DESIGN PRINCIPLES 

3. We need to decide which principles are most important for the masterplan design. Please choose three things from 

this list which you think are the most important and number the boxes (1 – first choice, 2 – second choice, 3 – third 

choice) 

Strongly 

agree 

Strongly 

disagree 

MASTERPLAN OPTIONS 

4. Please tick the boxes provided to tell us what you think about the vision and themes. You can also provide 

written comments in the box at the bottom of the page. 

New homes 

College 

Business 

Existing 

communities 

Option 1 Option 2 Option 3 Your alternative idea 

(please use space provided to explain your idea) 

Please use this box to record any further thoughts, for instance areas you feel we may have missed or any concerns you may have.... 

Wildlife and 

environment 

Tourism and 

leisure 

Transport 

and access 


United site 

F 

T 

s 

D 

M 

W 

t 

F 

R 

9 

P 

A 

c 

w 

w 

T 

T 

f 

o 

n 

High standards for green buildings and energy generation 

Respect for the forest and its wildlife 

Use of local building materials and styles 

Integration of social and cultural heritage 

High quality modern design and architecture 

Improved road access into the Northern Quarter and to Cinderford 

Better bus and cycling links to Cinderford 

Close integration with Steam Mills and Newtown 

Promoting the Northern Quarter as a new destination in its own right 

Further comments: Please use this space to make any comments on questions 1 to 3 

Further comments: Please use this space to make any comments on the options 

Returning this form 

Once you have had chance to look at the plans please answer the questions on the leaflet and return it to us by Friday 12 

June 2009. There is a box to leave it in at the exhibition, or you can post it to us at one of the addresses below. You can 

also use these contact details to get in touch with us if you have any questions. 

Wendy Jackson 

Cinderford Regeneration Manager 


High Street 

Coleford 


GL16 8HG 

01594 812645 


Steve Walker 

Director 

Urban Practitioners 

70 Cowcross Street 

London EC1M 6EJ 

020 7253 2223 

steve.walker@urbanpractitioners.co.uk 


1. Vision and themes 

12% 

2. Uses and activities - housing 

19% 

3% 

27% 

40% 

18% 

Strongly agree 

Agree 

Neutral 

Disagree 

Strongly 

disagree 

11% 


Agree 

Neutral 

Disagree 

Strongly 

disagree 

14% 

40% 

16% 

2. Uses and activities - college / community activity 

3% 

11% 

2. Uses and activities - affordable housing 

18% 

8% 

6% 

11% 

67% 


Agree 

Neutral 

Disagree 

Strongly 

disagree 

9% 

49% 


Agree 

Neutral 

Disagree 

Strongly 

disagree 

18% 


33

2. Uses and activities - employment and business uses 

3% 2% 

10% 

2. Uses and activities - tourism and recreation 

8% 

0% 

9% 



Agree 

Agree 

23% 

Neutral 

Disagree 

19% 

Neutral 

Disagree 

62% 

Strongly 

disagree 

64% 

Strongly 

disagree 

2. Uses and activities - hotel 

11% 

2. Uses and activities - renewable energy production 

0% 3% 

6% 

20% 

8% 


56% 


Agree 

Neutral 

Disagree 

Strongly 

disagree 

6% 

Agree 

Neutral 

Disagree 

Strongly 

disagree 

19% 

71% 


3. Design principles scored according to priority 

Promoting the Northen Quarter as a new 

destination in its own right 

Close integration with Steam Mills and 

Newtown 

Better bus and cyciling links to Cinderford 

Improved road access in to the Northern 

Quarter and Cinderford 

High quality modern design and 

architecture 

Integration of social and cultural heritage 

Use of local building materials and styles 

Respect for the forest and its wildlife 

High standards for green buildings and 

energy generation 

0 10 20 30 40 50 60 


35

4. Masterplan options - new homes 

16% 

3% 

29% 

4. Masterplan options - business 

10% 

4% 

17% 

Option 1 

Option 2 

Option 3 

Alternative idea 

Option 1 

Option 2 

Option 3 


52% 

69% 

4. Masterplan options - college / community activity centre 

3% 

4. Masterplan options - existing communities 

4% 

17% 

26% 

35% 

24% 

Option 1 

Option 2 

Option 3 


Option 1 

Option 2 

Option 3 


36% 

55% 


4. Masterplan options - wildlife and environment 

11% 

4. Masterplan options - transport and access 

11% 

11% 

26% 

26% 

Option 1 

Option 2 

Option 3 


41% 

37% 

Option 1 

Option 2 

Option 3 


37% 

4. Masterplan options - tourism and leisure 

10% 

6% 

4. Masterplan options - Northern United 

3% 

11% 

25% 

26% 

Option 1 

Option 2 

Option 3 


Option 1 

Option 2 

Option 3 


58% 

61% 


37

3.9 Written 

submissions 

More detailed written submissions 

have been received from the following 

groups: 

• Forest of Dean Friends of the 

Earth; 

• Gloucestershire County Council; 

• Steam Mills Anglers; and 

• James Swanson, Hartpury 

College. 

Feedback from each group is 

summarised below. 

Forest of Dean Friends of the 

Earth 

The FODFOE response promotes 

a series of projects and initiatives in 

the Northern Quarter under the 

overarching banner of a “nature fi rst” 

approach. The submission suggests 

that these are examined through the 

development of an outline feasibility 

study including a detailed assessment 

of environmental conditions. 

Proposals are summarised as follows: 

• Restoration of Northern United 

as an environment Centre for 

schools, college students and 

visitors with an emphasis on 

tourism and education in relation 

to habitats, species, geology, 

hydrology and history. The 

proposals suggest a number of 

possibilities for monitoring and 

recording species and habitat 

information. 

• The proposal emphasises the 

importance of vistas and natural 

beauty with an opportunity to 

promote green fi ngers into the 

town centre from the Linear Park 

following historically and naturally 

authentic edges and routes. 

• The submission promotes a new 

visitor and information centre and 

provision of route maps. 

• The submission also encourages 

the greening of the industrial 

estate areas as a means of 

attracting new businesses. 

• Provision of smaller starter units 

with exemplar sustainable design 

features. 

• Promoting environmental skills 

such as coppicing which could 

form the basis of products such as 

furniture and baskets. 

• The submission identifi es the role 

that environmental activity and 

volunteer schemes could play in 

improving skills for young people 

and the unemployed, as well as 

aiding the mental wellbeing of 

people suffering from depression 

and promoting a sense of pride in 

the local area. 

• Local nature and landscape is 

acknowledged as having the 

potential to unite the local 

community, and also act as a focus 

for funding and partner bodies at a 

regional and national scale. 

• In the context of climate change, 

FODFOE underlines the need to 

protect and enhance habitats to 

ensure that corridors exist for the 

survival of rare species. The “Key 

Wildlife Site” and “English Nature 

Unimproved Grassland Inventory 

Site” are identifi ed as important 

designations for consideration. 

In addition to specifi c proposals and 

suggestions for environmental projects, 

the FODFOE submission also makes a 

number of observations in relation to 

the FODDC Local Plan and the Local 

Plan Review specifi cally the Inspectors 

comments in relation to Pre-Inquiry 

Change to the (R)F. Cinderford 17 site. 

These comments and Local Plan 

Inquiry references are extremely 

important and will be considered in 

detail as part of the development of 

a formal preferred option for the 

Northern Quarter. However, it is 

important to note that the purpose 

of the project is to contribute to 

the preparation of a new Local 

Development Framework which 

will replace the adopted Local Plan. 

Whilst the issues discussed in the 

Inspectors Report are of relevance 

and will feed into the evolution of 

a preferred option, the current 

masterplan and design process is not 

tied to the conclusions of the Local 

Plan Inquiry. 

The submission also registers 

concern in relation to fl ooding and 

hydrology, suggesting that the site 

would not be appropriate for housing. 

The submission concludes by 

quoting the concluding remarks 

of the Inspector in relation to the 

challenge of achieving economic 

regeneration whilst taking advantage 

of the strengths. The sentiment of 

these statements has resonance with 

the approach being taken on the 

AAP and Masterplan with a focus 

on the principles of good design and 

sustainability. 


Gloucestershire County Council 

GCC acknowledge that the preferred 

option should include elements rom 

all three options. GCC highlight the 

key principle of situating major uses 

on the site where that can be most 

easily served by public transport. 

GCC also support permeable 

development to encourage cycling 

and walking. 

GCC highlight the lake as the key 

asset for the site and recommend 

that the college and hotel are situated 

in this location. Renewable energy is 

also supported as a key principle. 

Further specifi c feedback is listed 

below: 

• Parking - need to clarify college 

parking requirements and ensure 

that a prime site is not occupied 

by parking. 

• Activity centre - this should be 

close to one of the main routes 

through the development with 

easy access by public transport 

• Northern United - GCC 

indicated that housing is not 

supported at the Northern 

United site in relation to 

transport issues associated with 

the site’s isolation from the rest 

of the area. 

• Waste - GCC comments 

highlight the need for more 

specifi c consideration of on-site 

waste management, particularly 

biowaste. Potential for renewable 

energy generation through 

a district heating network is 

highlighted as a possibility. 

• Minerals - GCC highlight that the 

study area includes a signifi cant 

deposit of coal, fi reclay and red 

burning brick shale. This issue 

has been followed up in a series 

of more detailed meetings and 

discussions. 

• Hotel / tourism - GCC support 

the provision of a high end hotel 

with conference and meeting 

facilities and high quality food 

offer. 

• Education and community facilities 

- a general issue to be considered 

is the potential S106 requirements 

associated with the development. 

Steam Mills Angling 

The Angling Club rent the lake 

from the Forestry Commission and 

comprise an overall membership of 

about 450 people. The group made a 

number of suggestions for projects or 

initiatives: 

• New lake for disabled and young 

anglers (south on brickwork clay 

extraction land). 

• Provision of a new level track / 

pathway. 

• Use spoil in lake to create 

shallower conditions. 

• Creation of a new building with 

amenities and education centre. 

• Restrict access to lower pool in 

relation to newt population. 

• Improvements to Linear Park walk. 

• Upgrades to existing path. 

• Creation of wildlife sanctuary for 

spawning / nesting. 

• Provision of information boards. 

• Increase stock of fi sh. 

• Designate as a quiet and peaceful 

area. 

• Create fl oating islands with rushes. 


39

James Swanson, Hartbury 

College 

James Swanson highlighted out a 

number of environmental issues 

associated with the Northern 

Quarter proposals. The key issues 

raised were as follows: 

• If present, a population of Atlantic 

Salmon, a European Protected 

species under the Habitats 

Directive, and other habitats, will 

need to be positively protected. 

• Mitigation measures will need 

to be put in place to address 

fl ooding downstream, water 

abstraction, water quality and 

designated sites downstream. 

• The College does not support 

construction of a new access 

road for Cinderford and a 

smaller access road to the 

Northern United site as these 

potentially cross foraging routes 

for European protected species 

and does not meet the South 

West Region’s sustainability 

objectives. The College would 

like to see an option which does 

not include new roads. 

• The report should provide more 

information on the protected 

species at the site and the on 

impacts of development on 

them. It should also provide 

more information on mitigation 

measures, monitoring of these, 

and monitoring of construction 

work for potential damage. 

• Habitat enhancement and 

creation could include: 

* Improved management of the 

Linear Park 

* Designation of the Linear Park 

and wider area as a Statutory 

Local Nature Reserve 

* Access improvements to the 

Linear Park 

* Establishment of a Cinderford 

Nature Conservation Volunteer 

group 

* Improved public realm, open 

space an environmental 

management of Cinderford 

itself. 

• The proposals should be assessed 

in relation to the population of 

Greater and Lesser Horseshoe 

bats across the Forest of Dean 

and Wye Valley. 

• Concerns that the relocation 

challenges for the Forest of 

Dean College could have adverse 

impacts on the proposals. 

• The Hartpury College submission 

also requests that the proposals 

should be accompanied by 

data on the total size of area 

development, varying size of 


development footprints, locations 

and types of access road. 

These comments have been fed into 

the emerging masterplan. However, 

in response to these comments, the 

consultant team issued a response to 

point out that: 

• The Baseline Report will be 

amended with up-to-date fl ooding 

information commissioned by the 


• Hydrology mitigation measures 

are currently being devised in 

consultation with the Environment 

Agency. However, these may 

include land-raising, culverting or 

de-culverting, alternative fl ood 

plains, sustainable urban drainage, 

grey water recycling and rain 

water harvesting. 

• The spine road alignment is along 

a fi rebreak section and the road 

options have been reassessed 

with Gloucester County Council 

at the start of 2009 using upto-date 

traffi c counts on Steam 

Mills Road. The proposed road 

addresses movement constraints 

at Nailbridge junction and to 

provide better access to the 

Northern Quarter for all modes 

of transport. The location and 

type of access road will be tested 

as part of the AAP and SA work. 

• A new vehicular access road is 

necessary to provide good access 

for new development, although 

the aim is primary to encourage 


• Protected species are identifi ed 

in the Baseline Report and 

mitigation measures are being 

designed with environmental 

consultants, Natural England and 

other stakeholders. 

• All the proposals have been 

screened against impacts on 

Greater and Lesser Horseshoe 

bats, and the consultant team 

is working with bat specialists 

to ensure that developments 

will not impact negatively on 

the existing bat population. This 

will include a screening against 

Habitat Regulations. 

• The Linear Park suggestions 

are noted, but biodiversity 

management regimes will need 

to be set up for areas which 

fall within the proposal site 

boundary. 

• The development footprint is the 

product of local plan allocations, 

a 2007 Business Plan and site 

constraints.

3.10 Summary of 

qualitative feedback 

This section provides a summary of 

the most common responses which 

were submitted via the questionnaire 

and during the consultation events 

themselves. 

College 

• Notwithstanding the strong 

support for a college / activity 

centre on site, there was a 

mixture of feedback regarding 

locating the college and hotel 

next to lake. 

• Provide college playing fi elds. 

Lake 

• The lake is the most important 

asset. 

• There should be no development 

directly abutting the lake due to 

the possible pollution impacts, 

and the edges should be retained 

for wildlife. 

• Greater use could be made 

of the lake by providing picnic 

tables, a restaurant or café, a 

beach at the edge of the lake, a 

footpath round it. 

Biodiversity and landscape 

• Many are concerned about the 

impact of development on the 

natural environment, in terms of 

loss of habitat and character. 

• There is a need for high quality 

and sensitive design. 

• Natural features should be 

protected, enhanced and made 

more accessible. 

• There was support for a wildlife/ 

ecological / geological visitor 

centre for a wide range of ages. 

• Fireclay reserves should be 

protected. 

• Allotments could be provided. 

Hotel, tourism and leisure 

• There is support for a hotel 

/ hostel on the AAP site. This 

should be located near the 

college with good road access. 

• Natural environment should 

be seen as a tourism asset with 

potential – a setting, a focus for 

environmental attractions and in 

its own right. 

• Other low-environmental impact 

tourism suggestions included a 

Maze and Go Ape. 

Other land uses and activities 

• The AAP could support uses 

which provide for teenagers and 

young people. 

• A wide range of shops and 

entertainments are desired, and 

there is a need for community 

infrastructure as well as affordable 

housing. 

• Two questionnaires indicated 

support for locating a 

supermarket in the Northern 

Quarter rather than the town 

centre. 

• Light industry could provide a 

good re-use of many buildings on 

the site. 

• Tourism could provided a strong 

base for a revitalised local 

economy. 

Transport and movement 

• HGV movements should run 

through site rather than via Steam 

Mills Road. 

• Existing bus routes on Steam 

Mills Road should be maintained 

irrespective of the creation of a 

new road. 

• Apply a speed limit to the new 

road. 

• Any new/relocated car park 

should not be located on a 

valuable part of the site. 

• Linkages should be improved 

between the college and the 

school and there is scope 

for general public realm 

enhancements. 

• Prioritise green travel with 

designated routes. 

Sustainability 

• Provide of wind turbines on 

brickwork site. 

• Use local builders for 

construction. 

• Promote high-end technology 

and green industries. 

• Building design should refl ect the 

natural qualities of the forest. 

Flooding 

• Resolve current fl ooding 

and drainage issues before 

constructing further homes. 


41

4. Preferred Options consultation (2009) 

4.1 Overview 

This version of the AAP presented 

the Council’s preferred option for the 


The consultation period on the 

preferred options document and 

Sustainability Appraisal commenced 

on Monday 19 October 2009 and 

ended on Friday 27 November 2009. 

During this 6 week period the 

exhibition was displayed in a range 

of locations as advertised. 

4.2 Exhibition 

materials 

A copy of the exhibition is provided 

on the following pages. 

Copies of the AAP preferred 

options and Sustainability Appraisal 

documents were made available to 

view at all local libraries, the mobile 

library, Forest of Dean District 

Council main reception, Cinderford 

Town Council and all surrounding 

Town Parish Councils. 

Consultees could view and download 

the full version of the AAP preferred 

options document and Sustainability 

Appraisal from the “Community 

& Living” web pages at the FoDDC 

website. The Council made the 

documents available for online 

comment using “Limehouse” 

consultation software to feedback on 

key sections in the preferred options 

report. 


Advert for preferred options 

consultation from The Forester in 

2009

Cinderford Northern 

Quarter Masterplan 

and Area Action Plan 

2 Project background 

The work we are doing now follows on from important 

studies which have already been done, including the Local 

Plan Review (2005) and Cinderford Business Plan (2007) 

Welcome to the preferred 

options exhibition! 

Thank you for taking a few minutes to look at this 

exhibition. We are here to find out what you think about 

the current plans for the Cinderford Northern Quarter. 

The Forest of Dean District Council (FoDDC) has appointed 

a team of consultants to prepare a Masterplan and Area 

Action Plan (AAP) for the Northern Quarter in Cinderford. 

Area Action Plans are designed to address areas of 

significant change, including sites where regeneration 

opportunities need to be sensitively balanced with 

conservation concerns. They ensure that development is of 

an appropriate scale, mix and quality for its location. 

This version of the AAP presents the Council’s preferred 

option for the Northern Quarter. It is a consultation edition 

and is expected to change further following feedback. 

Once finalised, the Area Action Plan will sit within the 

FoDDC Local Development Framework (LDF), the Council’s 

suite of Local Development Documents. It will contain a 

list of policies specific to the Northern Quarter area which 

will be used to judge planning applications for the site. 

The AAP will replace the specific guidance for the Northern 

Quarter which is outlined in the adopted Local Plan (2005). 

A Sustainability Appraisal (SA) has been prepared to 

identify any positive and negative impacts which the plans 

could have on the local community, environment and 

economy. The SA will be used to monitor the AAP in the 

future. 

As well as the Council, the steering group for the 

project includes the Homes and Communities Agency, 

Gloucestershire County Council, Royal Forest of Dean 

College, and the Forestry Commission. 

Water 

Education Centre 

Eco-visitor Centre 

Hotel 

Residential 

 

Industry 

Car Park 

Employment led Mixed-use 

Health Care 

Landscape 

Activity Centre 

Primary Road 

Secondary Road 

Find out more 

The consultation period on the preferred options document and 

Sustainability Appraisal starts on Monday 19 October 2009 and ends 

on Friday 27 November 2009. 

During this 6 week period the exhibition will be on display in a range 

of locations as advertised. 

Copies of the AAP preferred options and Sustainability Appraisal 

documents will be available to view at all local libraries, the mobile 

library, Forest of Dean District Council main reception, Cinderford 

Town Council and all surrounding Town Parish Councils. 

Project website 

You can view and download the full version of the AAP preferred 

options document and Sustainability Appraisal from the “Community 

& Living” web pages at the FoDDC website. You can use the Council’s 

online “Limehouse” software to feedback on key sections in the 

preferred options report. You can also download a copy of this 

exhibition as well as a number of background documents which 

support the AAP: 

www.cinderfordregeneration.org 

www.fdean.gov.uk 


United 

Character Areas 

Northern United 

Enterprise Park 

Linear Park 


Quarter 

Centre 

A4136 

Steam Mills 

Village West 

Forest Vale 

North 

0 500m 

Preferred options proposals, see board 5 for more details 

A4151Steam Mills 



Forest Vale Industrial Park 

N 

Timeline and milestones 

LOCAL PLAN, 2005 

- Forest of Dean Local Plan Review 

was published in 2005. 

- The Local Plan Review identi es a 

series of development sites in the 

Northern Quarter for a range of 

activities including employment, 

residential, leisure and recreation 

uses. 

- The plan protects the proposed 

extension of Forest Vale spine road 

to Steam Mills. 

BUSINESS PLAN, 2007 

- A business plan was prepared in 

2007. The document indicates 

key priorities for the regeneration 

of Cinderford with a focus on 

the Government’s Coal elds 

Programme funding. 

- As part of this. detailed consultation 

was undertaken on four options 

which led to a preferred option. 

Background documents 

The Masterplan and AAP have been informed by a series of documents which are summarised 

in the adjacent diagram. The key pieces of work are: 

• The Cinderford Business Plan (2007) which established a preferred option in terms of road 

alignment and land uses for the Northern Quarter. Although the final Business Plan was the 

starting point for the current Masterplan and AAP, the project team has looked at the options 

again to make sure that the Business Plan preferred option is still the best approach for the 


• Baseline report for the AAP (Spring 2008) which identified social, economic and 

environmental constraints and opportunities for the Northern Quarter, providing a starting 

point for the generation of a Masterplan and AAP. 

• Informal consultation on the draft Masterplan (May 2009) in which 3 different masterplan 

options were reviewed by the public to inform the development of a preferred option. 

• Sustainability Appraisal scoping report consultation (June 2009) which established 

sustainability objectives for the AAP in consultation with statutory public authorities and 

members of the public and formed the basis of the Sustainability Appraisal. 

The Masterplan and AAP 

AREA ACTION PLAN (AAP) 

AAP 

CONTEXT 

- The AAP will be 

a new planning 

document which 

replaces the 

parts of the Local 

Plan which relate 

to the Northern 

Quarter site. 

APRIL 2009: Coalfield Funding 

confirmed! £14.75 million for 

Cinderford regeneration announced. 

Informal consultation on the draft ideas: May 2009 

Consultation on Sustainability Appraisal Scoping Report: June 2009 

Three main documents are being prepared to help guide development in the Northern 

Quarter as follows: 

• Area Action Plan - this will be the statutory planning document which identifies policies 

to steer development proposals and assess planning applications. It is supported by a 

Sustainability Appraisal. 

• Masterplan and Design Code - the Masterplan and Design Code provides an illustration 

of the preferred development scenario for the Northern Quarter. It does not have formal 

planning status. 

• The Sustainable Development Framework ( SDF) is an overarching framework which 

identified early sustainability objectives to ensure that the proposals meet local, regional and 

national sustainable development aspirations. 

Formal consultation on AAP preferred options and SA: 

19 October - 27 November 2009 

Cinderford 

Business 

Plan 

December 

2007 

Heritage and 

Archaeology 

Study 

September 2009 

SA 

Scoping 

report 

May 2009 

Publication: February 2010 

Transport 

Options 

Assessment 

March 2009 

Submission: May 2010 

Consultation 

Report 

August 2009 

Adoption October 2010 

Sustainability 

Appraisal 

October 2009 

Baseline 

Report 

May 2009 

IMPLEMENTATION 

Delivery of proposals for 


Continued partnership working 

between key stakeholders, delivery 

agencies and local community 

Area Action Plan 

Preferred options report, October 2009 

Submission draft, 2010 

Sustainable 

Development 

Framework 

May 2009 

E V I D E N C E B A S E 


Regeneration 

Site, Ecological 

Appraisal Report 

May 2009 

Strategic 

Feasibility of 

Renewable 

Energy 


Masterplan and 

Design Code 

Draft report, October 2009 

Final report, 2010 

Market 

Review 

June 2009 

Strategic Flood Risk 

Assessment, 

Cinderford, Level 2 


Family of Northern Quarter documents 

Screening 

Against 

Habitat 

Regulations 

August 2009 

Transport 

Strategy 

October 

2009 

Mining 

Legacy 

Assessment 

August 2009 

Appraisal 

of flood 

risk 

October 

2009 


43

3 Our Vision: 




Northern Quarter will feature a range of new facilities including an educational facility. The 

development will also bring wider benefits to the area including a new road access that will 

reduce traffic impact on Steam Mills and Newtown.” 

4 Key principles 

The Area Development Framework defines four key principles 

which sit above the Masterplan proposals and specific 

planning policy guidance in the AAP. 

Ruardean Hill 



“The Northern Quarter will be a sustainable new 

development that respects and celebrates the 

area’s important landscape, habitats and cultural 

heritage. A Sustainable Development Framework 

accompanies the Masterplan to guide the 

Masterplan at all levels.” 


“A new link road through the site will play a vital 

role in providing access to the new development, 

but will also create a new and better link into 

Cinderford. Access for pedestrians, cyclists and 

buses will also be improved.” 




to a new location so that they can bring all 

their facilities into one campus. With the 

college, this site will offer a large range of 

higher education and create a great place to 

study and learn.” 


“The Northern Quarter will be a 

great place to live, work, study and 

relax. The Masterplan will provide a 

mix of residential, community and 

employment uses which will be 

carefully designed and located.” 

THEME 6: HEALTHY LIVING, TOURISM 

AND LEISURE 

“A range of leisure activities such as 

walking and cycling will be encouraged, 

alongside a hotel, café and eco-visitor 

centre to promote access to the forest for 

leisure, sustainable tourism and education.” 



“The new development will be linked to the 

surrounding area, with connecting streets and 

good transport links promoting sustainable modes 

of travel. The new development will work with the 



1. A Place in the Forest: 

• The Northern Quarter will be transformed as a place in the forest; 

• The site will become a local amenity centre for the surrounding 

communities of Steam Mills, Drybrook, Ruardean and Cinderford; and 

• A new community will be built around a mixed-use centre and 

employment space including new offices, a hotel, an education centre 

and an eco-visitor and activity centre. 

2. Landscape connections: 

• The lake and the forest are recognised as key assets; 

• The development is situated between the forest edges on former 

brownfield land; and 

• Watercourses and floodplain become green fingers in the 

development. 


United 

1. A PLACE IN THE FOREST 

Drybrook 

Steam Mills 

Housing 

Employment 

Education 

Tourism 


town centre 


BIODIVERSITY 



landscape also reflects the long history of mining 

in the area. The Masterplan will be designed to 

respond to the landscape setting and to take active 

measures to protect and enhance the biodiversity of 

the site.” 



system it is important that the plan is 

deliverable. The Masterplan is designed 

working closely with stakeholders, developers 

and the public to create a plan which has 

broad support and is realistic.” 

Objectives: These themes have been broken into eleven objectives which outline the key priorities for the Masterplan and AAP: 

Objective 1: To promote high standards of sustainable design 

including climate change adaptation and mitigation and renewable 

energy provision 

Objective 2: To realise the site’s potential as a local amenity centre for 

surrounding communities 

Objective 3: To unlock the development potential of the site through 

the development of a new spine road which will enhance the 

accessibility of the Northern Quarter and Cinderford 

Objective 4: To achieve sustainable transport patterns through 

improved accessibility for pedestrians, cyclists and buses 

Objective 5: To facilitate the regeneration of the Northern Quarter 

through the development of an educational facility 

Objective 6: To ensure that development respects the area’s important 

landscape, habitats and cultural heritage 

Objective 7: To protect and enhance the biodiversity value of the 


Objective 8: To deliver an appropriate balance of employment, 

residential, community and leisure uses across the site 

Objective 9: To promote a wide range of leisure activities in the 

Northern Quarter to promote access to the forest 

Objective 10: To ensure that the development is carefully integrated 

with Steam Mills, New Town and Cinderford Town Centre in terms of 

amenities and physical connections 

Objective 11: To ensure that the plan is deliverable and has a broad 

base of support 

3. Movement framework: 

• A new north-south spine road will serve Cinderford and the Northern 

Quarter; 

• A new east-west link will be created between Northern United and 

Steam Mills; 

• Reduction of traffic on Steam Mills Road; 

• Provision of public transport between the education facility, 

employment areas, town centre and the wider area; and 

• A good network for walking and cycling. 

4. Sustainability principles: 

• High sustainability targets for all development: Code for Sustainable 

Homes level 4 and rising, BREEAM excellent for commercial 

development. 

• Provision of an energy centre 

• High levels of affordable housing. 

2. LANDSCAPE CONNECTIONS 

Spine road 

3. MOVEMENT FRAMEWORK 





town centre 


5 Preferred Masterplan 

The plan below illustrates the main proposals for the 

Northern Quarter: 

6 AAP preferred options 

report 

The AAP preferred option report provides a detailed summary of the 

background to the proposals and a series of draft policies which will form 

the basis of the adopted AAP. 

The proposals are described according to five 

character areas: 

Northern Quarter Centre 

A mixed-use core of the Masterplan, located 

along the main road where uses include the 

education facility, high quality employment 

space, a hotel and an eco-visitor and activity 

centre. Offers a residential edge to the lake and 

some residential to the east, integrating with 

the character area of Steam Mills Village. 

Steam Mills Village West 

An extension to the existing communities of 

Steam Mills and New Town, providing a new, 

quiet residential neighbourhood in a leafy 

setting. 

Northern United Enterprise Park 

Existing and future employment sites, including 

the area of the former Northern United Colliery. 

These employment uses will be sensitive to the 

landscape setting and to the mining history of 

Northern United and will include innovative 

enterprises and employment spaces possibly 

with live-work units. 

Forest Vale North 

A small character area to the south-east, it 

is a seamless continuation of the Forest Vale 

Industrial Park and will contain office and light 

industrial employment space. In addition to 

the business uses, a new healthcare facility 

will be located just south of New Town. Large 

parts of the character area are in the functional 

floodplain and will contain uses compatible 

with the floodplain, such as car parking. 

Linear Park 

The Linear Park character area is the northern 

end of the entire Linear Park, stretching north 

to south at the west of Cinderford. The park will 

be preserved in its natural-rural state as a place 

for recreation and conservation of habitats and 

heritage features. Its greatest asset is the lake in 

the development area. 

The site also contains large amounts of forest, 

which will not be developed and merges with 

surrounding forests outside the site boundary. 


United 

Character Areas 

Northern United 

Enterprise Park 

Linear Park 



Centre 

A4136 

Preferred option masterplan 

Key 

Water 

Education Centre 

Eco-visitor Centre 

Hotel 

Residential 

 

Industry 

Car Park 

Steam Mills 

Village West 

Forest Vale 

North 

0 500m 

N 

A4151Steam Mills 



Forest Vale Industrial Park 

Employment led Mixed-use 

Health Care 

Landscape 

Activity Centre 

Primary Road 

Secondary Road 

Scope of the AAP 

The Area Action Plan preferred options report provides a 

detailed overview of the emerging proposals for the Northern 

Quarter. It includes the following information: 

• Background to the AAP, including a review of relevant 

planning policies and the findings of baseline research; 

• Overview of options considered within the Cinderford 

Business Plan (2007), the Northern Quarter Transport 

Strategy (2009) and the Masterplan options (May 2009), and 

a rationale for those dismissed; 

• Vision, themes, objectives and Area Development 

Framework, as set out in this exhibition; 

• A series of draft policy statements supported by indicative 

plans and diagrams from the Masterplan and Design Code 

document; 

• An implementation chapter outlining suggested phasing, 

arrangements for monitoring the AAP and a series of 

specific projects to support the progression and delivery of 

proposals for the Northern Quarter. 

Next steps 

Following this consultation the AAP will be reviewed in response to 

consultation feedback. The document will then be published in February 

2010, and submitted to the independent planning inspector in May 

2010. Subject to any necessary amendments it will then be formally 

adopted in October 2010 following Examination in Public. 

Once the AAP has been adopted, proposals and supporting studies and 

strategies will need to be worked up in detail by developers. 

The AAP establishes a firm commitment to continue working with 

stakeholders and organisations as well as the general public. FoDDC 

will ensure that people are kept well-informed of progress on the 

project. There will be further opportunities to comment on proposals as 

they emerge in more detail. 

How to comment 

We are really interested to hear what you have to say about the preferred 

options. Once you have had a chance to look at the plans please answer 

the questions on the leaflet and return it to us by Friday 20 November 

2009 using the Freepost label. You can leave it in the box provided here 

at the exhibition, or you can post it to us at the freepost address below. 

All responses will be entered into a prize draw to win £50 in Forest 

Shopping Vouchers! 

CINDERFORD AAP 

FREEPOST GL 34 

Council Offices 

High Street 

Coleford 

Glocestershire 

GL16 8HG 

You can also get in touch with the 

Cinderford Regeneration Manager, Wendy 

Jackson if you have any questions about 

the project, either using the address above, 

or by telephone or email: 

Wendy Jackson 

01594 812645 


Draft policy statements 

33 draft policies have been defined under a series of headings 

as follows: 

Northern Quarter strategic role 

Policy 1: Strategic amenity 

Policy 2: Cross-cutting approach to sustainability 

Delivery 

Policy 3 Phasing 

Policy 4: Partnership working 

Policy 5: Developer contributions and procurement 

Character area statements 

Policy 6: Northern Quarter character areas 

Urban design 

Policy 7: Masterplan and design codes 

Policy 8: Key design principles 

Policy 9: Sustainability and design standards 

Policy 10: Landscape and public realm strategy 

Policy 11: Height and density 

Policy 12: Heritage 

Policy 13: Views and vistas 

Transport, movement and connectivity 

Policy 14: Accessibility 

Policy 15: Road hierarchy and link road 

Policy 16: Pedestrian network 

Policy 17: Cycling network 

Policy 18: Public transport 

Policy 19: Parking, 

Land use and activities 

Policy 20: New educational uses 

Policy 21: Employment uses 

Policy 22: Residential development 

Policy 23: Hotel and visitor facilities 

Policy 24: Anciliary retail uses 

Policy 25: Health, community uses and social infrastructure 

Environment and landscape 

Policy 26: Habitats 

Policy 27: Flooding 

Policy 28: Sustainable drainage systems 

Policy 29: Mining 

Policy 30: Contaminated land and groundwater 

Policy 31: Minerals 

Waste and energy 

Policy 32: Waste 

Policy 33: Renewable energy 


45

4.3 Questionnaire 

responses 

11 questionnaire responses were 

received in response to the miniquestionnaire 

and accompanying 

Freepost label which appeared in the 

local newspaper. 

Although not a statistically signifi cant 

sample, the adjacent diagrams highlight 

that proposals for the Northern 

Quarter Centre, Forest Vale North 

and Steam Mills Village West were 

supported by the majority of 

consultees who responded. Responses 

to Northern United Enterprise Park 

were more balanced. 


Area Action Plan Preferred options consultation 

We want your feedback on the emerging preferred options shown in this 

week’s Review. Please complete this short questionnaire and send it back 

to Forest of Dean District Council using the Freepost details below by 20 

November 2009. 

Please tick the boxes to tell us what you think of the 

following proposals as shown in the plan. 

NORTHERN QUARTER CENTRE: Education centre, 

employment space, hotel, eco-visitor centre and some 

residential uses 

STEAM MILLS VILLAGE WEST: New residential 

neighbourhood forming an extension to Steam Mills 

NORTHERN UNITED ENTERPRISE PARK: High quality 

enterprise and employment space and possibly 

live-work units 

FOREST VALE NORTH: Continuation of Forest Vale 

Industrial Park with high quality office and light 

industrial space 

Strongly 

agree 

Strongly 

disagree 

One lucky reader will win £50 in Forest Gift Vouchers, simply by returning 

their completed questionnaire using the FREEPOST form on the front page. 

The winning form will be drawn on 27 November 2009. Forest Gift Vouchers 

are available to spend in almost 100 local shops and are valid for 6 months. 

Please write your name and 

contact details in this space 

(details will only be used for 

the purpose of the prize draw): 

Cinderford Northern Quarter Area Action Plan 

We want your views on the emerging proposals! 

Please turn to the centre pages to nd out more about the 

preferred options for the Northern Quarter. 

You can feedback to Forest of Dean District Council 

by lling in the questionnaire and returning it using the 

Freepost label below. Simply cut out the label and attach it 

to an envelope. All responses will be entered into a prize 

draw to win £50 in Forest Shopping Vouchers! 


• The formal consultation period runs from 

12 October to 20 November 2009. 

• From 12 October, visit the “Community & 

Living” web pages at www.fdean.gov.uk to 

view more information. 

CINDERFORD 

NORTHERN 

QUARTER

NORTHERNQUARTERCENTRE:Educationcentre,employmentspace, 

hotel,ecovisitorcentreandsomeresidentialuses 

NORTHERNUNITEDENTERPRISEPARK:Highqualityenterpriseand 

employmentspaceandpossiblyliveworkunits 

18% 

0% 

Stronglyagree 

Agree 

45% 

46% 

Stronglyagree 

Agree 

Neutral 

Neutral 

55% 

Disagree 

Stronglydisagree 

Disagree 


27% 

STEAMMILLSVILLAGEWEST:Newresidentialneighbourhoodforming 

anextensiontoSteamMills 

0% 

0% 

FORESTVALENORTH:ContinuationofForestValeIndustrialParkwith 

highqualityofficeandlightindustrialspace 

18% 

18% 

0% 

0% 

18% 

Stronglyagree 

Agree 

Neutral 

Disagree 


9% 

Stronglyagree 

Agree 

Neutral 

Disagree 


64% 

9% 

64% 

0% 


47

3.4 Representations 

received 

Appendix 1 provides a full list of 

representations on the Preferred 

Options report. These responses 

include comments submitted through 

the Council’s Limehouse system as 

well as letters received electronically 

or in hard format. 

Responses were received from a 

range of statutory consultees, local 

stakeholders and members of the 

public. 


5. Consultation on Further Consultation Report (2011) 

5.1 Overview 

In the period following the formal 

consultation, a number of external 

factors have infl uenced the AAP 

strategy. This raised the following 

questions about specifi c aspects of 

the masterplan: 

• The way in which important 

transport infrastructure and 

the proposed new highways 

are delivered to help facilitate 

development; and 

• The way in which the key 

education use will be delivered 

and its precise location. 

Comments on other aspects of 

the emerging AAP were however 

welcomed and have been considered 

alongside the representations on the 

Preferred Options report prior to the 

fi nal publication of the AAP. 

5.2 Representations 

Comments received are published in 

Appendix 2 to this report. 

Changes to the Preferred Options 

report and masterplan were 

proposed in the Further Consultation 

Report (January 2011). 

The purpose of this document 

was to inform a six week period 

of consultation focused specifi cally 

on the proposed changes to the 

education and spine road locations 

outlined above. This was to enable 

views to be exchanged and taken into 

account in the compilation of 

the fi nal version of the AAP and 

associated documents (including the 

Sustainability Appraisal). 


49

6. Changes to the AAP 

6.1 Overview of key 

feedback and our 

responses 

Representations received in response 

to the statutory Preferred Options 

consultation and the informal further 

Consultation Report have been 

carefully reviewed and have informed 

the preparation of the published 

version of the Area Action Plan 

The purpose of this chapter is to 

summarise the main feedback and 

how the Council has responded. 

1. The AAP should provide a clear 

focus on delivery. 

Additional work has been undertaken 

to ensure that the proposals are 

deliverable whilst retaining fl exibility 

as follows: 

• Location of spine road; 

• Location of education facility; 

• Fine-tuning of approach to 

employment uses; 

• Updates to phasing strategy; and 

• More detailed guidance and 

clear guidance for environmental 

studies and mitigation strategies. 

2. A Landscape and Visual Character 

Assessment should inform the AAP 

A Landscape and Visual Appraisal has 

been prepared as part of the Evidence 

Base for the AAP with a view to 

informing the fi nal version of the AAP. 

3. The fl ood risk policy needs to be 

updated to be in conformity with 

PPS25. 

Policy 27 has been updated to in 

relation to management of fl ood risk, 

fl ood alleviation, watercourse buffer 

zones and SuDS. The college car 

park has moved from the fl oodplain 

in response to feedback from he 

Environment Agency in relation to 

fl ood risk. 

4. Spine Road location needs to be 

reviewed 

The location of the spine road has 

been altered as identifi ed through the 

Further Consultation Report. The 

new location supports the delivery of 

the education facility and proposals 

at Northern United within the fi rst 

phase of development. 

5. Some policies are beyond the remit 

of the AAP 

Policies relating to waste, mining 

and minerals have been re-cast 

as informative statements as 

Gloucestershire County Council has 

statutory responsibility for these areas. 

6. Ecology and biodiversity issues 

need to be articulated more clearly in 

relation to landscape proposals 

Policy 10 and supporting text has 

been updated comprehensively to 

refl ect issues associated with the 

Lesser Horseshoe Bat colony, the 

value of existing riparian zones, 

wetland habitats, The policy also 

identifi es requirements associated with 

management, mitigation and licensing. 

The width of the riparian zone has 

been widened following a minor water 

course review. The AAP also provides 

specifi c reference to wetland habitats 

and the need for allotments. In 

addition, the document highlights the 

need for additional survey work of the 

bat colony in order to take proposals 

forward. 

7. Policy on foul drainage and related 

pollution issues is missing and a SuDS 

policy is required 

A comprehensive approach to 

SuDS is now established in the 

AAP. Additional references to 

contaminated land and groundwater 

have also been added. 

8. The renewable energy could be 

strengthened 

The renewable energy policy 

standards have been updated 

accordingly. 

9. Careful consideration is required in 

relation to the use of the Northern 

United site and the impact on 

heritage value 

The overall approach to heritage 

and archaeological issues has been 

reviewed. At Northern United, 

confi rmation by English Heritage 

that the colliery buildings do not 

merit listing has been refl ected in the 

wording of the policy. 


10. The location of the education 

facility has been reviewed following 

further stakeholder engagement 

Changes of Government, the demise 

of the Learning and Skills Council and 

other events beyond the control 

of the AAP, including the continuing 

review of local secondary education, 

led to uncertainty over the delivery 

of the education facility. However, 

the announcement that Royal 

Forest of Dean College will merge 

with Gloucestershire College 

has necessitated a review of 

accommodation needs. One option 

will be to consider an entirely new 

site to replace either or both of 

the existing ones which could be 

accommodated by the AAP. 


51

7. Representations on the Pre-Submission Draft AAP 

In bold italics: Forest of Dean 

District Council responses. 

The exact wording of proposed 

changes is included where 

possible. In addition, a schedule of 

suggested changes arising from this 

consultation and other matters 

which have had an impact on the 

AAP has been compiled and forms 

a separate document. 

Representations should say why 

they consider the AAP unsound, 

how it may be improved and 

what changes are needed. These 

can vary from minor alterations 

to wording to withdrawal of 

the entire AAP. Many of the 

representations received are 

however in the form of objections 

and do not follow the soundness 

route. They are however all 

considered and it is suggested 

should be taken into account as 

part of the Examination. 

7.1 Introduction 

The Area Action Plan will be a 

Development Plan Document in the 

new Local Development Framework 

for the Forest of Dean. It contains the 

following key elements: 

• Vision and objectives for the 

Northern Quarter; 

• Overview of background to 

the AAP; 

• Area Development 

Framework; 

• Spatial development principles 

and policies; and 

• Illustrative masterplan. 

This version of the AAP expresses the 

Council’s proposed strategy for the 

Northern Quarter. The document 

has been updated since the Preferred 

Options document in light of the 

following: 

• Preferred options 

consultation feedback (2009) 

• Ongoing stakeholder 

engagement (2010) 

• Further Consultation Report 

consultation feedback (2011) 

• Integrated process of 

Sustainability Appraisal (2011) 

• Additional technical baseline 

reports (2011) 


• Assessment of proposals 

(HRSA, Appraisal of Flood 

Risk) (2011) 

The formal period of representations 

for this document commenced on 27 

April 2011 for six 

weeks, following its approval by Full 

Council in April 2011. 

The purpose of this report is to 

summarise the responses received on 

the Pre-Submission (publication) draft 

of the AAP. 

Advert for consultation on Pre- 

Submission draft of AAP consultation 

from Wye Valley Review in 2011

7.2 List of stakeholders 

making representations 

40 representations were received on 

the Pre-Submission Draft of the AAP as 

follows. They have been grouped and 

numbered for ease of reference. 

National or Statutory consultees 

NS1: Natural England 

NS2: Margareta Mojzisova - 

Environment Agency 

NS3: Royal Society for the 

Protection of Birds 

NS4: Network Rail 

NS5: Coal Authority 

Regional / county stakeholders 

REG1: 

REG1b: 

Butterfl y Conservation 

Dr Sam Ellis, Butterfl y 

Conservation 

REG2: Rob Niblett – 

Gloucestershire County 

Council 

REG3: 

Gloucestershire Wildlife 

Trust 

NHS Gloucestershire 

Severn Trent Water 

Welsh Water 

REG4: 

REG5: 

REG6: 

REG7: Mark Murphy, 


Constabulary 

Local stakeholder groups 

LG1: 

LG5: 

LG2: 

LG3: 

LG4: 

LG5: 

Cinderford Town Council 

Gloucestershire College 

Keith Morgan - Dean 

Forest Voice 

East Dean Initiative 

Forest of Dean Friends of 

the Earth 

Don Burgess, Federation 

of Small Businesses, Forest 

of Dean Branch 

Individual stakeholders 

IND1: Alison Rennie 

IND2: Daphne A Lane 

IND3: K. Burford, A. Leyton, A. 

Leyton 

IND4: D. Burford, Elsa Hale, 

T Oliver, M Beckett, C 

Leighton 

IND5: L Thomas, J Leighton, H 

Leighton, J Hall, Weslee 

Leighton, Signed by 

another (name not legible) 

IND6: Greg Herbert 

IND7a: Mr I.G. Ellis 

IND7b: Mr I.G. Ellis 

IND8: Laurie Moseley 

IND9: Martin Rudland 

IND10: Mike Jones 

IND11: Wendy Corum 

IND12: Sophie Franklin 

IND13: P Morris 

IND14: Jim Swanson 

IND15: 

IND16: 

IND17: 

IND18: 

IND19: 

IND20: 

IND21: 

IND22: 

IND23: 

IND24: 

IND25: 

IND26: 

IND27: 

IND28: 

IND29: 

IND30: 

Bob Morgan 

Andrew McDermid 

Christine and Derek Foster 

Carole Shorney 

Ruth Harrison 

Graham Murphy 

Simon Glover 

David Priddis 

Cllr. Bernie O’Neill 

Pepi Barrington 

Cherry Lavell 

Kate Baugh 

Brian Phillips 

Mr Andrew Stephens 

Mr David Dewsbury 

Mrs Anne King 


53

7.3 Summary of 

responses 

7.3.1 Responses in support 

Several representations confi rmed 

support for the proposals in the 

Pre-Submission Draft of the AAP as 

follows: 

Response 

1. General support 

The Environment Agency indicated that the changes between the previous iteration of the AAP 

and the current version “have signifi cantly improved the document” and as such the Environment 

Agency is “supportive of the document overall”. 

Natural England welcomed the AAP document and congratulated FoDDC on its production. The 

representation specifi cally stated that they have been impressed with the extent to which their 

views and recommendations have been taken into account and refl ected in the document. 

Gloucestershire County Council also identifi ed general support for the principle of mixed use 

development in the Northern Quarter. 

Cinderford Town Council outlined general support for the proposals. 

Comment 

references 

LG1, NS2, 

NS1, REG2 

FoDDC notes / response 

The responses from the EA and County 

Council are noted, as is that from Natural 

England, although it was received outside 

the period for comment. There is a 

current programme underway for bat 

survey work. (the NE response only really 

deals with the bat issues and dialogue is 

also continuing regarding any outstanding 

concerns regarding other species eg. 

butterflies and Great Crested Newts). 

An addition to the AAP is suggested… 

“Add at start of 5.47... In addition to 

the continued involvement of Natural 

England who generally support the way 

in which the Plan is progressing, ongoing 

engagement will be encouraged with local 

groups. These include environmental 

groups.....” 


Response 

2. Landscape, biodiversity and public realm 

Natural England endorsed the requirements of Policy 10 in relation to Landscape, Biodiversity 

and Public Realm and noted the emphasis placed on important bat populations. Proposals in 

relation to biodiversity mitigation (including the approach to development sites and the road 

link) were also supported. Gloucestershire County Council supported the overall approach to 

ecology in the document. 

Comment 

references 

NS1 


3. Addressing deprivation 

East Dean Initiative stated that the proposals would help to improve issues associated with 

deprivation and rectify a general sense of under-investment in the area. 

4. Creation of a link to enable regeneration 

One response indicated that the creation of a link from the A4136 at the former Northern 

United Colliery site joining up with the A4151 near the town would provide a much improved 

access which would enable the area to be opened up for sensible and sensitive quality mixed 

developments to promote business opportunities and housing. Gloucestershire College 

supported the altered road alignment. One response noted that the revised road alignment will 

have a reduced environmental impact and development cost as well as reducing traffi c use at the 

Nailbridge junction. 

5. New education facility 

Several responses supported the location of a new educational facility in the Northern Quarter. 

In addition to the general principle of locating an educational facility within the Northern 

Quarter, Gloucestershire College supported the revised location of the educational facility 

in particular. The College stated that the revised site would be an attractive destination for 

students and noted that a new facility in this location would help to improve local skills and 

reduce the need for outward travel and migration. 

LG3 

LG3, LG5 

LG3, LG5 

To note and acknowledge that addressing 

these issues is one of the key purposes of 

the AAP 

Note and agree the above responses 

Note and agree, emphasise the 

importance of the education use as an 

anchor. The support of the College is 

noted. 


55

Response 

6. Previous consultation 

One response noted that the proposals respond to the themes identifi ed on consultation 

undertaken in 2005 on the Community Strategic Plan. 

Comment 

references 

LG3 


Noted 

7. Heritage 

Gloucestershire County Council (REG2) indicated support for the overall approach to heritage 

in the document. 

REG2, 

IND26 

Noted 

8. Water supply and waste water 

Severn Trent Water supports the strategy in the AAP in relation to water supply. STW also 

supports the waste water strategy identifi ed in the Core Strategy. The representation identifi es 

the need for future work in relation to capacity and infrastructure. 

9. NHS facility 

Gloucestershire NHS confi rmed that the provision of a Renal Dialysis Satellite Centre within 

Cinderford has now been agreed in principle and following an extensive options appraisal 

exercise, a preferred site has been selected at Forest Vale / New Town Road. The representation 

confi rms that the facility would benefi t from the proposals in the AAP. 

REG5 

REG4 

Noted - there are no overall constraints. 

Noted - such health uses are a welcome 

and appropriate part of the AAP providing 

both employment and an important 

community facility. 


Response 

10. Soundness 

The Environment Agency (NS2) indicated that they consider the AAP is sound. The 

representation confi rmed a series of areas which were highlighted as concerns in their previous 

representation on the AAP Preferred Options document and have now been addressed. These 

are listed as follows: 

• Waste policy (amendments); 

• Location of car park within functional fl oodplain; 

• Foul drainage and water quality policy (missing); 

• Flood risk policy (alterations); 

• SUDs policy (additions / amendments); 

• Landscape and biodiversity policy (amendments); 

• Habitats policy (additions / changes); 

• Renewable energy policy (addition); 

• Mining policy (addition / changes); and 

• Contaminated land policy (minor addition / changes). 

Natural England (NS1) confi rmed that they view the Publication draft as being generally sound 

and also highlighted that “the Council is in the process of commissioning studies to provide this 

additional data about the use of the area by bats and that when the data is available, it will be 

used to take the Screening Assessment further, prior to the Inspector’s examination of the Plan.” 

11. Balance of distribution of employment uses 

Some responses indicated the approach to employment uses is sound. 

Comment 

references 

NS1, NS2 

IND26 


Natural England support for the 

approach taken is noted, it is considered 

appropriate to provide an update of 

the ongoing work in the examination, 

possibly as part of the oral examination. 

No change at this stage but the final AAP 

will be able to be modified to record the 

latest position regarding the ongoing 

work, taking into account any appropriate 

assessment. (the NE response was received 

after the consultation deadline but their 

involvement is on a continuous basis as an 

advisory and regulatory body). 

Noted 


57

Response 

12. Areas for improvement raised in the context of general support for the 

document 

The following areas of improvement were highlighted: 

1. The Environment Agency (NS2) recommended that the policy on waste be reinstated, wither 

as a policy in its own right, or as part of general design guidance. 

2. The Environment Agency (NS2) recommended minor text alterations to the fl ood risk policy 

3. The Environment Agency (NS2) recommended minor text alterations to the drainage / SUDs 

policy. 

4. The Environment Agency (NS2) recommended some clarifi cations to the landscape and 

biodiversity policy in relation to buffers. 

5. The Environment Agency (NS2) recommended an addition to the phasing policy. 

6. The Environment Agency (NS2) recommended a minor alteration to the character area policy. 

7. The Environment Agency also indicated that the Water Framework Directive (WFD) requires 

EA to aim to improve the ecological status of Cinderford Brook. In addition, it is noted that 

reference should be made in the supporting text of Policy 2 to a formal WFD compliance 

assessment which might be required. 

8. In relation to the Habitats Regulations Assessment, Natural England (NS1) noted that further 

assessment is required in relation to how bat populations use the Northern Quarter which is 

currently being undertaken by the Council in advance of the Examination. 

9. Gloucestershire County Council (REG2) suggested that additional reference to other 

protected species could be made in policy 15. 

10. Gloucestershire County Council (REG2) questioned whether it is possible to include policy 

26 within a LDF. 

11. Gloucestershire County Council (REG2) identifi ed some additional references to be added 

in relation to heritage. 

12. Gloucestershire County Council (REG2) also highlighted some additional transport and 

highways references for addition to the document. 


Comment 

references 

As fi rst 

column 


#1: References will be added to waste 

issues in the AAP text and will be picked 

up in any subsequent design guidance. It is 

considered that policies should remain in 

the Waste local plan or its replacement(s) 

which will not be prepared by the FoDDC. 

#2-7: Agree to minor amendments which 

need to be drafted and presented at time 

of submission - any problems (ie where 

FoDDC agree to amend but want an 

alternative wording to that suggested) 

can be addressed by asking Environment 

Agency to agree the suggested changes 

and including their agreement with the 

submission. 

#8: Agree - noting general response that 

the work is on going and that its scope 

has been agreed with NE. 

#9: Agree to expand text in policy 15 

below point 4. 

#10: further discussion with GCC needed 

to confirm whether policy 26 should be 

deleted. If it needs to be deleted, the 

Council would support retaining policy 26 

wording as text in the AAP owing to the 

importance of the issues it covers. 

#11 and 12: GCC points11 and 12 

are agreed in in principle but further 

discussion required to clarify how 

appropriate these comments are in 

accessibility terms.

7.3.2 Objections 

A number of objections were 

raised and have been grouped for 

the purposes of this summary. The 

references after each objection topic 

can be cross-referenced against the 

stakeholder list above. 

Response 

1. Value of wildlife, ecology and biodiversity 

A signifi cant number of responses highlighted concern 

that proposals would result in a detrimental impact 

on habitats and fl ora / fauna including protected / 

rare species. A number of responses highlighted that 

wildlife is valued in many different ways which are not 

necessarily quantifi able. Several responses highlighted 

that the development would have an impact on a Key 

Wildlife Site and an English Nature Grasslands Inventory 

site. Some responses indicated that the AAP does 

not provide suffi cient mitigation strategies to protect 

species and minimise impact (including survey work 

and monitoring). Some responses also suggested that 

additional survey data would be required. One response 

noted that that there is a risk that planning applications 

which are steered and assessed by the AAP would not 

necessarily deliver the full range of ecological proposals, 

strategies and aspirations highlighted in the AAP (and 

therefore the ecological part of the policy framework 

needs to be as strong as possible). 

Comment 

references 

IND1, IND2, 

IND3, IND4, 

IND5, IND6, 

IND9, IND12, 

IND14, IND16, 

IND17, IND18, 

IND19, IND20, 

IND21, IND21, 

IND22a/b, 

IND23, IND24, 

IND25, IND27, 

IND28, IND29, 

LG4, REG1, 

REG1b, REG3, 


Integral to the AAP is a design and layout that offers opportunities for 

enhancement of biodiversity and respects the existing features. A degree 

of change is inevitable however and where necessary mitigation on or off 

site is essential. Special attention has and will continue to be given to 

protected species on the site. 

Although mitigation strategies have been developed as the document has 

evolved, it is agreed that additional work is necessary. This need arises 

as the AAP proposals become clearer and as for example the detailed 

spine road alignment is drawn. Actions such as the extensive bat surveys 

(which has the support of Natural England) are under way and will lead 

to appropriate mitigation. Although bats are the main consideration due 

to their known location and status in terms of protection, there are other 

issues that are known and are being taken forward. 


59

Response 

2. Impact on landscape 

Many responses highlighted the importance of the 

landscape at the Northern Quarter and the need to 

protect Steam Mills Lake, the Linear Park and their 

setting. This relates to visual impact, and general 

disturbance of the area’s tranquillity. Some respondents 

highlighted how the development (including proposed 

cycle and pedestrian tracks) would affect the current 

population as well as future residents / visitors. 

Responses highlighted that the construction process 

would have an impact on the immediate and surrounding 

landscape in relation to dust, disturbance and noise. 

One response highlighted that an attractive landscape 

setting is a key factor in attracting new employers and 

that the Council’s policy of promoting AONB status 

should be continued with a view to avoiding further 

urbanisation. 

One response indicated that both the Core Strategy and 

the AAP require a stronger nature conservation policy 

and appropriate allocation relating to landscape quality. 

Comment 

references 

IND2, IND3, 

IND4, IND5, 

IND7B, IND8, 

IND9, IND12, 

IND14, IND16, 

IND17, IND18, 

IND19, IND20, 

IND24, IND25, 

IND28, LG4, 

REG3 


The decision to proceed with the AAP is the result of an evaluation of 

development options for Cinderford. These are limited because of the 

landscape and planted forest which encircles it. The Northern Quarter 

(NQ) contains sensitive landscapes but equally has areas of previously 

developed land which are in part derelict and areas which are developed 

but are appropriate for redevelopment. The NQ as a whole offers 

developable land in an exceptional setting. The area is dominated by man 

made features and by the landscape which followed the opencast mining 

of coal. The AAP will bring major changes in the form of built development. 

Its masterplan and design will ensure that the new form that is created is 

of very high quality and is appropriate to the setting (predominantly but 

not exclusively woodland). The nature conservation measures, including 

the actual design of the overall development are an integral part of the 

new environment and will lead to a distinct area that is appropriate for its 

location, with a unique (neither urban nor rural character). 

The NQ will become part of the forest environment but also has clear 

well defined boundaries that separate it from areas of planted forest. 

These already bring the type of activity that will be generated in the NQ 

(walkers, cyclists, vehicles). The types of uses that are being promoted and 

their intended locations have been carefully selected. The masterplan and 

the design code guide the form of development and the spaces between. 

The issue of AONB is one that was examined by the Council and has now 

been referred to NE. The then council considered that there was merit in 

exploring wider AONB status for the district and asked that NE further 

examine the case. This is likely to take a number of years and one of the 

key issues will be achieving the balance of protection and enabling change. 

The case will be further examined but outside the plan making arena. 


Response 

3. Principle of development 

A number of comments questioned the principle of 

developing on the Northern Quarter and suggested 

that resources should be focused on town centre 

regeneration schemes. Several responses highlighted 

that once developed the ecological and landscape value 

of the Northern Quarter would be lost and could not 

be replaced, whereas the proposed development could 

take place in alternative locations. 

Several responses cited the fi ndings of the Local Plan 

Inquiry in relation to the Northern Arc and also argued 

that the proposals should conform to the adopted Local 

Plan. Various representations quoted extracts from the 

Inspectors reports and associated representations by 

statutory consultees such as English Nature. 

Some comments raised specifi c issues in relation to the 

overall vision, themes and spatial framework for the AAP. 

Some responses indicated that the proposed 

development would result in anti-social behaviour which 

would impact upon the legitimate enjoyment of the area 

and an ecological impact. 

Comment 

references 

IND3, IND5, 

IND7b, IND9, 

IND10, IND12, 

IND16, IND17, 

IND19, IND20, 

IND21, LG2, 

LG4, IND26, 

IND28 


To focus on the existing town alone would not deliver more than slow 

incremental change. This may result in additional employment, but it 

would probably be of the same nature as what is there already, providing 

useful space but not the step change that is needed to provide a greater 

range of jobs or to enable a revised focus on education. Reference to the 

landscape and ecology matters elsewhere illustrates the care taken to 

ensure that the NQ is both distinctive and appropriate. 

The NQ is an integral part of the council’s emerging LDF. It is a response 

to the need to look forward to 2026 and re assess the needs and issues 

that are apparent. It is intended to provide a focus for a mixed from 

of sustainable development in order to reinforce the role of Cinderford. 

It should not be seen within the Local Plan context. The Local Plan 

does allocate almost all of the NQ for development, though the large 

central core is identified for recreational use. If this were to have been 

implemented it would have resulted in an intensification of the use of the 

area. 

Comments related to the possible behaviour of individuals are noted but 

are not considered relevant. 


61

Response 

4. Principle of college locating in the Northern 


Various comments indicated that the college should 

remain in its current location and the proposed 

relocation would not be economic or would impact 

on ecology as highlighted above and could create antisocial 

behaviour. Several comments indicated that 

the current location is able to serve its catchment 

more appropriately than the proposed location in the 


Some responses objected to the speculative promotion 

of a college or educational uses on the site as an 

attempt to secure funding. 

Some responses indicated that the Cinderford is not 

an appropriate location for the college as it is not 

suffi ciently accessible, or centrally located for the entire 

catchment. 

One response indicated that the type of educational 

facility promoted would not provide suffi ciently 

technical courses to be of value. 

5. Impact of biomass plant 

One representation stated that further work was 

required to demonstrate that the biomass proposals 

would be acceptable in terms of impacts associated with 

air pollution and traffi c generation.. 

Comment 

references 

IND1, IND7a/b, 

IND8, IND9, 

IND11, IND13, 

IND19, IND24, 

IND25, IND26, 

IND28 

LG4 


Comments related to the possible behaviour of individuals are noted but 

are not considered relevant. 

The NQ offers an accessible and attractive location for development. It 

lies within an area where there is a great desire to improve educational 

attainment and to retain younger and more qualified persons in the local 

job market. At the same time there are major changes in further education 

both in respect of the institutions themselves and in the way it may be 

delivered. The role of the NQ is to be able to facilitate some of this change 

(by making land available) in a manner that enables new or existing 

institutions to enhance their delivery. 

The proposal will be evaluated in greater detail if/ when this proposal is 

taken up. All the above considerations are relevant. For the purposes of 

the AAP however the Council is satisfied that the site could be used in the 

manner suggested. 


Response 

6. Principle of development on Forest Waste 

Several representations objected to the proposals on 

the ground that they implied development of Forest 

Waste which is understood to be protected and subject 

to legal and practical restrictions. Objections to the 

AAP in this regard overlapped with feedback on the 

Core Strategy which sets the strategic context, and 

establishes a principle for the type of development 

identifi ed in the AAP. Some responses specifi cally 

objected to the sale or trade of land parcels by the 

Forestry Commission. 

7. Ground conditions: 

Some responses indicated that ground conditions in the 

Northern Quarter including the legacy of mineshafts 

make the area inappropriate for development. 

8. Impact on tourism: 

There is a concern that impact on landscape, habitats 

and ecology would also have a negative impact on 

tourism in the area. 

Comment 

references 

IND 7a/b, 

IND10, IND24, 

LG2 

IND1, IND5, 

IND9, IND12, 

LG4 

IND1, IND4 


It will be necessary to look at each comment but in general the response is 

that the AAP proposes to allocate an area of land, much of which is owned 

by the Forestry Commission. This land includes areas of Forest waste which 

are regarded by those making comments as any unenclosed areas within 

the Statutory Forest. Forest Enterprise has a different definition. 

The Council and its partners Forest Enterprise are confident that the land 

can be made available and that the land could therefore be developed. 

In addition, the Council is confident that the identification of the land 

concerned for the development proposed represents the best option for 

the Core Strategy. It is brought forward through the AAP in order to be 

able to achieve the desired mix of uses and quality of development. 

There is a legal context to the development of land in the forest which 

has been the subject of much debate, but the conclusion of this is that the 

land can be developed, can be made available and may be the subject of 

exchange when it is developed. 

Further discussion at the time of the examination of the Core Strategy and 

the AAP would be welcome on the issue. 

Much of the background work that has been carried out on the NQ since 

its development was mooted in 2002 relates to the ground conditions. 

Whilst there are areas that are constrained, the development proposed 

is broadly compatible with the known constraints. As proposals become 

more detailed then additional site investigation can be carried out. 

This is not agreed. Whilst the development proposed will change the area, 

it will improve the appearance of much of it. It also includes proposals 

which serve recreation and tourism and provide better facilities. Improved 

transport (public and private) will also benefit tourist. 


63

Response 

9. Flood risk: 

The location of part of the site within a fl oodplain 

was an objection for several stakeholders. One 

representation highlights the need for consideration of 

groundwater issues in relation to fl ooding. 

10. New road 

Several representations stated that the new road is 

not needed and will have a negative impact on species, 

habitats and landscape. One response supported 

the principle of a bypass road but indicated that the 

proposed alignment would create traffi c problems. 

Other responses indicated concern that the new road 

might not be safe from the perspective of safety and 

congestion. 

Comment 

references 

IND5, IND9, 

IND12, LG4 

IND8, IND15, 

IND24, LG4, 

IND27, IND28 


The impact of flooding has been fully considered as evidenced by the views 

expressed by the EA and the continued dialogue that is taking place with 

them in support of the AAP. 

The impact of the road and the development as a whole is a major 

consideration in compiling the AAP. The general route of the road has been 

established and does not now bisect an area of planted forest which was 

otherwise unaffected by the AAP proposals. The precise route may still be 

refined as part of the present exercise involving the study of the local bat 

population. The intention of the road is to provide an overall benefit in 

the form of an alternative access for some traffic to Cinderford whilst also 

serving the NQ. The road should be designed in accord with the principles 

in the design code which minimises intrusion and creates a “street” through 

the more build up part of the NQ. Safety and its fit in the environment 

are key considerations. 


Response 

11. Soundness: 

Some representations suggested that the AAP is 

unsound in relation to impact on species and other 

elements of the evidence base. Comments by Natural 

England on the Core Strategy being “unsound” 

were also cited. One response suggested that the 

consultation was fl awed as documentation did not 

make the issue of development on “Forest Waste” clear. 

The need for an Appropriate Assessment (see below) 

was also cited as a reason for the plan being judged 

as unsound. One representation indicated that the 

generation of options through the AAP /SEA process did 

not test suffi cient alternatives. 

Specifi c policies relating to the various topics listed in 

this section were also highlighted as being unsound. 

12. Alternative proposals 

Some responses indicated that resources that have 

been devoted towards current and historic proposals 

could have been spent on alternative projects /areas in 

the District such as town centres and the Lydney area. 

FODFOE suggested an alternative model based on a 

model of “Life Support” which promotes the role of 

nature in achieving a wide range of goals and objectives. 

Comment 

references 

IND8, IND10, 

LG4, NS3, REG3, 

IND26, IND27, 

IND28, NS5 

IND 10, IND12, 

LG4 


The principle that the AAP is considered unsound should underlie the 

representations which are not in support of the AAP. These should say why 

it is considered unsound and what changes are thought necessary. 

It is considered that there is sufficient clarity about the development 

of Forest Waste. The proposal is to allocate land including forest waste 

for development. This is the main exception to the Core Strategy and 

the Local plan’s protective policies where land may be allocated by the 

development plan. 

The issue of appropriate assessment is considered elsewhere and the 

response is essentially to agree with NE that there will be a need for a 

comprehensive assessment of the impact of development proposals to be 

made at a time when the detail of these is greater than it is now and in 

the context of additional information, including a bat survey that is now 

been assembled. It is further agreed with NE that the AAP so far contains 

sufficient supporting material which makes it in the opinion of the Council 

able to be considered sound. 

Alternatives are noted, however the AAP should be viewed in the context 

of the Core Strategy which proposes a different form of regeneration 

based strategy for Lydney which includes substantial new development, 

and support for Coleford and for Newent to bolster their role as market 

towns. There is much to be supported in the FODFOE proposals for the 

area however they do need to be assessed in the context of the need to 

address the need for future employment housing and education. The 

general theme of using the environment for education is very likely to be 

taken up within the AAP proposed educational facility. 


65

Response 

13. Definition of area as deprived 

One representation interrogated the use of the Indices 

of Multiple Deprivation to justify the approach taken in 

the proposals. 

Comment 

references 

IND8, LG4 


The material supplied is noted. It shows the relatively deprived nature of 

the area which includes the NQ. 

14. Need for appropriate assessment: 

One response stated that the HRSA document needs to 

be supplemented by an Appropriate Assessment before 

the AAP can be adopted. 

15. Need for a hotel: 

Some representations indicated that there is no need 

for a hotel and that an additional facility would impact 

on existing locally run enterprises. 

16. Population projections and urbanisation 

One response stated that the policy of housing growth 

and urbanisation is at odds with alternative projections 

which suggest a natural reduction in population in the 

District. The level of residential growth and associated 

impacts (e.g. traffi c generation) is also a source of 

concern. 

NS3, LG4 

IND7a 

IND8, IND28 

The issue of appropriate assessment is considered elsewhere and the 

response is essentially to agree with NE that there will be a need for a 

comprehensive assessment of the impact of development proposals to be 

made at a time when the detail of these is greater than it is now and in the 

context of additional information, including a bat survey that is now been 

assembled. 

The balance of considerations is that there is a shortage of certain kinds 

of accommodation in the district and that this means a loss of potential 

revenue for the area. 

This suggested natural decline in population is based on there being no 

consideration of migration which at the present time results in a small net 

increase in population (deaths exceed births). Migration should not be 

ignored as there is no reason to or means to prevent the free movement 

of persons who chose to locate in the area. The AAP and CS seek to meet 

their needs as shown in the evidence base. 


Response 

17. Industrial and residential uses: 

One response objected the incorporation of residential 

uses as this would create tensions with employment 

generating uses. 

Comment 

references 

IND15 


There is potential for conflict if uses are not considered in a comprehensive 

manner. One purpose of the AAP is to do this and the supplementary 

masterplan shows how the area can be developed without conflicts. 

18. Consultation: 

Some representations stated that the consultation 

questions in the document were too leading and 

complicated. Another response indicated that the 

consultation might not be in conformity with the SCI 

and suggested that previous suggestions have not 

received a clear response. 

IND15 

Noted. The whole AAP was open to comment and the questions serve to 

highlight particular areas - further discussion about the AAP is welcome, 

and the examination process will provide the opportunity for the Inspector 

to examine in greater detail any issues that he/ she considers appropriate. 


67

Response 

19. Deliverability 

Several representations indicated that some of the 

proposals in the AAP might not be deliverable and 

should therefore not be included within the LDF. 

Another response questioned the viability of the 

college location and indicated that too much weight 

had been placed on an education facility within the 

overall regeneration strategy for the Northern Quarter 

which is a concern from a delivery perspective. 

One representation stated that the AAP placed an 

overreliance on the private market which could be 

an issue as the project might stall when only partially 

complete. One representation highlighted a concern 

about deliverability in the context of the economic 

climate. 

Comment 

references 

IND 10, IND 13, 

IND26, IND28, 

LG5 


See comments above regarding education facility- the AAP was published 

with the nature of this being open, but it is acknowledged that such a use is 

the lynch pin of the whole development in its ability to lead the mixed uses 

and meet the established needs of the area. 

20. Additional evidence base documents: 

FODFOE highlighted a series of documents for the 

evidence base and examination library. 

LG4 

Noted 


Response 

21. Guidance in relation to mining 

The Coal Authority raised an objection in relation to 

the removal of policy guidance relating to mining and 

development on unstable ground which is considered 

to make the AAP unsound. (It should be noted that 

supporting text has been retained in the AAP in relation 

to mining and related issues, but an objection from the 

Mineral Planning Authority, GCC, led the formal policies 

being removed from the AAP). 

22. Economic and commercial viability 

One response raised a number of queries in relation to 

retail and commercial issues such as affordable housing 

phasing, needs assessments, the offi ce market, the type 

of hotel, retail provision and service infrastructure 

provision. 

23. Community safety and design 

One representation highlighted a general need for 

greater references to community safety throughout 

the document. Phasing of the development parcels 

was also highlighted as a concern as a lack of coherent 

design could lead to criminal behaviour. Opportunities 

to promote current design standards at the time of any 

application were also promoted. Greater emphasis on 

Secured by Design principles and other standards was 

also highlighted. 

Comment 

references 

NS5 

LG5 

REG7 


Further discussion is suggested, the AAP should highlight the issues and 

should also refer to the role of the Coal Authority. 

Need detail in order to respond, but the AAP as presented is considered 

to be deliverable. It is accepted that it is necessary for developments in 

Cinderford to be subsidised but the measures in place and the involvement 

of the HCA provide a means to ensure delivery. 

Agree to add a reference to Secured by Design and to add this to the 

masterplan too. Note other points, and amend where possible. 


69

7.3.3 No comments made 

Some stakeholders declined to make 

any formal objection or statement of 

support. These included: 

• Network Rail (NS4); and 

• Welsh Water (REG6). 

7.3.4 Next steps 

For full details of all representations 

made online using the Forest of 

Dean’s consultation portal, please 

follow the attached web link: 

http://fdean-consult. 

limehouse.co.uk/portal/ 

planning/cinaap/cnq 

Following the publication of the 

AAP and the receipt of the fi nal 

submissions, the evidence, reports and 

details of the consultations compiled 

during the process will be examined 

by a government inspector. The 

inspector will review the AAP to make 

sure that it is ‘sound’. 

The inspector will then issue a report 

about the AAP and recommend 

binding changes to the document. 

The council must adopt the changes 

recommended by the inspector and 

adopt it a full council meeting. 



71

APPENDIX 1: 

Preferred Options (2009) 

Schedule of representations 


Appendix 1: 

Schedule of comments and responses for Cinderford AAP Preferred Options consultation 

The following table summarises comments received on the Preferred Options document from: 

1. Government Office for the South West 

2. British Waterways 

3. Forest of Dean Friends of the Earth 

4. Forest Artists Network Design Group 

5. South West Regional Development Agency 

6. Gloucestershire County Council 

7. Royal Forest of Dean Angling Club 

8. Commission for Architecture and the Built Environment 

9. Coal Authority 

10. South West Councils 

11. Natural England 

12. Environment Agency 

13. Riki Threvial, peer review on behalf of Forest of Dean District Council 

14. Mrs Liz Scrivens 

15. Nigel Phillips 

16. Gloucestershire Constabulary 

17. Brian Phillips 

18. English Heritage 

19. Deputy Gaveller 

20. Littledean Parish Council 

21. National Grid 

22. Forestry Commission 

23. Drybrook Parish Council 

Organisation ID Comment Response 

1. Government 

Office for the 

South West 

1.1 Thank you for inviting our views on the Cinderford Northern Quarter Area Action Plan: Preferred Options report. We welcome the progress this represents in progressing 

regeneration plans for Cinderford. 

1.2 The strategy has been prepared in accordance with the Local Development Scheme agreed by us on behalf of the Secretary of State. It has a clear regard for national policy and 

conforms generally to the Regional Spatial Strategy (RSS). Considerable weight can be attached to the contents of the Secretary of State’s Proposed Changes to the RSS given 

the late stage it has now reached in its preparation. 

1.3 The contents appear to provide a thorough assessment of the options and an explanation of the evolution of regeneration proposals toward a preferred option. Options have 

been tested through sustainability appraisal and we particular welcome the emphasis upon seeking high standards for sustainable construction. 

1.4 We previously agreed with you that the AAP could be prepared in advance of the Core Strategy. This was on the understanding given to us at the time that a strategic context 

for the plan was provided by the adopted Local Plan, that preparation then appeared well ahead of the core strategy and it was necessary for the AAP to be in place as soon as 

possible. It is now clear from the Preferred Options document that some proposals can be seen to depart from Local Plan allocations and that the context provided by this plan 

is therefore much less definite (for example, Local Plan housing proposals are now being revealed as affected by significant flood risks). In addition, timescales have shifted for 

both the AAP and core strategy. (Incidentally there appears to be some confusion about this on page 26 of the document). As a consequence we now suggest that these two 

plans are considered together so you may possibly use the same Inspector for both examinations; the core strategy should be examined first, since this will provide a more up to 

date strategic context, and may thus have a bearing on the content of the AAP. We can discuss this in more detail in the New Year as a part of reviewing your Local 

Development Scheme. 

1.5 Guidance on the content of an AAP is contained in Planning Policy 12 (PPS12) ‘Local Spatial Planning’. AAPs should identify the distribution of uses and their inter-relationship, 

including specific site allocations and set out as far as practicable the timetable for the implementation of proposals. Work on the Cinderford Northern Quarter AAP is clearly 

well-advanced toward meeting these requirements and includes likely phasing. Going forward we have the following brief comments: 

Noted 

Noted 

Noted 

Noted 

Noted


1.6 Objectives: We suggest these are framed in ways that are more specific and measurable so the performance of the plan can be clearly assessed. Specific details are articulated within policies 

and the main body of the report 

1.7 Specific proposals: Some elements of the proposals are, for the moment at least, left a little vague. For example, it is not always precisely clear what ‘community facilities’ are 

intended or what quantums of development are involved. Likewise the substance of what lies behind ‘an eco visitor centre’ is not clear. We assume proposals will be developed 

in greater detail as further work takes place, but in particular, there is no suggested mix or level of affordable housing. The AAP should be precise about the uses envisaged so 

that their realism can be established. 

1.8 Delivery: Employment development is a main focus of the proposals. Paragraph 4.57 of the Preferred Options document recognises overall viability as an issue. As Policy 4 

recognises, partnership working will be key to future success. Further work should elaborate in more detail how delivery will take place, in particular who will have responsibility 

for each of the various elements and at what points in the development process. This will help to determine overall viability and the proper co-ordination of regeneration. 

1.9 Development Principles and Development: A number of policies deal with aspects or topics. Whilst many clearly relate directly to the Northern Quarter, some also contain 

quite generic principles or approaches that could or should apply as equally to development elsewhere and might better be dealt with by the core strategy. Some might already 

be adequately covered by national or regional policy. The AAP should be careful to focus on specifying requirements for Northern Quarter regeneration and not duplicate more 

general policies already expressed elsewhere. 

The document provides a clear steer on 

preferred land uses for each character area, 

with more illustrative detail given in the 

masterplan. It is important, however, that the 

AAP policy wording is flexible so as not to be 

overly prescriptive. 

Chapter 4 has been deleted – AAP places 

emphasis on delivery throughout document 

Document reviewed and policies updated 

where appropriate. 

2. British 

Waterways 

3. Forest of 

Dean Friends of 

the Earth 

2.1 British Waterways have no comments to make at this time Noted 

3.1 Paragraphs 1 – 32 (excluding para. 20) Noted 

3.2 (paragraph 20) All the concerns still exist in the Forest of Dean as they did when Frank Dobson visited the District in 1997, of large scale quarrying and large scale open caste 

mining, large scale tourism developments, over development of housing and over development of recreational facilities, leading to the deterioration of the landscape by the 

accumulative impacts of planning decisions made against a backdrop of inadequate landscape protection all in a landscape of recognised AONB quality. The present lack of 

statutory designation and the downgrading from designation to Supplementary Planning Document weighting places the Forest of Dean landscape, in terms of weighting, below 

green belt and grade I farmland whereas the recognised quality is AONB. Clearly there is every planning reason to give the Forest of Dean a greater weighting. 

The AAP provides a statutory framework to 

ensure that the scale of development within the 

Cinderford Northern Quarter is appropriate 

to the Forest context. The document 

recognises and responds to the quality of the 

AAP area’s surrounding natural landscape. 

3.3 (Paragraph 33) The WM Enterpsise Consultants Report shows that about 80% of the businesses in the Forest of Dean are small businesses employing 20 people or less. A 

proposal to attract a large employer possibly requiring the development of a large site would unbalance the equilibrium between economic, social and environmental issues to 

the detriment of the District. There is no proven need for a major strategic site in the District or the proposed excessive increase in the housing allocation as contained in the 

Adopted Local Plan. Indeed the development of a large site could have a detrimental effect on the District degrading the very attributes that attract tourists and provide a good 

quality of life for local residents. 

3.4 (Paragraph 34) The forest waste area between Cinderford and the afforested area of the Statutory forest should be studied from the viewpoint of an Action plan Area that is 

sensitive. The site is heavily constrained by land instability, land contamination, high quality biodiversity and landscape values, water percolation, flooding being an effluvial plain as 

well as a high vulnerability water area. It is an open recreational area and having been reclaimed by nature it is a green field site not brown field as per the definition in PPS3. It is 

a Key Wildlife Site, an English Nature Grasslands Inventory Site, is the habitat and is adjacent to the habitats of many protected species and biodiversity indicator species. It is 

also the entrance to the Forest for tourists and an important recreational area for local residents. 

3.5 (Paragraph 35) In using the environment as an economic driver it provides a strategy that is coherent integrated and sustainable as it recognises the value of the landscape and 

biodiversity whilst meeting the needs of the local people. The preferred options for the Cinderford LAA is not as coherent as it does not take full cognisance or recognition of 

the full value and quality of the Forest of Dean landscape and it’s biodiversity assets and provide an equivalent balance in terms of incorporating this asset positively whilst 

providing protection in terms of policy to match the quality of those assets. The area and the District needs to be portrayed in a positive manner to bring out it’s myriad 

The uses set out in the AAP respond to local, 

regional and national policy, as well as local 

needs identified through consultation, property 

market analysis and other research conducted 

as part of the baseline analysis of the AAP area. 

The AAP balances the need to capitalise on 

regeneration opportunities offered by the 

Northern Quarter with the need to preserve 

the area’s significant biodiversity and landscape 

value. To do this it sets out policies to ensure 

that development is appropriate to the 

Northern Quarter’s setting, and identifies 

measures to mitigate negative environmental 

impacts from new development. 

As above.


historic features, water features, biodiversity, geology, high landscape quality and attractive towns and villages. 

3.6 (Paragraph 36) The Preferred options for the Cinderford LAA does not take on board that the Forest of Dean is a rural area which is an asset in itself as pointed up in the RSS. 

As a rural area the priority should be to meet the needs of the local people on a scale and form suited to those needs and suitably located in the built environment. 

3.7 (Paragraphs 37-41) The FODFOE wish to put forward an alternative approach called “VALUING NATURE” based on the principle of placing at the centre of regeneration the 

protection of a sensitive area whilst using that area for regeneration. 

As above. 

Noted. 

In the Forest of Dean District Local Development Scheme (available on the FODDC Website) Page 7 Point 24 

“Action Area Plans has identified Cinderford because of “the need for a planning context for the implementation of actions arising from the Coalfields programme in Cinderford. It is 

therefore proposed that an Action Area Plan be prepared for the following area: Cinderford” 

PPS12 Page 20. 3.6 Action Area Plans 

“Areas that are particularly sensitive to change or development, such as areas of significant natural or cultural heritage value. Plans for such areas would establish the conservation 

and enhancement objectives and how these might be reconciled with sensitive development” 

3.8 (Paragraph 42-45) DRAFT OUTLINE PROPOSAL 

That the Action Area be studied from the viewpoint of “Life-Support” covering the 5 main areas as set out in the Government Publication and the project be a beacon example 

as to how to approach action areas sensitive to change (and AONB areas) in this period of climate change. 

The Action Area to include Lightmoor to Northern United to Heywood Plantation and small sections of forest waste and degraded areas that extend into Cinderford Town. 

An outline feasibility study be produced as a mixed media presentation by an appointed consultant working with an appointed project manager incorporating the following 

suggestions. 

The AAP proposes a vision for the Northern 

Quarter which seeks to capitalise on the 

quality of the surrounding landscape through 

high standards of design and sustainability. 

For the rationale behind the AAP boundary, 

see section 3. 

This AAP fulfills the purpose of the proposals 

outlined in this study 

3.9 (Paragraph 46 - 47) Nature for Nature’s Sake 

In developing an outline feasibility study this section should be the first stepping stone in any recommendation for the development of a full feasibility project study. A mapping 

exercise (desk based and updated by field surveys) of the buffer zones between Cinderford and the afforested areas surrounding Cinderford to be assessed from the viewpoint of 

biodiversity, rare and general species, their supporting habitats, other habitat areas of value and drawing out the importance of forest fringe habitats and the unique habitats 

created by nature taking over the long abandoned industrial remnants around Cinderford. Include in mapping degraded and semi-developed areas that would be of value to 

restore moving into built up areas. In parallel a landscape and geophysical mapping exercise to include historical features, viewpoints, soil types, water features, water quality, 

effluvial areas (material may be already readily available from the FOD Local Plan Inquiry including the Northern Arc Environmental Impact Assessment and information gathered 

by the Environment Agency). Having mapped the area and the strategic ecological/landscape areas, draw together proposals for enhancement putting Nature first. 

3.10 (Paragraph 48 - 52) A Store of Natural Knowledge 

The proposals of an Environment Centre put forward by FODFOE are based on the principles of outdoor education in the surrounding natural environment and anticipate that 

it would be at university level but also accessible to college, schools and the general public. 

Northern United could lend itself to restoration in terms of a Resource/Environment Centre for schools/college/university students and visitors based on entomology and/or 

effluvial habitats and amphibian species and bats, the extended areas along the buffer zones providing a resource for education. Nationally, the Forest of Dean has a possibly 

unique concentration of different roost sites and bat species in a relatively small area. An Environment Centre would give prestige and employment to the Forest of Dean, in 

terms of direct and indirect spend. As the bat sites are designated as being of European importance perhaps a European link and thereby European prestige could be fostered. 

An observation and monitoring system could be set up to study the bat roost in the Northern United building which could gradually be developed to include other bat roosts, 

flight paths and feeding areas in other parts of the Forest. With the use of mobile phones linked to a central system any person or groups could participate in mapping species so 

that gradually a picture is built up through studies of the biodiversity content of the Forest and the surrounding area so that a programme is developed of enhancing habitat to 

increase biodiversity species. Pictures from the monitoring could be electronically flashed on screens in/outside tourist centres located in the Forest of Dean and Gloucestershire 

encouraging visitors to learn about the biodiversity of the Forest. 

Strong educational and tourism links should be made to the special geology, hydrology and history of this unique area of the Forest of Dean and the way nature has re-inhabited 

over time the remains of mans exploitation, from quarries, coal tips, mines and deserted buildings, to provide ideal habitats for a wide variety of species including many rare and 

protected species. 

This AAP fulfills the purpose of the proposals 

outlined in this study 

The AAP retains flexibility about the type of 

educational use be delivered at this site. 

The AAP proposes an eco-visitor centre, 

though the Northern United site is considered 

more appropriate for light industrial uses, with 

the eco centre located more centrally for 

greater access. 

The AAP sets a context for biodiversity 

initiatives. However, it is beyond the scope of 

the document to provide more detailed


3.11 (Paragraph 53 – 60) A Natural Source of Wealth and Jobs 

Cinderford is surrounded by beauty and breathtaking vistas. To enhance Cinderford it needs to be linked from the inside out so it becomes part of its surroundings, linking the 

centre of Cinderford with the surrounding beauty which in turn will enhance the tourism potential of Cinderford. Green fingers of restored areas need to stretch out, 

preferably following stream edges or remains of or restored areas of oak, degraded lines of ancient hedging or remnant areas of ancient grassland and old banks so that residents 

and tourists are able to walk out from the centre of Cinderford to the Linear Park and adjacent buffer zones and on into the afforested areas 

Enhance tourism by a dedicated tourist centre in Cinderford showing the biodiversity, geology and historical interests in the surrounding areas. Displays on the variety of species 

in the area eg glow-worms, frogs, toads, dragonflies, butterflies, Great Crested Newt, Lesser Horseshoe Bat etc and their needs for certain types of habitats. 

Route maps for walking round the area with information on what to look out for, starting from the Cinderford tourist centre, walking out along stream edges and the restored 

green areas, stretching from the centre of Cinderford to the Linear Park and adjacent buffer zones and on into the afforested areas. Information may be put on line and linked to 

the Council’s Tourist website. Local people who have become involved in survey work etc, having developed a knowledge in the ecology or the history of the area, may wish to 

act as guides to tourists or parties of visitors thereby providing employment 

Work with the leaseholders and owners on the industrial estates to link into the greening scheme to link from Cinderford centre through the Industrial Estate to the afforested 

areas which will at the same time enhance the estate and help to attract up market business. 

(It would be helpful to change the name(s) from industrial estate to business park and to upgrade the current designated uses from heavy industrial uses, lorry parks and 

warehouse storage to office uses. A commitment to providing a bright future of well paid jobs needs to be reflected in the land uses. The employment ratio to land use for the 

lorry parks and warehouse storage is poor) 

Look at the possibility of providing small starter units the size of a double garage, preferably located within the Cinderford townscape for transport access, underground for 

insulation and landscape blend, with one window vista view and light funnels for light and energy saving, alternative technology for energy needs such as photo voltaic cells and 

solar, dealing with sewage by reed bed and all cables underground so that they have low impact on the environment and could be a beacon for sustainable development whilst 

providing low running expense units. 

Teach coppicing skills and develop the production of products from coppicing such as green furniture, basket making, hurdle garden fencing etc 

3.11 (Paragraph 61 – 64) Prescription for Good Health 

Interlinking schemes to encourage people with depression etc to become involved with other members of the community in survey work, maintenance work for ecology, green 

furniture, links with the long term unemployed placement schemes or youth schemes. 

Improve the quality of life for local residents by encouraging a closer contact with nature, increasing the peace and tranquillity of the mind and spirit that this brings. Developing a 

sense of wellbeing, confidence and sense of security through a sense of ownership by involving and enabling the local community to be involved in and to help take forward this 

scheme. To foster a pride in the beauty of the surrounding forest landscape, mining and forest heritage of the area. 

Links with schools and the Wilderness Centre to establish an early interest and understanding in and to foster a responsibility towards nature. Links with further education 

colleges and universities for involvement in original and continuing (monitoring) survey work on general ecology and biodiversity and the geology and hydrology of the area. 

guidance and specific project outlines. As 

above. 

Noted. The AAP supports improved pedestrian 

routes throughout the Northern Quarter, with 

illustrative block structures shown in the 

masterplan. 

The AAP provides for a range of employment 

uses, and supports high quality sustainable 

design and construction. 

The document sets a context for these 

initiatives to be taken forward but it is beyond 

the scope of the AAP to provide more 

prescriptive guidance on these specific 

initiatives 

3.12 (Paragraph 65-67) Common Ground for Communities 

As above 

Nature is the catalyst for Community Action and by instigating this scheme it could bring together the community of Cinderford and the Forest and local community groups in a 

positive way by putting at the centre of the scheme what people cherish, the Forest, streams, open spaces and wildlife that surrounds them and inhabits their landscape. 

It could also bring together agencies in funding a series of interlocking projects and programmes, such as Natural England, Environment Agency, English Partnerships, Forestry 

Commission, Coalfields Community Campaign, South West Regional Development Agency, perhaps the Big Lottery Fund and/or European funding, to provide a sustainable 

future for Cinderford and the beauty of the natural habitats that surrounds it. 

3.13 Paragraph 68 – 69) Climate Change 

In this period of climate change when species are struggling against adverse conditions for survival it is important to conserve and enhance habitats rich in ecology and 

biodiversity. This area is an important habitat as a Key Wildlife Site and an English Nature Unimproved Grassland Inventory Site. This scheme would be a positive action for the 

The AAP requires that possible development 

impacts on surrounding wildlife habitats be 

identified and mitigated, and that development


conservation of habitats valuable to the maintenance of species, some of which are of European importance because of their rarity. Existing habitats should be maintained and 

extended to ensure that there are corridors for the migration of species to enable their survival during climate change. 

is designed to complement and enhance the 

local environment. 

3.14 (Paragraph 70 – 72) UPDATE 

On hearing the news that funding has not been allocated for projects for the Centre of Cinderford ie Cinderford Town, Forest of Dean Friends of the Earth (FODFOE) believe 

that a rethink needs to be undertaken with regard to the allocation of the Coalfields regeneration money. 

It has been announced that there will be no extra money to regenerate the centre of Cinderford. This is where the money needs to be spent. Everyone supports the need to 

revitalise Cinderford town centre and the Miners Welfare Hall. The Coalfields money may be the only money coming to the area so there needs to be a rethink where the 

Coalfields money is spent and make Cinderford town centre the first priority. 

3.15 (Paragraph 73 – 74) In the last Local Plan Inspectors Report on pre-inquiry change 17, proposals for the economic regeneration of this area were put forward, similar to the 

proposals put forward as those contained in the Cinderford LAA northern Quarter. The Inspector said of the proposals that there is a 

“tension in the Cinderford Northern Arc proposals between the economic regeneration benefits of the proposed developments and the risk that they may unacceptably damage the town’s 

notable strengths in its landscape setting and the recreational amenity value of the Linear Park. (51.253)” 

3.16 (Paragraphs 75 – 83) excerpts from the inspectors report Noted 

3.17 (Paragraph 84) Bearing in mind that the Inspector’s recommendations were adopted by the Forest of Dean District Council (FODDC) without modification the Inspector’s 

reasoning for his recommendations remain valid and the FODDC Local Plan should be adhered to with regard to development in the Cinderford LAA. FODFOE believe that the 

consultation document is inadequate because it does not make any clear reference to the fact that the proposals put forward in the document do not follow the FODDC Local 

Plan. As a consultation document this should be made clear to the public as should the Inspector’s statements in his Report with regard to the Steam Mill’s lake. 

3.18 (Paragraph 85) FODFOE believe that the consultation document and Baseline Report Final is inadequate because it does not make clear by delineation on maps in the 

consultation document and Final Baseline Report on the Northern Quarter site high quality biodiversity value of the site and surrounding area including, that the Linear Park is a 

Key Wildlife Site and that the rough grassland on which it is proposed to site development is an English Nature (EN) Grasslands Inventory Site. 

The Cinderford Northern Quarter AAP 

process is independent of regeneration 

initiatives covering the town centre 

The Proposals contained in the AAP are 

fundamentally different to those outlined in the 

Local Plan, and are designed to respond much 

more appropriately to their Forest 

surroundings. 

The AAP seeks to address issues raised in the 

Inspector’s report by providing revised and 

more detailed policy and design guidance. 

The relationship between the AAP policies and 

the local plan is set out in section 3. 

The AAP makes reference to the Linear Park 

key wildlife site (Figure 19) and other 

designated habitats and provides appropriate 

policies to steer development in an appropriate 

manner 

3.19 (Paragraphs 86 – 89) The Inspector concluded 

“51.263 I consider that the PIC17 proposals would be likely to result in a much more severe environmental impact and loss of habitat than the Revised Deposit proposals for this site, and that 

there would be much less scope for on-site compensatory provision to maintain bio-diversity.” 

Noted 

On biodiversity the Inspector’s Report said 

“51.260 English Nature expresses its disappointment that the land is to be allocated for development, despite the recognised value of the site as part of one of the most important open space 

wildlife sites in the Central Forest area”. 

3.20 (Paragraph 90) Yet the options put forward in the Consultation document are of such urban intensity that “one of the most important open space wildlife sites in the Central Forest 

area” would be so fragmented that its value as a coherent site would be lost. At the time of the Inquiry EN provided a comprehensive list of species relating to this site yet it has 

not been made available to the public consultation process. FODFOE request that it should be made available to the public accompanied by the letter from EN at the time of the 

Inquiry 

3.21 (Paragraph 91) FODFOE have requested the survey information in full that is referred to in the Baseline Report a in 4.9.1“ Plans considered 4.9.2 Implications for the AAP The Draft 

AAP must include a detailed study into the impacts of regeneration works on biodiversity in the area. This should be informed by the Habitats Screening Report, the key findings of 

which have been subsumed within this Report.” and are not in receipt of that Report which is also NOT available on the website. This Report should be available in full for 

public inspection. For instance FODFOE understand that for the survey Dormouse boxes were put in an area of spruce and not on the proposed site. FODFOE understand that 

spruce is not the natural habitat of this species. There are similar concerns with regard the Greater Crested Newt survey work. FODFOE request that the full survey work be 

made available for public inspection and if found flawed new surveys undertaken. 

3.22 (Paragraph 92) The Baseline Report shows that all 3 options will have an adverse effect on the biodiversity of the area whereas the proposals FODFOE are putting forward is to 

use the gathering of information to enhance the area for species and to illustrate for other areas of Britain as to how a programme can be set up that could help species to resist 

Noted – please see consultation responses 

from English Nature on AAP (Public Inquiry 

related to Local Plan) 

The HSRA document was made available for 

the consultation period and has been updated 

to accompany the AAP 

The AAP balances ecological with economic 

and social objectives for the Northern Quarter


the effects of climate change whilst improving the social and economic regeneration of the area. 

3.23 (Paragraph 93 – 94) Flooding 

This area is on the floodplain map and its hydrology links to biodiversity species. It also links to the issue of increased flooding to existing and proposed housing development. 

The Baseline Report Final is inadequate as it does not deal in depth with the issue of flooding and the complex hydrology of the site area or provide a detailed map of the local 

flood plan area from the EA website, which clearly shows the sites within the floodplain. In principle Government policy is not supportive of development on flood plains and 

the hydrology of this site is particularly complex. For instance EN pointed up their concerns of the detrimental effects on Laymore Quag of the increasing development taking 

place on Cinderford’s industrial estates because of the interlinking hydrological nature of the whole of the valley yet no research appears to have been undertaken to address this 

issue. More water appears to exist in the numerous mine workings of the area than on the surface. FODFOE would suggest that preparation of the site is not just a matter of 

capping old mineshafts but is a complex high risk problem in terms of unknown effects from attempting to cap old mineshafts particularly in terms of sumps 

Flood risk within the Northern Quarter has 

been identified as part of the baseline report 

and Sustainable Development Framework. 

Development has been located so as to avoid 

flood risk, in consultation with the Environment 

Agency. 

The AAP requires that development proposals 

be supported by ground investigations to 

establish the need for ground improvement 

techniques to deal with the ground conditions. 

Please see policy 29 and supporting text for 

further details 

3.24 (Paragraph 95) In the opinion of FODFOE this site is not suitable for housing development because of potential flooding to proposed and existing houses. Neither does it 

provide Value for Money in terms of the sizeable investment needed for research and stabilisation, if research shows that it is possible. 

3.25 (Paragraph 96) It has been announced in the local paper that the Rugby Club has abandoned the move to the St. White’s rd site and this site would be better used for housing as 

long as it avoid cresting th escarpment line. Social and affordable housing to meet the needs of the local people of the Forest of Dean based on robust evidence of need through 

Parish Housing Assessments should be the method for assessing housing need for the area. 

3.26 (Paragraph 97 – 98) New Road 

The team is working closely with EA in relation 

to flooding. The Northern Quarter site has 

been identified as a District / Regional priority 

with funding made available from a national 

regeneration programme. 

This site falls outside of the AAP area. 

See policy 15 and supporting text for overview 

This project should be reviewed in the light of FODFOE proposals as it will cut into an important visual and biodiverse area. Investigations should be undertaken for options to 

improve the Steam mills/Drybrook junction if necessary with the use of the edge of the conifer plantation adjacent to the junction. 

3.27 (Paragraphs 99 – 102) Further excerpts from the inspectors report N/A 

3.28 (Paragraph 103) FODFOE is putting forward proposals that it feels meets the challenge set out by the Inspector. FODFOE would also point up that, of Cinderford, the Inspector 

said there is “a need for environmental improvements to parts of the urban fabric to improve the town’s image and quality of life.” Without those improvements Cinderford will 

not appeal as a place to live and work and we will be left with a statellite residential development at Steam Mills. 

3.29 (Paragraph 104) In using the environment as an economic driver it provides a strategy that is coherent integrated and sustainable as it recognises the value of the landscape whilst 

meeting the needs of the local people. The Cinderford LAA Options is not as coherent as it does not take full cognisance or recognition of the full value and quality of the 

Forest of Dean landscape and it’s biodiversity assets and provide an equivalent balance in terms of incorporating this asset positively whilst providing protection in terms of policy 

to match the quality of those assets. The Cinderford LAA Prefered Options and the District needs to be portrayed in a positive manner to bring out it’s myriad historic features, 

water features, biodiversity, geology, high landscape quality and attractive towns and villages. 

The AAP considers the issues set out by the 

inspector, including environmental 

improvements, high quality and sustainable 

urban design, and measures to address adverse 

impacts on the local environment from 

development. 

The AAP Preferred Option seeks to balance 

and satisfy local social, economic and 

environmental needs, to ensure a sustainable 

future for Cinderford. 

3.30 (Paragraph 105) The Cinderford LAA Prefered Options does not take on board that the Forest of Dean is a rural area which is an asset in itself as pointed up in the RSS. As a 

rural area the priority should be to meet the needs of the local people on a scale and form suited to those needs and suitably located in the built environment. 

The AAP aims to meet the needs of local 

people by providing new employment 

opportunities, new community facilities, homes 

and improvements to the local environment.


3.31 (Paragraph 106) FODFOE request that the Option it is putting forward should go forward for public consultation as a forth option and further work be undertaken to include in 

the Baseline Report all the information requested by FODFOE. 

Comments submitted by FODFOE have been 

considered and used to inform the AAP. 

4. Forest 

Artists 

Network 

Design Group 

3.32 (Paragraph 107) FODFOE wish to register that it did request more time for a reply to this consultation as I have spent most of October in London on business and then in Noted 

Egypt. FODFOE wish to register that it would wish to make further representations on the inadequacy of consultation and the consultation documents. 

3.33 (Paragraph 108) Evidence base for the above and to be added to the Evidence base for the Cinderford LAA and the Core Strategy examination library please add:- 

• Vol 1 and Vol 2 Forest of Dean Review of Special Status by Land Use Consultants 

• Environmental Impact Assessment and Environmental Statement on the Northern Arc Project produced for the South West Regional Development Agency and included in 

the last Forest of Dean Local Plan Inquiry 

• Forest of Dean Employment Study November 2003 by WM Enterprise Consultants 

• The Forest of Dean District A 2004 Rational Approach to Planning Its Future July 2004 

• by Professor Moseley and Colin Evers 

• November Update 2005 By Professor Moseley and Colin Evers 

• The Economic Gains of a Forest of Dean Area of Outstanding Natural Beauty 

• by Professor Moseley 

• Presentation by Friends of the Forest to the FODDC AONB Task Group 

These do not form part of the Core Strategy / 

AAP evidence base 

4.1 We thank the Regeneration Board / Homes and Communities Agency for giving our group a hearing on 17 th September last. We trust that board members were convinced by Noted 

our presentation demonstrating the talents, knowledge and commitment within the Forest Artist Design Group, and the beneficial impact that we will bring to the Regeneration 

Plan. 

4.2 Since that meeting we have studied the Option 2 Master Plan documents (e-mailed by Wendy). 

Noted 

We welcome the plan and its aspirations for improving the quality of life for Cinderford residents and for the wider area. 

4.3 a) The Principle of Artist Involvement 

Noted. 

Over the last twenty or so years, there has been a great deal of artist involvement in urban development projects worldwide. The benefits are well established and well 

documented. Artists have provided both embedded / integrated design ideas for buildings and structures and made ‘stand alone’ artworks for public spaces. Sculptural/colour 

elements in functional components such as seating, lighting, signage and boundaries are possible. In order that Cinderford can also benefit in this way we strongly urge that 

CRB establishes a framework for the involvement of artists as soon as possible so that new innovative ideas can be fed into the design process at an early stage. 

• Selected public art projects, if carefully managed, can be used as valuable vehicles for local community and education involvement. 

• There is ample precedent in the UK and beyond for the establishment of a ‘percent for art’ principle for any new developments, associated with both site 

infrastructure, as well as buildings. This would formalise inclusion of public art as a local planning requirement, thereby securing a more permanent mechanism 

for its funding. 

We appreciate that, at the present stage, the Master Plan lacks some detail until the plans of individual developers take shape. It is crucial in our view that the inevitable selfinterest 

of developers, and the needs of financial expediency should not dilute the fundamental aspirations embodied in the plan. 

4.4 Detailed comments 

b) Sustainability 

• Sustainability is rightly emphasised throughout the Northern Quarter plan. We note that in excess of 50% of the budget is to be spent on new roads which will reduce the 

woodland buffer between the development and the A4136 to traffic surrounded islands. How will building new roads deliver the correct message about sustainability 

• A dense piece of development is proposed for a fragile regenerating waterside area which is at present making a reasonable recovery from a landscaping process of 15 years 

ago. The density of development seems incompatible with the re-growth of the forest and waterside fringe and also with retaining a degree of rural calm. 

• It is proposed that a biomass burner is sited immediately to the west of the site – the prevailing wind is westerly and will therefore spread pollution over the whole area. Is 

this the correct site for this sort of facility 

• If the Northern Quarter is to be truly inspirational all newbuild should be carbon neutral and design standards must be strictly monitored by a design review body. 

The AAP aims to promote sustainability in all 

its forms, including economic and social, as well 

as environmental sustainability. The density and 

scale of development has been designed to be 

appropriate to the forest setting. 

Redevelopment of this brownfield site will 

allow new residents and visitors to enjoy the 

rural setting. 

Energy strategy and environmental policies 

have been updated since preferred options 

report 

The AAP requires that new build design


standards keep pace with the government’s 

zero carbon homes and buildings programme. 

4.5 c) Education 

• We welcome the aspirations for improved educational facilities for all ages in our area. We note that the university / college level facility seems to have changed to a new 

site for the Royal Forest of Dean College. With the proposed site too small to accommodate the RFDC in its entirety, where would the space for adult education courses 

be 

• It is important that steps are taken to ensure that Cinderford area residents will be able to fully interact with the new development in a variety of ways. For example, the 

lake could be further enhanced so that it is not ‘crushed’ by the new development. The sustainable energy centre should be fully available for the public to visit (in addition 

to visiting educational groups). The idea of ‘welcome’ needs to be designed into all aspects of the new development. 

• The concept of a sustainable energy education site as a model of exemplary practice at the Northern Quarter is excellent. Clearly then, the Northern Quarter needs to be a 

‘cutting edge’ model of exemplary practice. 

Noted. The AAP cannot propose types/levels 

of education, but provides space for 

educational uses. The space set out in the AAP 

meets the College’s requirements, as identified 

in stakeholder meetings. 

Useful suggestions noted. The AAP aims to 

ensure that development is set back from the 

edge of the lake for public benefit. Design 

details would be drawn up at a later 

masterplanning stage. 

Noted. 

4.6 d) Spatial / layout / landscaping 

• If more light industrial space is to be created then the quality of its architecture needs to match the general aspirations for the Northern Quarter site (as a Beacon 

development). Standard industrial sheds will not meet these aspirations. 

• Even though the general secondary roads and residential area layouts, as shown in the Master Plan, may be somewhat diagrammatic at this stage, we feel that the currently 

indicated, strongly grid-like layouts would fail to provide sympathetic movement and living environments. More imaginative solutions can be achieved which will further 

enhance the quality of life for residents. Green routes through the housing are needed. 

• New tree planting, needs to be coherent with the existing rural Forest landscape. Again, more imaginative solutions are required, urban- style ‘avenue’ tree planting 

associated with the new roads, is not compatible with the character of the surrounding forest landscape. 

Noted. The AAP supports high quality design 

to match the quality of the natural 

environment. This will need to be support 

through site briefs. 

The pedestrian networks provide direct and 

legible links between key uses and destinations. 

However, these designs are illustrative, and the 

final designs would be based on more detailed 

masterplanning work at a later stage. 

The AAP supports greening of routes, and a 

‘village character’, rather than an urban-style 

approach. The supporting Masterplan and 

Design Codes document provides further 

guidance on this issue. 

4.7 Other questions emerging from our discussions: 

• If the Coalfield £14.75m had been made available for the whole of Cinderford, would it have been spent this way on the Northern Quarter If the answer to that 

question is ‘no’, then the Old Coalfield criteria need to be challenged. 

• Has consideration been given to the possibility of placing the new road roughly parallel but just west of the present Nailbridge road, with new landscaping / bunding to 

protect the school from traffic This would avoid dividing the present woodland in half. 

It is beyond the scope of the AAP to challenge 

the Coalfield criteria. 

A number of road alignment options were 

investigated prior to the AAP process as part 

of the Cinderford Business Plan (see section 

4.18 – of the AAP Preferred Options 

document. The option which was taken 

forward has been further refined through the 

masterplanning process to respond better to 

local topography and traffic patterns. 

4.8 The Forest Artist Network Design Group has a powerful and innovative contribution to make, we look forward to taking these ideas further. Noted. 

5. South West 

Regional 

5.1 Thank you for consulting the South West of England Regional Development Agency (South West RDA). The Agency broadly welcomes the progressing of the Cinderford 

Northern Quarter Area Action Plan (AAP) which will be an important document in helping to achieve sustainable spatial and economic change, regeneration and growth for the 

town and surrounding district. At the same, it will be important to delivering the Regional Economic Strategy for South West England (RES). 

Noted.


Development 

Agency 

6. 


5.2 ‘Spatial Implications – Place Matters’ (the RES Spatial Annex) identifies Cinderford as holding the potential to deliver significant growth over the coming 20 years. It highlights, 

however, traffic congestion issues associated with the Forest of Dean towns and recognises the concerted public and private sector efforts that will be required to help realise 

the town’s potential. 

5.3 You will be aware that the South West RDA has land holdings within the AAP Boundary. The Agency has considered the AAP consultation document in terms of its ability to 

deliver the RES, its Delivery Framework and its Spatial Annex. We broadly welcome the content of the document and make the following comments. 

5.4 Growth that Builds on Environmental Strengths 

The RES Delivery Framework promotes sustainable development that draws from a high quality environment to encourage new economic opportunities and investments. It 

encourages a close integration of environmental, economic and social regeneration activities. The Draft Cinderford Northern Quarter AAP articulates, within its vision 

statement, ambitions to deliver a destination that complements its landscape setting. The South West RDA welcomes these aims, which are evident throughout the document. 

The Northern Quarter’s environmental context will be very important to delivering exemplary mixed-use development for the area that centres on education and tourism 

facilities. 

5.5 Sites and Premises for Sustainable Growth 

The RES Delivery Framework promotes the delivery of sustainable sites and premises for business growth. We welcome proposals for the provision of new light industry and 

office employment spaces within the Northern Quarter where they will help to support enterprise and Cinderford’s growth. It will be important for employment land allocations 

to be adaptable to future market requirements. 

5.6 At the same time, synergies associated with linking the activities of new business premises with those of Cinderford’s existing employment land should be fully explored. The 

‘sequential’ values that the consultation draft incorporates in planning only for ancillary retail activity within the Northern Quarter are welcomed. We would support a 

transposition of that approach across the uses of the AAP area in facilitating a new quarter for Cinderford that complements the town’s existing components (including 

employment spaces) and works to add value to, and diversify, the economic base of Cinderford and its surrounding area. 

5.7 Whilst valuing the general phasing proposals of the draft AAP, we also welcome the flexibility that the document affords to the redevelopment of the former Northern United 

colliery at the North West of the area. With a direct interest in that site, the South West RDA is conscious of considerable conservation and remediation issues that will need 

to be addressed before development can take place; and that these should not constrain development elsewhere in the Northern Quarter. 

5.8 We support the iterative and options-tested approach through which the draft Cinderford Northern Quarter AAP’s Preferred Option has emerged. Should any of the AAP’s 

anchoring uses become infeasible however, it will be important for the AAP and subsequent Masterplan to incorporate flexibilities and contingencies such that next-best solutions 

are planned for. 

5.9 Skills for the Economy 

The RES seeks improved opportunities and increased participation in higher and further education. It identifies that high levels of basic and technical skills are essential for 

ensuring continuing improvements to the Region’s competitiveness. The South West RDA understands that parts of Cinderford rank within the 10% most deprived areas in the 

country in terms of education, skills and training. We therefore welcome the preferred and proposed mix and phasing of development for Cinderford’s Northern Quarter. The 

early provision of education assets alongside comprehensive transport facilities will be important to creating a new regenerative anchor for Cinderford and its surrounds. 

We welcome the suggestion that proposed leisure, tourism, employment and renewable energy uses within the regeneration area pose potential opportunities for linkages 

between the college and the wider economy. These opportunities might be augmented by bringing together employment and skills related activities, as is the aim of schemes like 

West at Work and Gloucester Works 

5.10 Infrastructure and the Low Carbon Economy 

The South West RDA supports the Northern Quarter link road proposal. The road will facilitate the AAP’s proposed mix of uses and improve links to the Forest Vale Industrial 

Park whilst working to reducing heavy goods vehicle trips along, and improve the resilience of, the Steam Mills Road. We also welcome proposals for a comprehensive network 

of pedestrian and cycle paths to link Cinderford’s existing urban area to the Northern Quarter, which should act to reduce the need for local vehicular trips. The RES identifies 

the region’s capacity to become a renewable energy leader. Its Delivery Framework promotes the delivery of sustainable energy supplies across the region. The Regional 

Renewable Energy Strategy for the South West supports collective action in aggregating the demand of several users to facilitate viable district-serving renewable energy 

solutions. In achieving CSH Level or better and BREEAM Excellent development, we welcome proposals to introduce Combined Heat and Power (CHP) facilities for the 


We note the need for a detailed energy study. This will be essential in determining a preferred CHP option and the phasing timescales that will need to be adhered to in order to 

heat and power building developments across the Northern Quarter from their outset. We would additionally welcome investigation into opportunities to link the proposed 

macro-generation facility to existing heat and energy users. Energy supplies for existing heavy heat and electricity demand loads that may exist in areas like Forest Vale Industrial 

Park might further enhance the benefits of Northern Quarter CHP facilities and act to reduce the net carbon impacts of development there. 

5.11 Conclusions 

The South West RDA broadly welcomes the draft Cinderford Northern Quarter AAP Preferred Options Consultation document and the general trajectory along which 

planning for the Northern Quarter’s regeneration is progressing. 

The consultation document presents clear opportunities to derive benefits, both on and off site, from synergies between related activities and uses including those associated 

with education, skills, employment transport and energy. It will be important that the AAP helps to maximise the value of those prospects. At the same time, the Action Plan and 

related site masterplan should incorporate sufficient flexibilities and contingencies to enable delivery; especially in consideration of the relatively long timescales that the AAP 

suggests for some of the Northern Quarter’s development phases. I hope these comments are useful. Should you wish to discuss any of them further, please do not hesitate to 

contact me or Jessica Potter, (interim) Planning Manager. 

6.1 Gloucestershire County Council (GCC) welcomes the opportunity to offer comment to the Cinderford Northern Quarter Area Action Plan Preferred Options Report (draft 

AAP). The County Council is supportive of the vision and aspirations set out by Forest of Dean District Council for the regeneration of the Northern Quarter of Cinderford as 

Noted. 

Noted. 

Noted. 

Noted. 

Noted. 

Noted 

Noted 

Noted. 

Noted 

Noted. 

Noted


County Council 

set out in the draft AAP. The County offers the following specific comments. 

6.2 Education 

Noted and updated 

GCC strongly supports the concept of education-led regeneration, helping to raise aspirations, develop skills and improve outcomes for local young people. Theme 3 and 

Objective 5 are therefore important to the overall vision, but could perhaps be worded so as not to preclude one of a wide range of possible education and training investments 

at the heart of the Northern Quarter 

6.3 Ecology 

Noted. 

The draft AAP identifies the main ecological constraints. Local authorities have a statutory duty to seek biodiversity conservation under section 40 of the Natural Environment 

and Rural Communities Act. The regeneration principles of the preferred option include protection and mitigation of both habitats and species. 

GCC recommends that reference be made to biodiversity enhancement. Theme 4 in Section 5 on Landscape, Environment and Biodiversity is good because it talks about active 

measures to protect and enhance biodiversity (objective 7). Sections 4.46 to 4.49 of the draft AAP give a fair summary of how the District Council, has chosen Option 2 of the 

master-plan as the preferred option. The County acknowledges that Policy 26 is included as an obligation arising from the Habitats Regulations, Wildlife and Countryside Act, 

and Natural Environment and Rural Communities Act. 

6.4 Minerals and Waste 

Policy 5 could be expanded to recommend the use of locally sourced minerals. This would be more sustainable and contribute to maximising local employment and business 

benefits 

Policies updated as suggested and re-cast as 

informatives 

Policy 29 Mining: GCC recommends a revision to the wording of the policy to emphasise that it is the role of the County Council as the Minerals and Waste planning authority 

to determine applications for filling in of void spaces or free mining. Free mining is an important aspect of Gloucestershire’s industrial heritage unique to the Forest of Dean area 

and the County Council considers that the policy should be worded so as not to prejudice future free mining applications. 

Policy 31 Minerals: GCC recommends the rewording of this policy. All mineral applications are determined by Gloucestershire County Council as the Mineral Planning 

Authority (MPA) having regard to the saved policies of the Minerals Local Plan (2003) until such time as it is replaced by the Minerals Core Strategy. Draft Policy 31 as currently 

worded incorrectly infers that it is Forest of Dean District Council which would determine any mineral extraction proposals within the masterplan area. The County Council 

therefore recommends that the policy be revised to state clearly that the Forest of Dean Council will work alongside GCC as Mineral Planning Authority to avoid inappropriate 

sterilisation of valuable minerals resources within the area, in particular fireclay and coal. 

Policy 32 Waste: GCC is supportive of all measures that will move waste further up the waste hierarchy. Again however, the County Council recommends that this policy be 

reworded to clarify that the role of the Forest of Dean District Council is as a consultee in determining waste applications rather than being the determining authority which is of 

course Gloucestershire County Council. The County Council also recommends that the policy includes a requirement for any waste facility to look at the scope for Combined 

Heat and Power (CHP). 

7. Royal Forest 

of Dean Angling 

Club 

6.5 Transport 

GCC acknowledges its role in the delivery of the spine road and associated transport measures set out in the draft AAP and is mindful of the ongoing discussions with Forest of 

Dean Council and the HCA to ensure appropriate delivery. With this in mind, the County Council recommends that sufficient flexibility be retained in the draft AAP to ensure 

that the delivery of a suitable package of transport measures and network improvements including the spine road and public transport is achievable. 

6.6 Process 

Overall, and mindful of the requirements of the Planning and Compulsory Purchase Act 2004, the County Council recommends that Forest of Dean District Council ensure that 

the draft AAP provides clarity as to the mechanisms to deliver the education and other community based facilities set out in the preferred option to ensure that the AAP may be 

considered ‘sound’. 

7.1 Description of club’s stake in the area and activities. 

We have to register our concern with any proposals that potentially could damage the beauty of this superb environment, and also infringe on this natural leisure facility which 

we have dedicated some much effort into enhancing. 

Noted. 

Noted. The AAP has been developed with a 

focus on delivery 

Noted


We would appreciate you registering our concern at the next board meeting and keeping us aware of any developments. 

8. Commission 

for 

Architecture 

and the Built 

Environment 

8.1 Unfortunately, due to limited resources, we are unable to comment on this document. However we would like to make some general comments which you should consider. 

Tell the story 

A good LDF needs to tell the story of the place, explain how it works and highlight its qualities and distinguishing features. Telling the story helps everyone understand how the 

qualities of the place have shaped the strategy and its priorities for future quality. 

Set the agenda 

Use the LDF to say what is wanted for the area, express aspirations and be proactive and positive about the future of the place and say how this will be achieved. Set out what is 

expected in terms of design quality and where necessary provide links to the relevant development plan documents or supplementary planning documents. 

Say it clearly 

Make the core strategy relevant and understandable to a wide audience. Use diagrams to inform the text and communicate the strategy and show what quality of place means. 

[and other best practice guidance from CABE]. 

Noted 

9. The Coal 

Authority 

9.1 Surface Coal Resources and Prior Extraction 

Although it is acknowledged that the Cinderford Northern Quarter Area Action Plan (AAP) does not cover minerals specifically, as this is addressed within the emerging 

Minerals Core Strategy for Gloucestershire, you will be aware that the area covered by the AAP contains coal resources which are capable of extraction by surface mining 

operations. Information on the extent of the shallow coal resource area is available to Mineral Planning Authorities from the Coal Authority and was provided to Gloucestershire 

County Council in September 2008. 

Reference to suitable coal extraction 

techniques has been added as suggested 

The Coal Authority is keen to ensure that coal resources are not unduly sterilised by new development. In instances where this may be the case, the Coal Authority would be 

seeking prior extraction of the coal. Prior extraction of coal also has the benefit of removing any potential land instability problems in the process. Contact details for individual 

operators that may be able to assist with coal extraction in advance of development can be obtained from the Confederation of Coal Producers’ website at 

www.coalpro.co.uk/members.shtml. 

9.2 Representation No.1 - mineral safeguarding 

Question 36 – Do you have any comments on the factors that will be taken into account in the assessment of proposals to extract minerals on the site 

Inconsistency with planning policy 

Comment – The Coal Authority welcomes the recognition within paragraph 7.109 of the AAP that coal resources are present within the Northern Quarter area. The inclusion 

of a criterion relating to the prior extraction of minerals within Policy 31 is also supported. 

However, given the legacy of former coal mining within this area (see further comments below), it is considered that policy 31 could make reference to the fact that the 

extraction of any remnant shallow coal resources may provide a sustainable option for treating any land instability problems in advance of development taking place. This 

potential benefit is specifically recognised within paragraph 14 of MPG3, which states that policies should give priority to proposals which will bring about environmental 

improvements, for example by the stabilisation of unstable ground. 

The following minor amendments to the 5th criterion of Policy 31 are therefore suggested: 

• “Potential extraction prior to commencement where appropriate (particularly where this 

would assist in the treatment of land stability issues in advance of development)” 

Reason –To comply with the guidance in paragraph 14 of MPG3 (Coal Mining and Colliery Spoil Disposal). 

9.4 Representation No.2 - Coal mining legacy 

Reference has been added as suggested 

Reference has been added as suggested 

Paragraph 3.20 – Not justified. Inconsistent with national planning policy 

Comment – The Coal Authority is pleased to note the inclusion of coal mining legacy issues within the list of constraints that will need to be addressed as part of the 

development of the Cinderford Northern Quarter. 

In addition to the issues currently set out within paragraph 3.20, Coal Authority records indicate that shallow coal mining activities are likely to have taken place within the AAP 

area. For the reasons set out above, this should also be noted within the AAP text. 

The following additional text is therefore suggested for inclusion within the second bullet in paragraph 3.20: • “Constraints from the mining legacy, mainly mine shafts, shallow mine 

workings, contamination and the opencast mining high wall” 

Reason – To ensure that the AAP is based on robust evidence and that this important issue is addressed through the AAP in accordance with the guidance in PPG14 

(Development on Unstable Land). 

9.5 Representation No.3 Figure 7 – Site Constraints 

Inconsistent with national policy. Not justified. 

Acknowledged but baseline section removed 

from AAP


Comment – The Coal Authority is pleased to see that mineshaft locations are depicted in Figure 7. This is considered to be a helpful way of graphically highlighting this 

important site constraint. 

However, Coal Authority records note the presence of additional mine entries within the AAP boundary and, given the extensive legacy of coal mining within this area, there is 

also potential for further unrecorded mine entries to be present. In addition, as old mining plans are often imprecise, the recorded and actual position of mine entries can differ. 

As a consequence of the above, it is recommended that the legend for Figure 7 is amended to read as follows: • “Mineshaft location (indicative)” 

Reason – To reflect the inherent uncertainty regarding the precise location and overall number of mine entries within the AAP area, and to accord with the guidance in 

paragraph 27 of PPG14. 

9.6 Representation No.4 Section 3 – National Planning Policy Guidance 

Inconsistent with national planning policy 

Acknowledged but planning context section has 

been shortened in final AAP 

Comment – Given the extensive legacy of coal mining activities within the AAP boundary, and the potential for this to give rise to land stability issues (as recognised elsewhere 

within the AAP), it would be helpful to make reference to PPG14 within the section on National Planning Policy Guidance. 

The following additional paragraph is suggested for inclusion: 

“The Cinderford Northern Quarter has previously experienced mining activities which have left an environmental legacy. This legacy has the potential to lead to public safety hazards unless 

there is awareness and any risks have been fully considered, with appropriate treatment/mitigation measures being incorporated within new developments. The AAP area may be affected by 

former mine workings at shallow depth, and there are also recorded mine entries and a former surface coal mine site within the plan boundary. In line with the requirements of PPG14 

Development on Unstable Land (1990), the AAP therefore seeks to ensure that land is thoroughly investigated for mining legacy problems, with any issues then being appropriately treated to 

ensure that future development is safe and stable.” 

Reason – To ensure that the guidance in PPG14 (Development on Unstable Land) is properly identified within the AAP. 

9.7 Representation No.5 Paragraph 7.25 & Policy 4 – Partnership Working 

Noted 

Not effective 

Comment – The identification of the Coal Authority as a national body with an interest in the development of land within the AAP boundary is welcomed. The intention to 

work closely with relevant stakeholders and organisations in facilitating the regeneration of the Northern Quarter, as set out in Policy 4, is also supported. 

Reason – Identifying and working with relevant interested bodies, such as the Coal Authority, will help to ensure the successful delivery of the AAP proposals. 

9.8 Representation No.6 

Question 34 – Do you agree with the approach to managing proposals in terms of the site’s mining legacy and freemining 

Updated as suggested 

Inconsistent with national planning policy. Not effective. 

10. South West 

Councils 

Comment – The Coal Authority supports the inclusion of a specific policy to address the mining legacy within the AAP area. This is considered essential in order to ensure that 

coal mining legacy issues are addressed within new development proposals in line with the requirements of PPG14. 

For clarity, however, and to reflect the fact that there may be alternative treatment options for addressing mining legacy issues (e.g. prior extraction) it is suggested that policy 29 

be amended as follows: 

“…In addition, the Council will encourage proposals to be supported by the mapping, assessment and appropriate treatment filling in of any remaining mine entries and/or voids. …” 

For the reasons set out earlier, it is also considered that the supporting text at paragraph 7.107 should make reference to the likelihood of shallow coal mining activities having 

taken place in the area. In addition, the text could helpfully note that intrusive site investigation and development works may require the prior written permission of the Coal 

Authority. It is therefore suggested that paragraph 7.107 be amended as follows: 

“…Key issues include the extensive coverage of the site with loosely compacted fill material to depths of up to 30m and the existence of shallow mine workings, a number of shafts and 

associated voids. Developers should note that intrusive site investigation and development works which intersect, disturb or enter any coal seams, coal mine workings or coal mine entries may 

require the prior written permission of the Coal Authority.” 

Reason – To ensure that these important issues are addressed through the AAP in accordance with the guidance in PPG14 (Development on Unstable Land). 

9.9 CONCLUSION 

The Coal Authority welcomes the opportunity to make these comments. We are, of course, willing to discuss the comments made above in further detail if desired and would 

be happy to negotiate alternative suitable wording to address any of our concerns. The Coal Authority also wishes to continue to be consulted both informally if required and 

formally on future stages. 

10.1 The RPB notes and welcomes the recognition to the strategic context provided by the current and emerging RSS. The RPB welcomes the thorough and extensive coverage given 

to the issues and the identification of the preferred option and, in broad terms, considers it to be appropriate and in general conformity with the emerging RSS. You will recall 

from our previous comments on the Core Strategy document (Henning Totz’s letter of 14 April 2008 refers) that we welcomed “ the adopted approach to development and 

especially that funding issues are being addressed through a Business Plan drawn up for the delivery of Cinderford’s regeneration” 

Noted 

Noted


10.2 Our only substantive comment at this stage is that we note that the document correctly refers to the context provided by the housing allocations in the Government’s Proposed 

Changes. However you will also be aware that the Regional Planning Body has made representations on the Proposed Changes. These can be seen in full at 

Noted. 

http://www.swcouncils.gov.uk/nqcontent.cfma_id=4406&tt=swra 

11. Natural 

England 

10.3 In particular the RPB made representations that it opposes the housing numbers proposed in the Proposed Changes for the Cheltenham and Gloucester HMA , which includes 

the Forest of Dean, and recommends that the housing numbers, their distribution and their phasing from the draft RSS are substituted. 

11.1 Section 5.8 – Ecology. Natural England understands that the local bat group have more up to date survey data on the populations and movements of bat species in and around 

the Northern United site, and advise that the data should be available via the Gloucestershire Records Centre. 

11.2 It is worrying that figure 5.8.7 includes proposed survey areas for Otters and Bats – particularly given they follow the line of the proposed spine road, replacing the main 

access route into Cinderford. Also a little concerning is the assessment of the site as being of district / county importance, as a result of the bird survey, when woodland birds 

are rapidly declining in numbers, thanks to loss of habitat. 

11.3 There was a survey undertaken by Entec at some point, as mentioned throughout the text, yet the Bibliography does not mention it, suggesting that the only site survey 

undertaken (discounting the Keystone Environmental survey of the Northern United Roosts) was a walkover by an ERM ecologist one day in December 2008. Full details of the 

date, type and extent of survey undertaken by Entec must be included in the baseline report. 

11.4 Overall, considering the significant populations of protected and listed species identified in the Baseline Report across large swathes of the proposed site, including 6 bat species, 

all UK reptiles, Great Crested Newts, Woodland Birds etc). Natural England would advise a phase II survey of the entire Northern Quarter, before further refining the scheme. 

Natural England would also support all the recommendations listed in the ecology section. 

11.5 The section relating to landscape is more concerned with the topography and views. Landscape Character is something different, and given the District Authority‟s intention to 

have its distinctive landscape recognized as an AONB, we would recommend that the baseline report includes the details of the National and Local Landscape Character Area. 

The landscape character has been evaluated at two levels with reference to the following published assessments:- 

Natural England – Countryside Character: „Forest of Dean and Lower Wye‟ Character Area (NCA No.105). 

The Gloucestershire Landscape Character Assessment, February 2002 

Noted 

See policies and supporting text including policy 

10 and 26 

Further ecological information provided within 

full AAP and supporting documents 

See policy text 

Visual and Landscape Assessment undertaken 

to inform updated AAP 

These are then supplemented by a local character assessment. This assessment has the advantage of including the sensitivity of the landscape to negative impacts. 

11.6 Natural England notes again that the Gloucestershire Landscape Character Assessment is listed in the Bibliography, yet is not included nor mentioned anywhere in the baseline See Landscape and Visual Assessment report 

report, and subsequently the AAP and SA have been written without the inclusion of this fundamental landscape data. This requires amending. 

11.7 Sustainability Appraisal 

See updated SA 

Natural England would like to commend the Sustainability Appraisal and Area Action Plan for being extremely comprehensive. A negative impact of the inclusion of so much 

information is, perhaps a lack of clarity in the overall presentation. The SA contains plenty of useful maps and diagrams, but overall the structure and form would benefit from 

better signposting. As an example, finding and identifying something as simple as the objectives 

11.8 Consultation - before Table 3.2, we think it would be helpful to have a comprehensive list of a consultee organisations, beyond only the statutory bodies. AAP identifies consultees 

11.9 Objectives – These are listed in 6.1 (though signposted as being in chapter 8), and assessed against all options, not just the preferred option (7.1 and 7.2 respectively). 

Unfortunately they do not link directly with the monitoring options / process, as is recommended SA practice. Natural England advises that there should be a “logical thread” 

through from the SA framework objectives to the monitoring process. 

11.10 Limitations – Natural England cannot find any reference to the limitations of the SA in the report. The baseline report lists the need for an otter and a bat survey on parts of 

the site, which must count for an information gap... Presumably there are other limitations in social and economic sustainability. Recommend a section identifying known data 

gaps, technical shortcomings etc, as per the requirement in the SEA Regulations. 

11.11 HRA Screening Report 

Mitigation measures that are supposed to be identified in the AAP cannot be found, and are only referred to as being a requirement of development proposals, as per Polity 10. 

The AAP therefore does not adequately address the likely risk of negative impacts identified through the HRA Screening process. NE is concerned that the AAP is being written 

in parallel with the HRA process, rather than being informed by it. Though the AAP is only at the preferred options stage, it is far enough through the planning process to raise 

our concerns. Natural England therefore recommends that the proposed development will require an Appropriate Assessment to consider the possible negative impacts on the 

Wye Valley and Forest of Dean Bat SAC and possibly the other 3 potential site impacts as identified in Table 5.2 of the HRA Screening Report. 

11.12 Area Action Plan 

Section 2 is well written, and FoDDC should be commended for its clarity. Section 3 similarly so, however, there is a minor typographic error in 3.8 describing Coleford as 8km 

miles from Cinderford. 

11.13 Policy 3 – Phasing of Landscaping and Green Infrastructure Works. Natural England is concerned that there is a “cart before horse” principle here. Green Infrastructure (such as 

SUDS) is, by default, a key element of the infrastructure of the site, and must be in place prior further works, just as road and sewer infrastructure would be. Also, the nature of 

Monitoring process identified in section 8.5 of 

SA 

Comments to be incorporated 

HRA screening process has influenced 

development of AAP. See policies and 

supporting text 

Reference has been updated 

Policy updated


mitigation for damage to habitats and species is such that it needs to be not just created, but established prior to the works for which the mitigation is required, so that those 

populations effected have somewhere to go. While detailed plans are not required at preferred options stage they will be required prior to detailed development stage, as they 

will inform the constraints of said process. This point needs inclusion in the text and the policy itself. 

11.14 Policy 3 – 7.25, We would recommend that Natural England and the Environment Agency be put on separate lines, as per the other bodies, to avoid confusion. 7.26 The local 

groups section should include the Local Bat Group. Given the nature of the site their exclusion is of real concern. 

11.15 Policy 9 – Design standards for proximity to natural space (angst) and utilizable space (allotments) are missing. Also guidance listed (HCA) is largely functional rather than 

aspiration re; wider social sustainability – recommend the inclusion of various space making guidance published by CABE. 

11.16 7.41 – replace “range” with “extent of existing”, as range could be interpreted as developing new habitat types on site. Given the loss of habitat which will almost certainly result 

from the development, we recommend there be a specific inclusion of the phrase “where on-site mitigation cannot be achieved, off-site mitigation must be identified and included 

in proposals” 

11.17 7.45 includes the possible provision of a “village green”, and NE would support it‟s general location, serving as a bridge / shared resource between the new housing and Steam 

Mills, as well as on the route to the education provision. 

11.18 Policy 10 – Landscape and Biodiversity Strategy. This policy is a significant shortcoming of the AAP, in that it fails to deliver a mitigation strategy, as required by the HRA. See 

above. Points 7.40 – 7.49 are well made, but the section contains nothing about landscape, and the final policy is made weaker as a result. See comments on the baseline report. 

11.19 Policy 10 / 12 – Northern United Site. By not specifically mentioning the Greater Horseshoe colony in policy 10, and encouraging the re-use and demolition of buildings in the 

roost site in Policy 12, the AAP fails to take adequate precautions against the risk of harm to a species listed on Schedules 5 and 6 of the Wildlife and Countryside Act 1981 (as 

amended) and the Conservation (Natural Habitats, &c.) Regulations 1994 and is listed on Annexes IIa and IVa of the Habitats Directive. While some works at the Northern United site 

might be permitted under licence, Heritage - though important - is unlikely to be of greater significance to a would be developer. At least one of these two policies need revising 

so that the limitations of the Northern United site are more clearly signposted. 

11.20 Policy 19 – the policy only describes indicative land uses. Given the identified limitations of the Northern United site, and the preference made to Option 2 during the 

consultation as a result, Natural England would like to see the land use at Northern United restricted as employment, not indicative. 

11.21 Policy 26 – Habitats and Landscape – only the HRA is considered in this policy. Landscape (and other habitats etc) are dealt with in Policy 10. Either the title of this policy, or the 

policy structure (possible merging of 10 and 28) needs to be amended. 

Amended as suggested 

Reference to additional standards has been 

added as appropriate 

Updated 

Noted 

Landscape and Visual Assessment has been 

undertaken 

Policy text and wording has been strengthened 

The AAP defines an employment-led approach 

to the site with potential for some live-work 

uses 

Policy 26 has been updated accordingly 

12. 

Environment 

Agency 

11.22 Green Infrastructure – Despite requesting that this section be expanded on in our response to SA Scoping (see letter), Green Infrastructure is only mentioned as a headline, 

without being expanded on, in Policy 3. Natural England considers the Area Action Plan to fall short of the recommended opportunities for utilizable green space – in particular, 

areas for informal play and allotments. Given the clear policy of building housing provision that accounts for its wider sustainability, it seems out of place that there is no policy 

for, nor even mention of, space for the provision of allotments. 

12.1 Summary 

1. A policy on foul drainage and related pollution issues is missing. 

2. SuDS should be included within the key design issues (policy 9) and there should be a clearer commitment to SuDS provision within policy 28 (SuDS and drainage) 

3. The policy on Flooding (Policy 27) should be revised 

4. More details on Renewable Energy provision should be made within policy 33. 

12.2 Vision statement 

We have no objections to the vision statement and we welcome that sustainability and high standards for design have been included in the overall vision. The implementation of 

high design standards, particularly the Code for Sustainable Homes, into the policy for new development, could help to contribute to the reduction of CO 2 emissions and 

mitigate climate change which is of huge importance for development. 

12.3 AAP Themes and objectives 

We particularly support Theme 1: Sustainable Place making and Theme 4: Landscape, Environment and Biodiversity. 

12.4 Area Development Framework - environment and landscape 

We do not entirely agree with the broad approach to the environment and landscape in the Area Development Framework particularly with respect to section 6.3: The key 

Reference added to allotments 

See detailed comments below 

Noted 

Noted 

Additional wording added


principles, because they make no explicit reference to biodiversity. Moreover although the lake and forest are recognised as key assets the lakes tributaries are not mentioned. 

12.5 Area Development Framework - sustainability 

Additional wording added 

Although the Code for Sustainable Homes is referred to there is no specific mention of sustainable drainage system (SuDS). 

12.6 Policy 8: Key design principles and Policy 9: Sustainability and design standards 

We welcome that Code for Sustainable Homes Level 4 is required for design standards. However, we would prefer to change this for “level 4 or above” or “level 4 as a minimum”. 

Also there is no reference to SuDS as a key design principle and we would recommend that this is added at this section. We would support an imaginative and attractive 

approach to site drainage as a key design and sustainability principal is included. 

12.7 Policy 10: Landscape and biodiversity 

CSH reference updated and SuDS promoted 

more explicitly in AAP 

Policy 10 and supporting text updated 

We broadly support the policy itself however the supporting information to the public realm and landscape strategy does not include enough information with respect to 

biodiversity. 

12.8 It should be noted that some of the principles in the policy do not appear to have transferred to the plan itself. It is possible that ecology may prove more of a constraint than 

represented. 

12.9 We agree with concern expressed in section 4.47 of AAP Report that in all three options that there is an insufficient green corridor along the west of the Old Engine Brook. 

Option 2 in particular identifies the secondary road network in close proximity to this corridor with associated implications for lighting, night time noise and mortality in relation 

to the population of Lesser Horseshoe bats as well as other wildlife 

Policies and plans updated 


We are also concerned that the corridors along the other watercourses are not wide enough to support the intended recreational pressure and wildlife interests. The straight 

edge of the proposed development line does not respect the landscape setting or comply with the stated Key regeneration principle: sensitive and integrated response to 

landscape and habitats. 

12.10 If the current topography is to be maintained it appears as if the road access is along the break in slope rather than maintaining a plateau at the bank top. 

We also agree with 4.48 that the number of water crossings should be reduced if the proposals are to minimise green corridor severance. Outfall can also adversely affect 

watercourses. 

Additional principles that should be included or referred to here, and elsewhere in the AAP, are the significance of hydrology and topography. As well as being central to flood 

risk management hydrology is also a formative component of landscape, habitats and biodiversity. 

Policies and plans updated. Further guidance on 

design matters is available in the supporting 

Masterplan and Design Codes document. 

We would welcome the hydraulic reconfiguration of the old Engine brook as long as it resulted in a naturalised channel form with enhanced watercourse and riparian habitats. 

There is no mention of the Environment Agency. We would welcome inclusion here so as to provide more detailed input to the development, especially given the scale of the 

proposals. For instance we have a number of questions for the more detailed stage such as: 

Will there be significant landform change as a result of this proposal There is a lack of cross sections and explanation of topographic constraints and opportunities 

If the landscaping of the `green fingers` is to include reed beds, marginals and wet woodland scrub vegetation will this involve significant land forming We do not necessarily 

object to this but feel the AAP should be more explicit about what is likely to be involved. 

12.11 The existence or potential for other fish species should also inform the AAP and mitigation plans. The downstream watercourse support brown trout and other species. Eels are 

likely to be found in the upstream tributaries. The European eel was designated as a UK priority BAP species in 2007. The European Commission has initiated an Eel Recovery to 

try to return the European eel stock to more sustainable levels of adult abundance and glass eel recruitment. 

12.12 To ensure issues regarding fish spawning and barriers to fish movement are given adequate representation the Salmon and Freshwater Fisheries Act 1975 and the new Marine 

and Coastal Access Act 2009 should be taken into account. 



12.13 The Environment and Landscape section should also include water quality and incorporate the comments made above. Policies and plans updated 

12.14 Policy 26: Habitats Policies and supporting text updated


We do not entirely agree with the proposed approach to habitats taken in Policy 26 of the AAP because it currently deals exclusively with Natura 2000 sites. Whilst it might be 

appropriate to include a specific policy relating to international obligations in relation to these sites it should be retitled to make it explicit that that is all that is covered. 

Otherwise there is a risk that habitats, be it of national, county, district or local importance; or notable species, will not explicitly be covered by any policy. 

We acknowledge other aspects of biodiversity receive coverage elsewhere and welcome the conjunction of biodiversity with landscape in Policy 10: Landscape and biodiversity, 

because so many of the mitigation and design solutions to help deliver enhancement are associated with landscape design. However more thought needs to be given as to how to 

ensure adequate policy safeguard for notable species. 

Please note that we also provide detailed comments on Habitats Screening Assessment later in this letter (see section Biodiversity under SA report and related Evidence Base 

Reports). 

12.15 Policy 27: Flooding 

Noted 

We are pleased that a policy on flooding (policy 27) has been included within the AAP. 

12.16 We are keen to ensure that the policy is broadly aligned with national Planning Policy Statement 25: Development and Flood Risk (PPS25) and importantly does not contradict it. 

We recommend changing parts of the policy wording to ensure this is the case and to reduce the chance of misinterpretation. We would also welcome to be re-consulted on a 

new version of the policy 27. 

Policy and plans updated 

It should be noted that we would expect the policy to encourage steering a development away from flood risk areas at that first stage. Policy 27, in our opinion, does not 

sufficiently promote this. However, as required by PPS25, a proposed development should be safe without increasing flood risk elsewhere and we feel this is sufficiently covered 

by proposed policy. 

We recommend not putting the following sentence in the policy as it may promote the unnecessary re-alignment of floodplain: “The Council acknowledges that there may be 

opportunities to re-align the floodplain to increase the development area in part of the floodplain subject to more detailed design development and flooding studies.” 

We do not advocate alteration to natural floodplains, (and particularly the functional floodplain) in order to maximize development land. We acknowledge that some floodplain 

re-alignment may be beneficial given that the regeneration area has been much modified in the past, and where wider betterment can be achieved this may be desirable. 

We welcome the promotion of reducing flood risk both within and outside of the regeneration area, as shown by Policy 27, however, committing to an overall layout without 

consideration of the potential for downstream flood alleviation (such as through additional flood storage) may mean that opportunities for alleviating flooding are missed (see 

section SA Report and Evidence Base Reports; subsection Flood Risk - The Preferred Option for more details). 

12.17 Policy 28: SUDS and drainage 

SuDs references incorporated 

Although we welcome the inclusion of a specific SuDS policy we would wish to see greater cross referencing to other sections. The AAP does no provide a strong enough 

approach in terms of promoting Sustainable Drainage Systems in the Northern Quarter. For example the word `should` in the opening sentence of the policy if substituted with 

`will` would demonstrate a clearer commitment and be more consistent with the wording or other proposed policies. 

Although detailed consideration of issues of relating to geology and contamination is required, the use of soakaways and swales should not be dismissed prematurely, on the 

grounds that the soil is unsuitable for infiltration or contamination. It is now widely acknowledged that SuDS are essential in flood risk management, sustainable development and 

planning policy requires them wherever possible. We consider SuDS can be incorporate in all development proposals to a greater or less extent depending on the scale and 

nature of development. 

12.18 Policy 29: Mining. 

Insertion of ‘contaminated groundwater’ could be placed in the text for key issues in section 7.107. 

12.19 Policy 30: Contaminated Land and groundwater 

Updated 

policy and text updated 

Section 7.108 

We would recommend the consideration of the insertion of the paragraph below, instead of 

‘However, under Part IIA of the Environmental Protection Act 1990 and following the procedures set out in The Model Procedures for the Management of Contaminated Land (CLR11, 2004),


site investigation works to identify contaminated land and the potential interaction with groundwater will be carried out as appropriate to inform the ongoing development of the masterplan’. 

‘However, regeneration and the planning regime allow contamination issues to be addressed and can ultimately result in betterment providing the correct approach is taken. In 

terms of protection of controlled waters guidance in PPS23: Planning and Pollution Control, Annex 2: Development on Land Affected by Contamination should be referred to 

and considered prior to the submission of any planning application. In line with PPS23 all planning applications should be submitted with at least a preliminary risk assessment, 

when contamination is a potential issue. Preliminary risk assessments and site investigations should be in accordance with the Model Procedures for the Management of Land 

Contamination (CLR11).’ 

Policy 30 

Although we support this policy we would recommend that the following sentence is inserted: 

“The policy will seek to promote, and be in accordance with, the aims and objectives of PPS23.” 

12.20 Policy 32: Waste 

Policy updated 

As highlighted in PPS10 waste should be considered as a resource. The active management of waste should see it pushed up the ‘waste hierarchy’, with disposal a choice of last 

resort. Therefore, we would support the diverting of increasing amounts of waste from landfill through increasing recycling, re-use and recovery of materials. Efforts must be 

made to reverse the growth in waste, recover the maximum resource value from the waste produced, and accelerate progress in delivering increased waste management 

capacity. 

We would particularly welcome a focus on reducing the landfilling of commercial and industrial waste, through new targets and further consideration of restricting the landfilling 

of biodegradable wastes or recyclable materials. Waste collection systems which aim to minimise waste at source should be adopted throughout the district, and separate 

collections of recyclable and compostable materials introduced. Construction & demolition waste must also be considered. The District Council must take into account the 

Waste Hierarchy when deciding upon the type of waste facility. 

It would be beneficial to improve policy 32 by including some of the above information. 

The following DEFRA guidance should also prove useful: 

http://www.defra.gov.uk/environment/waste/localauth/planning/documents/infosheet12.pdf 

http://www.defra.gov.uk/environment/waste/localauth/planning/documents/infosheet11.pdf 

12.21 We noticed that there are a couple of typographical errors in this section – “7.117” needs removing as this appears half way through a sentence, and at the end of the paragraph 

in this section, “Core” and “Waste” need to be exchanged to read “Waste Core Strategy”. 

12.22 Policy 33: Renewable Energy 

Updated 

Updated policy 

We welcome this policy and also the proposed energy centre which is located in close proximity to the site. However, that policy is too general and is not committing to any 

detailed thresholds. For example, the policy does not detail what % of renewable energy should be used within new development. In addition, a reference should have been made 

to HCA guidance in relation to Code for Sustainable Homes Standards as outlined in policy 9. 

As the Government’s target for zero carbon development is 2016 it is important the planning policy created now sets the appropriate standards and is sufficiently forwardlooking 

despite current economic conditions that may mean developers are unwilling to commit to zero-carbon currently. 

Additional policy required 

In terms of Planning Policy, reference should be made to the provision of adequate sewerage infrastructure (sewer network and treatment works) to protect water quality and 

prevent foul flooding. There is no such policy within AAP Report and given the problems we have already outlined with low flow in Cinderford Brook, we recommend this is 

included. 

12.23 Foul Drainage policy 

If there is inadequate capacity, development could put pressure on the system leading to more frequent discharges of sewage to rivers and could compromise WFD compliance. 

Updated policy


Planning Policy should require that sewerage capacity be fully investigated and any required improvements made. There should be no unplanned increases of sewage discharges 

from existing storm overflows and no new storm overflows as a result of new development 

12.24 SA REPORT AND RELATED EVIDENCE BASE REPORTS 

AAP approach updated 

Our main concerns, previously highlighted, were that the SA Scoping Report omitted the themes on land contamination and water quality through the whole document. Also the 

report did not pick up the existing problem with low flows in the Cindeford Brook and potential issues related to water abstraction and sewer disposal which might have an 

implication to the future development in this area. Finally, we have raised concerns that all three proposed options may fail the assessment of flood risk. We have now reviewed 

the SA Report and relevant evidence base reports and we provide our comments below: 

12.25 WATER QUALITY 

As already highlighted in our previous correspondence a section on water quality was missing in the SA Scoping report. It is important that this theme is covered within all 

documents for this regeneration due to known problems with low flows in the Cinderford Brook. Although the SA report now picks up this issue (see Annex B, B14 of SA 

report) we do not consider this to be sufficient and more information on water quality was expected within the SA report and Baseline Report. In addition, there is also no 

policy which would cover potential issues with foul drainage within AAP report (as mentioned above in the AAP report section). 

Environment Agency concerns regarding water 

quality have been addressed in the revised 

wording to the Pre-Submission Draft AAP 

(Policy 28) and the updated assessment 

presented 

12.26 SA Report 

Noted – AAP updated accordingly 

Section ‘River Quality’ (p.B14) 

This section should include reference to the Water Framework Directive (WFD). The River Severn River Basin Management Plan will develop measures to enable us to achieve 

good ecological status in as many water bodies as possible by 2015, and in all water bodies where it is technically feasible by 2027. The plan will be finalised and adopted between 

now and the end of the year. It will require no deterioration in the quality of watercourses in this study area and where waterbodies are not achieving good ecological 

status, show improvements in overall quality in line with the quality standards specified in the document. Failure to comply with the WFD requirements may lead to the 

European Commission bringing legal proceedings against the UK. Local Authorities have a general responsibility not to compromise the achievement of UK compliance with EC 

Directives. 

Waterbodies within this study are included: Cinderford Brook - source to confluence Blackpool Brook (Water Body ref. GB109054032710) 

Water quality (chemical) has been improving in recent years and the WFD aims to build on this. The WFD introduces a new concept of 'good status' that is far more rigorous 

than previous water quality reporting schemes and hence compliance with the new WFD standards is currently low. 

The Cinderford Brook has been determined to have an Ecological Status of Poor. The elements found to be less than good status are phytobenthos, fish and phosphate. 

Phosphate can lead to excessive plant growth and decay (eutrophication) and can damage fish and habitats. 

This sustainability appraisal needs to be brought up to date by discussing the WFD and the Severn River Basin Management Plan (RBMP) - all available on our website: 

www.environment-agency.gov.uk/research/planning/33106.aspx 

There are also other relevant EC Directives that should inform the baseline. The EC Directive on Freshwater Fish is designed to protect and improve the quality of rivers and 

lakes to encourage healthy fish populations. It sets water quality standards and monitoring requirements for areas of water which are chosen, or 'designated' by Defra. These 

'designated' areas of water are selected because they are significant bodies of water which are capable of supporting fish populations. The Cinderford Brook is designated 

salmonid under the Freshwater Fish Directive 

12.27 Section Water Resources (p.44) 

Text and policies updated 

This section covers more than just water resources. We pointed out that the section support the opportunity for waste water to divert to Blakeney STW, as this will reduce the 

nutrient load to the Cindeford Brook from Cinderford Crumpmeadow sewage works. There may be spare capacity under the current discharge Consent for some of this waste 

water from this development to go to Cinderford sewage treatment works. However, due to low dilution and the WFD non-compliance, it should not be assumed that this 

works can be expanded to accommodate more effluent beyond what it is currently consented. Prior consultation with the Environment Agency and the water company will be 

required if this approach is considered.


The Environment Agency has produced guidance called "Pollution Prevention Pays - Getting Your Site Right" aimed at small and medium sized businesses to help them reduce 

the risk of causing environmental pollution but is also relevant to many larger businesses. The 8 sections cover topics including site drainage, deliveries and materials handling, 

waste management, groundwater and training and emergencies. Each section gives some background about the topic covered and details action points that will help protect the 

environment. The document could be downloaded from the link below: 

http://www.environment-agency.gov.uk/business/topics/pollution/36641.aspx 

12.28 Baseline Report 

The report lacks a separate section specifically on water quality. We noticed that there is a brief mention of water quality on page 117, however it only repeats the same 

information as the scoping report sustainability appraisal. Baseline data should include what has been mentioned above. 

Water quality has been addressed in more 

detail in AAP 

12.29 SA report 

SA updated to reflect 

Section 6.2.5 

We welcome that low flow issues in Cinderford Brook have now been picked up in this section. However we would disagree with the phrase under “Collective Opportunities” subsection 

which states: “The opportunity to maintain a constant flow in Cinderford Brook........etc”. We would suggest the following instead of the above: “Return to flow patterns 

which reflect those which would naturally occur. Ensure variability through the flow regime.” 

12.30 Design Standards Report 

Policy updated 

Section 2.7 

Code for Sustainable Homes:-as highlighted in our previous letter, due to the site specific conditions with low flow problems we would require level 4 or above or Level 4 as a 

minimum standard to be used for new developments in this area. 

12.31 FLOOD RISK 

We previously commented on this matter in a letter dated 23 July 2009. Since this time the regeneration initiative has progressed to a point where a preferred option has 

emerged. The Level 2 Strategic Flood Risk Assessment (SFRA) for Cinderford has now been finalised and its findings used to guide the development of the emerging preferred 

option and the preferred option. 

The comments below should be read in conjunction with the comments we previously provided. 

Overview of Our Position on flood risk 

We welcome the approach taken to developing the preferred option taking into consideration flood risk. In our previous correspondence we highlighted concerns about all 

three of the options presented. We recognise the significant adjustments that have been made to reduce flood risk in developing the preferred option layout. 

Our principal concern with the preferred option layout is the location of the car parking area within Flood Zone 3b (the functional floodplain). This is contrary to Planning Policy 

Statement 25: Development and Flood Risk Vulnerability and Flood Zone Compatibility matrix (Table D.3). We consider car parking to be 'less vulnerable' development which is 

not compatible with Flood Zone 3b). The car park should be located elsewhere, or suitable alternative flood storage compensation be identified if the land is proposed to be 

raised. Raising land may be costly and have other environmental impacts and therefore may not be a sustainable option. 

We provide further comments with regard to the Appraisal of Flood Risk Draft: 

Appraisal of Flood Risk - Draft 

Section 5.3 

Table 2 provides information on the PPS25 vulnerability classification of proposed development types within the regeneration area. 

Car parking is indicated as being classified as ’water compatible’ development whereas it should be classified as ‘less vulnerable’. PPS25 Table D.2 lists types of development and 

Car park proposal removed from floodplain 

and policy on flooding updated


their vulnerability classifications. Whilst car parking is not explicitly classified in PPS25 Table D.2, water compatible development is only that which may be necessary to be 

located in the functional floodplain by way of its nature, or essentially undeveloped land (e.g. public open space). 

One risk with locating car parking in flood zone 3b is that people will most likely attempt to remove their cars from flooding areas and potentially put themselves at risk. (A car 

is often the second most expensive purchase people make after a house). Therefore locating such uses in areas that are liable to flood more regularly can present a risk to 

people and property. 

Section 5.4 

We have concerns with the comment that re-design and re-engineering is required because some of the eastern area of the site is located within Flood Zone 3b (the ‘functional 

floodplain’), which is the area expected to flood in a 1 in 20 year return period (or more regular) flood event. 

The Level 2 SFRA recommends that areas of functional floodplain remain as open space, and this is reiterated on page 15 of the Appraisal of Flood Risk draft. This is also in 

accordance in PPS25. 

The floodplain is an important part of any watercourse that acts to attenuate flood waters and reduce the magnitude of flooding downstream. Regular flooding of undeveloped 

areas of functional floodplain is beneficial. 

Locating a car park within the functional floodplain places property in a high risk area and may also increase the risk of blockage to the watercourse downstream. Conversely, 

raising land proposed to be a car park outside of the functional floodplain will result in a loss of floodplain storage and result in an increase in flood risk elsewhere unless flood 

storage compensation is provided. If flood storage compensation is proposed then the compensation area should be highlighted. 

The Preferred Option 

With the exception of the location of the car park area in Flood Zone 3b, as discussed above, we are satisfied with the preferred option. 

We recommend that consideration be given to incorporating a greater volume of flood storage within the regeneration area to reduce the risk of flooding downstream. We note 

the commitment made to reduce flood risk to development both within and outside of the regeneration area. If this is not considered at this stage of the regeneration initiative 

(i.e. when the masterplan layout is being finalised), then the opportunity to fully realise the potential for flood alleviation may be missed. We are aware that several properties 

downstream of the site are located in areas of flood risk and have indeed flooded several times in recent years. 

PPS1 advocates protection and enhancement, and PPS25 advocates betterment. Therefore we expect the AAP to secure these aspirations where possible. 

12.31 Other Issues for Consideration 

The area has a number of minor watercourses/ditches that feed into Cinderford Brook within the regeneration area. The location of these features, as shown by Figure 7 in the 

Level 2 SFRA, coincide with some areas proposed for development within the regeneration initiative. These minor watercourses and other drainage features should be taken into 

consideration early on when the regeneration initiative is progressed. 

Noted. Plans have been updated to show 

significant minor watercourses. 

12.32 The primary drainage pathways should remain open where possible, we are opposed to culverting except where it is necessary (i.e to allow access). The opportunity should be 

taken to open up any existing culverts where possible as this will reduce the risk of flooding and provide environmental benefits. 

Noted 

Drainage from within new development areas should be open where possible in line with the Sustainable Drainage System (SuDS) philosophy. 

12.33 LAND CONTAMINATION 

Noted 

SA Report 

It is welcomed that the inclusion of contaminated land has now been incorporated as an independent section in Annex A, Annex B and Section 4. Land contamination objectives 

have also been included within the Table 6.3 (Appraisal Framework). 

Within the Key Sustainability Issues, we are pleased to see the prioritisation of brownfield sites in the siting of new facilities and opportunity to remediate contaminated land and 

groundwater. It is recognised that a thorough site investigation of the study area/areas will be undertaken at the time of the planning application through the planning process 

(PPS23).


Appendix B is the summary of the baseline data along with additional considerations. It should be noted that the Groundwater Protection Policy has recently been updated to be 

consistent with the Water Framework Directive and as such, aquifers have been re-designated. Principal Aquifer, Secondary Aquifer and Unproductive Strata have been replaced 

the old Major, Minor and Non-aquifers. Secondary Aquifer are further subdivided into two types: 

• Secondary A – Permeable strata capable of supporting water supplies at local rather than strategic scale and in some cases forming an important source of base flow to rivers. 

These generally equate to aquifers formerly classified as ‘minor’ aquifers’. 

• Secondary B – Predominantly lower permeability strata which may in part have the ability to store and yield limited amounts of groundwater by virtue of localised features such 

as fissures, thin permeable horizons and weathering. These are generally the water bearing parts of the former ‘non aquifers’. 

The underlying drift deposits (both alluvium and head deposits) and the Coal Measures strata should recognised as a Secondary A Aquifer within the report. 

12.34 Baseline Report 

On review of the report it would appear that the baseline contaminated land and groundwater aspects of the site have been appraised to a responsible level expected at this 

stage. Whilst it is appreciated that contaminated land has been considered, it would appear that as the contaminated land section is located within the mining legacy section and 

therefore, the section for the best part concentrates on the historic mining contamination. It should be noted that any land that has been historically developed in the past or 

located within close proximity of developed land, in particular industrial land has the potential to be contaminated. Given that the majority of the study area has been historically 

developed or used, the emphasis regarding other land uses could be increased. 

The offsite disposal of liquid aluminium down a former mine shaft will be an important factor in the characterisation of the underlying groundwater body. Further investigation 

into this activity i.e. depth and construction of shaft, the period of disposal, analysis of the monitoring samples should be undertaken as part of the first phase investigation. 

12.35 BIODIVERSITY 

Noted 

Noted 

The following comments on the draft Habitats Screening Assessment submitted as part of the supporting evidence for the AAP are also of relevance to policy 26 Habitats as well 

as the screening assessment and the sustainability appraisal. However it should be noted that we will make the additional comments on policies related biodiversity later in this 

letter. 

Habitats Screening Assessment 

The section on Hazard and Impact Identification makes insufficient reference to fish as potential receptors. Although table 4.1 includes habitat loss, nutrient enrichment siltation 

and toxic contamination as hazards relevant to Anadromous fish the likelihood of these hazards giving rise to actual impacts on fish has not been sufficiently explored in 

subsequent tables and sections. 

Although the confluence with the Severn Estuary is 12 km away the assessment of impacts needs to consider whether any of the designated fish species spawn, or could 

potentially spawn, in this tributary of the European site. The habitats regulations acknowledge that the breeding or life cycle requirements of some designated features depend 

on habitats outside the boundary of the European site itself and the same precautionary approach to the protection and process of assessment needs to apply to for example any 

spawning habitat of lamprey species. 

Furthermore the assessment needs to demonstrate that potential operational impacts, such as adverse impacts on flow regimes, and permanent construction impacts, for 

example river crossings and outfall construction, will not impact on the above species. 

Given the potential for land contamination it is too early to scope out the risk of toxic contamination until the risks and mitigation measures are better understood. 

We agree that further assessment is required with respect to existing and potential bat usage of the AAP area to ensure habitats and habitat linkages through the site are 

retained. We also agree that bat flight lines are a critical aspect of this but there may be other issues that also need further consideration. We would need clarification on 

whether it is known if there are any winter hibernation sites within the AAP area. For example whether all the old mind shafts are backfilled. 

12.36 Also the following questions should be considered: 

Noted 

Is any of the grassland in the site critical foraging habitat for bats. If so is the habitat loss significant Why is there no mention of the typical and possible flight distances of lesser 

and greater horseshoe bats How much is known about whether individuals using the Northern United roost interact with the protected sites 

Whilst we are not a lead Authority on Bats (this would fall within the remit of Natural England), we would provide these comments anyway for completeness.


12.37 CONCLUSION 

See detailed comments above 

To conclude on the SA report we welcome that our previous comments were addressed. We are pleased that a theme on Land Contamination has been included and we 

consider the information to be sufficient for the SA Report. However, the information on water quality is not sufficient enough and we would expect that more information (as 

provided above) should be added in the SA Report and Baseline Report. In addition, although we are pleased that flood risk has been taken into consideration when choosing a 

preferred option, we are not satisfied with the proposed car park which is situated in the functional floodplain. 

Having reviewed the information submitted on biodiversity matters we think that there are still outstanding questions and we would recommend the additional assessment 

particularly on the current bio-corridors to be undertaken at this stage. 

13, Riki 

Thervial, peer 

review 

13.1 Baseline without the scheme to be updated to incorporate a topic by topic consideration SA updated to reflect 

13.2 Consider conclusions in relation to climate change and transport demands from the site SA updated to reflect 

13.3 Include limitations section (see comment 38) SA updated to reflect 

13.4 Include comments on where the water for the site would come from or where any wastewater would go to - (see also comment 23) SA and AAP Policy updated 

13.5 HRSA to clarify status and future planning approach) Noted and undertaken 

13.6 AAP to strengthen links with HRSA (see comments above) Noted and undertaken 

13.7 AAP and Core Strategy HRA documents to be coordinated Noted 

13.8 Could Policy 5 not be made rather more specific, e.g. by identifying the kind of works needed to deal with the most significant negative impacts Updated 

14. Mrs Liz 

Scrivens 

15. Nigel 

Phillips 

14.1 Vision 

First sentence might refer to all not just "local people". Especially as a hotel and recreational facilites are included. Last sentence: wider benefits might include employment 

opportunities from a variety of sources genrated by the Plans. It appearsÂ some local people feel employment or the lack nof it has caused many problems ec perienced by 

Cinderford and its reesidents. 

15.1 Vision 

No The vision given is that of planners and consultants who do not live in or interact with the needs and demands of the local community. The main economic benefits of the 

vision will be the the Hotel, College and Developement companies. On site shops will discourage movement to Cinderford town centre. The Inspectors report into the previous 

plan (2005) has not been integrated into this AAP. Specifically the opportunity for the Heritage and Tradition of the Forest of Dean Landscape andÂ Industrial Archeology as well 

as the potential for tourism all of interest to and adding value to the local comunity. The lanscape will be lost forever along with public access to a recreational area. The 

destruction of regenerative woodland species, Alder Carr, (the site of the Hotel)Â the first stage in reafforestation. While a tourism and heritage centre would provide outside 

interest and local opportunity a Hotel and College would be out of character on what is an open site. Benefits would flow to the Hotel and College not to local business. The 

Hotel would be of detriment to local Hotels and Guesthouses, along with any associated shops/business's. An activity centre would discourage visitors and local people to 

explore the local environment and experience the Biodiversity of the area.Â Â 

15.2 Themes 

No Theme 1 - How can a Hotel and College provide sustainability How many weeks of the year is a college openÂ For what reasons will guests be using the Hotel Will 

Cinderford receive any benefits Theme 2 - The main developements are two miles away from Cinderford Town Centre. The benefits would fall to Steam Mills Theme 3 - Should 

money for regeneration to a mining area be spent on a college What is the local (cinderford) population of the College at present The community needs regenerating not an 

educational establishment. Theme 4 - All of the things that make up this area will be destroyed by the developement, especially the open space, mining history and the 

regenerative species that are now inhabiting the area. Theme 5 - How much of the residential developement is designed as affordable to the local population Theme 6 - The 

Hotel will take trade from existing business's, a cafe will provide a means whereby people will not have to travel to Cinderford town. Theme 7 - The developement does not 

appear to work with any existing communities as their does not appear to be any facilities locally to support. Theme 8 - I feel the plan has neither broad support or is realistic. 

Noted 

Vision has been informed by lengthy 

consultation process as well as wider evidence 

base and objectives. 

Points noted 

The main attraction for the Area isÂ the Forest of Dean. This should be built upon, The Mining History, both Coal and Iron Ore several of the pioneers in these process's lived 

and worked in the Area. The Forest was once "The playground of Kings", Supplied Oak for Nelsons ships, was the training ground for Mine Rescue developed by Arthur B. 

Clifford who compiled the Rescue Mans Manual for use in Mine Rescue. Not enough thought appears to have been given to build upon both the local heritage and local 

knowledge. Â Â Â


15.3 Chapter 5 

For sustainability the objective must be to attract and hold not only the local community but people from outside the area. The attractions of the biodiversity, landscape, habitat 

and cultural heritage will be destroyed by a developement in an area that is recovering from its industrial past. It affords a unique opportunity for this recovery to be documented 

and understood. At the present time the local nusery in Valley Road uses the areaÂ as an attraction for its young charges giving them an appreciation of the local wildlife. This 

can be biult upon to include the areas mining heritage and history much of which is documented but not not readily available for view. This can be resolved by a dedicated 

mining/cultural/tourism facility in conjunction with the uniquenessÂ of the Miners Welfare Hall in Cinderford town along with pathways to and from the area following the mining 

cultural heritageÂ with interactive information points.Â Â The area's top attractions are the wildlife, peaceful surroundings andÂ landscape along with the biodiversity that has 

developed including the Wild Brown TroutÂ along with the numbers of European eel that inhabit the lake both of which are offered an area in which to thrive. In addition the 

lake attracts anglers (and families) fromÂ Yorkshire and London who spend time and money in the local area staying at caravan sites and guesthouses shopping locally. Â Â 

Policies define a balanced framework to ensure 

heritage, biodiversity, landscape and 

environmental issues are fully incorporated 

Additional access for cyclists will not provide anything towards regeneration. Cyclists reach the area by car, park, get on their bikes return to the car and leave the area. They 

may make use of a cafe/shop where they park but do not enter the towns to spend money locally. The Forest of Dean is crisscrossed with numerous cycleways and in some 

cases these encourage useÂ by youths riding moto cross bikes creating a hazard for walkers and distubing the wildlife. The area encompassed makes it difficult to police 

effectively.Â 

15.4 Policy 1: Strategic Amenity Hub - Do you agree with the proposed role of the Northern Quarter 

No. Valley Road Cinderford already provides sites for prospective employers Is their an identified need for Higher Education in Cinderford alone as distinct from the wider 

Forest of Dean community The developement would encourage a separate identity for the area. Has the Town of Cinderford not identified brownfield sites for local facilities 

and amenities What has happened to the proposed Miners Welfare Hall regeneration This would provide a known and accepted by the local communityÂ centre for facilities 

and amenities.Â Affordable housing is provided by developers usually at the expense ofÂ unaffordable housing.Â The green forest setting as wel as the landscape would 

disappear under the developement. Why would anyone visit a college/industrial units/housing developement/hotel at a weekend or eveningÂ Â Â 

15.5 Policy 1: Strategic Amenity Hub - Are there any additional aims we should include 

Keep those aspects of the site that attract developement. A green landscape full of biodiversity Develope the Northern United site, not the green environs 

15.6 Do you agree with the approach to negotiating developer contributions 

Yes but these are dependant upon the developers profits from the developement as well as economic conditions prevailing at the time.Â 

15.7 Do you agree with the proposed approach to each character area 

No the approach should focus initially upon the derelict Northern United site. 

15.8 Is this the right mix of uses for the Northern United site 

No 

15.9 Is the potential for introducing live-work acceptable on the Northern United site 

Yes 

15.10 Is the Linear Park approach correct 

Yes 

15.11 Did you find this consultation easy to follow Was the information clear 

No, it appears contradictory in some respects (particularly some of the maps), making it difficult to see exactly whether we are supposed to be commenting on a single final 

option or the suggested alternatives. Asking for responses to specific questions in particular sections makes it difficult to formulate a coherent single argument relating to a 

specific issue when that issue is not one of the council's headings, and forces respondents like myself to make the submission in what may not be the most appropriate section in 

order that all the points can be put across in one place. The approach used may work well for professional consultants who fully understand the processes being used, but it is 

not user-friendly for private individuals who will want to make one submission with all the issues of concern to them, without trying to put them into different pigeonholes. 

15.12 Habitats - Do you agree with the proposed approach to habitats in the AAP You may also wish to comment on the screening assessment or the 

sustainability appraisal. 

The lake and watercouses provide breeding habitat for native Wild Brown Trout and habitat for the threatened European Eel 

15.13 Chapter 6 – strategic role of Northern Quarter 

No. It will encourage a separate AAP community without effective links to the area 

15.14 Chapter 6 – Area Development Framework 

No. It seeks to dilute the area into an area that can be found in any part of the country 

Development is on a brownfield site and 

policies encourage careful integration of 

habitat, landscape and environmental issues 

See 15.4 

Noted 

Noted. The Northern United site is now in 

phase 1. 

Noted 

Noted 

Noted 

Noted – the final draft of the AAP provides a 

clearer overview of proposals as opposed to 

options 

Noted 

The AAP promotes careful integration with 

Steam Mills and the educational and 

recreational uses on the site serve a wide 

catchment. 

Policies encourage a contextual design


approach 

16. Mark 

Murphy, Crime 

Prevention 

Officer, 


Constabulary 

15.15 Is the broad approach to the environment and landscape correct 

No. Under the key proposals the assets will be at best diluted at worst lost. The area needs to be retained as an open space area for local and tourist use. Developement should 

take place on the former colliery site. Developement is proposed next to watercourses that provide green corridors and access to drinking water for wildlife especially 

Kingfishers that have recently begun to use the site. Watercourses and floodplain will be lost to the demands of development 

15.16 Do you agree with the proposed movement framework 

The movement framework would discourage visitors to Cinderford town and become a by-pass accelerating decline in the town centre Walkers require information and points 

of interest to visit along with a history of the walk/area this does not appear to have been developed as part of the AAP more left as a bolt on! Cyclists already have many miles 

of trails in the Forest of Dean, the area could be marketed as a peaceful area much as when the nobility hunted in the area when it was designated a Royal Forest. How many 

cycle trails are present in Westonbirt 

15.17 Is the AAP approach to sustainability correct 

Not being a town planner I feel unable to comment, however what is meant by affordable housing Affordable to who 

15.18 Policy 2: Cross-cutting approach to sustainability - Does the AAP place enough emphasis on sustainability 

The sustainability proposed for the AAP is clear and concise, covering a broad-spectrum environmental design. 

It does not account for the CO 2 produced from incidents of crime, each generating varying levels of CO 2 tonnage. 

16.1 Themes 

The themes cover a variety social and environmental aspiration, which will guide the development in a positive manner. 

16.2 Themes 

Gloucestershire Constabulary would like to see an additional theme of "Safety and Security"; this would provide designed spaces and buildings, which removes the fear of crime 

through the principles of Secured By Design (SBD) and Crime Prevention Through Environmental Design (CPTED). 

16.3 Is the AAP approach to sustainability correct 

Sustainable housing should be built with materials and methods that are compliment with CO 2 reduction. Research by Professor Ken Pease of Loughborough University is still 

awaiting final publication but the preliminary data outlines the Carbon Footprint of crime (see below table), with each crime generating various levels of CO 2 tonnage the 

development should provide a standard of security for all buildings that negate crime and the fear of crime. Crime Statistics Report and CO2 output Period : 01OCT2008 - 

28OCT2009 and period 2009/ 2010 YTD [01APR 2009 - 28OCT2009] Cinderford Â Â Â Â Â Â Â Offence Class/Banding Period : 01OCT2008 - 28OCT2009 2009/ 2010 

Year To Date [01APR 2009 -28OCT2009] Crimes CO2 tonnage Total CO2 Crimes Detected %Detn Rate Homicide Â 170.63 Â Â 170.63 Â VIOLENCE AGAINST THE 

PERSON - serious(18.21) and other wounding(2.14), common assault(0.45) 324 18.21 5900.04 173 18.21 3150.33 SEXUAL OFFENCES 15 4.92 73.8 13 4.92 63.96 ROBBERY 3 

3.71 11.13 1 3.71 3.71 VIOLENT CRIME 342 Â 0 187 Â 0 Burglary Dwelling 63 2.5 157.5 39 2.5 97.5 Burglary Non Dwelling 172 2.5 430 74 2.5 185 BURGLARY - total 235 Â 

0 113 Â 0 Theft From Motor Vehicle 93 0.47 43.71 47 0.47 22.09 Theft Of / TWOC 84 2.75 231 32 2.75 88 AUTO CRIME - attempted vehicle crime 177 0.26 46.02 79 0.26 

20.54 Other Theft & Handling 291 0.56 162.96 136 0.56 76.16 THEFT & HANDLING 468 Â 0 215 Â 0 FRAUD & FORGERY 28 Â 0 11 Â 0 CRIMINAL DAMAGE 353 0.39 

137.67 180 0.39 70.2 Trafficking Of Drugs 7 Â 0 5 Â 0 Possession Of Drugs 13 Â 0 11 Â 0 Other Drug Offences 5 Â 0 1 Â 0 DRUG OFFENCES 25 Â 0 17 Â 0 OTHER 

NOTIFIABLE OFFENCES 20 Â 0 9 Â 0 TOTAL 1471 Â 7193.8 732 Â 3777.5 Â 

16.3 Chapter 5 

Crime prevention and Security. The future development would benefit from good crime prevention advice that promotes happier neighbourhoods, contentment and satisfaction 

from residents and increased trade for businesses; crime prevention would offer a lower CO 2 footprint and therefore greater sustainability. Encouraging all developers to 

achieve Secured By Design awards on all buildings, parking and environmental design as described within Safer Places - The Planning System and Crime prevention (2004), also 

referenced in the project's Master Plan and the 2008 Communities and Local Government's paper "The Code for Sustainable Housing." These documents highlight the benefit of 

Secured By Design and the Constabulary would like to see this used throughout the entire area of development. 

16.10 Is this the right mix of uses for the Northern United site 

In designing the Northern Quarter the harmonious cohesion between residential, employment, community and leisure can be assisted by the application of crime prevention 

techniques. These techniques cover general security, secure parking, encouraging ownership of public and private spaces, establishing defensible spaces and ensuring play and 

sports areas are designed as part of the entire scheme. 

16.11 Are there any other principles that should be included 

Inclusion of the Crime Prevention Through Environmental Design principles and Secured By Design accreditation on all developments 

16.12 Do you agree with the overall aspiration to enhance the accessibility of the Northern Quarter 

Considering the impact of crime on the environment and the sustainable requirements of the development, Secured By Design and Crime Prevention Through Environmental 

Design should be used throughout. 

Policies encourage careful integration of 

environmental and lansacpe issues with 

appropriate mitigation strategies 

The new route does not by pass the town 

centre. Cycle strategy focuses on encouraging 

trips by car rather than cycle (it is not a 

proposal for recreational cycling per se) 

Affordable to local people who might not 

otherwise be able to afford the full market rate 

Noted- 

Noted 

See Policy 9 

Noted 

Noted – see policy 9 

Noted 

Noted – see policy 9 

Noted – see policy 9


17. Mr Brian 

Phillips 

16.13 Road hierarchy and spine road - Do you support the proposed spine road 

The proposed Spine Road offers a safer entry into the new development and will take the traffic flow away from the Steam Mills area. 

The design should consider the access into Steam Mills from the current junction on the A4136. 

16.14 Have we placed enough emphasis on improving pedestrian links with surrounding areas 

The development should consider the permeability of the development. Open access routes through the site would encourage free movement; but potential offenders would be 

able to roam the footpaths and remain unchallenged, being able to break down an individual's defensible/ personalÂ space because their presence could be justifiable. 

16.15 Cycling network - Are there any additional measures the AAP could promote 

Using the principles of Secured By Design and Crime Prevention Through Environmental Design, paths and cycleway should be designed to offer good visibility over both the 

track and the ground bordering it. This can be provided by growing and maintaining a low level planting scheme along the path's edge and offering a higher planting scheme 

further back; thus removing the potential of long dark corridors through heavy planting. 

16.16 Parking - Do you agree with the proposed approach to parking in the Northern Quarter 

Public parking spaces should be designed with the crime prevention principles outlined by the Park Mark scheme. Residential parking should be overlooked by the relevant 

property, in curtilage parking should provide property delineation and garages should provide a lockable compound. 

16.17 New educational uses - Are the proposed criteria and location correct 

Any development within the education sector would be greatly encouraged, however the size and design of the campus should be proportionate to the development, provide 

safety and security for pupils and staff, while encouraging good links with the surrounding areas. Developments within the 2009 education structure will need to be addressed 

within this AAP as the sustainability of moving pupils to neighbouring schools would require a level of security and prove environmental costly. Taking the Northern Quarter as 

an educational platform, the development would provide examples of progressive environmental design, education and awareness throughout The Forest and Gloucestershire. 

16.18 Employment uses - Does the AAP provide a strong enough position on design quality 

The business elements within the development will need to be designed in order to provide a level of security to safe guard personnel, buildings, equipment, stock and the longterm 

future of the area. In addition to building security, crime prevention principles should be implemented to cover car parks and surrounding areas. 

16.19 Residential development - Does the AAP propose the right amount of housing 

The residential areas of the development will need to be designed with crime prevention in mind; while using materials, techniques and site layout suitable for the development. 

17.1 Road hierarchy and spine road - Do you agree with the proposed hierarchy of roads 

The proposed spine road uses an existing ride through the forest to Hawkwell. This ride will be used by many species of wildlife. In particular, there are established deer paths 

which cross it at several points, which means the risk of collision with these animals will be high unless the road is fenced (which will only push the animals out onto the main 

A4136), and wild boar have also been seen in this section of woodland recently. I have already made general comments on the bat population elsewhere in this consultation, but 

at least three species of bat (lesser horseshoe, common pipistrelle and noctule) have all been detected around Northern United and may be using this ride for commuting to 

foraging sites. Lesser horseshoes and pipistrelles certainly fly along and across the current minor road adjacent to the colliery site and would certainly be affected by any 

enlargement of this road, increase in traffic volumes or new lighting installations if the proposed secondary road in the new configuration is implemented. I consider that it is 

likely to be less damaging to wildlife if the spine road takes the option of running adjacent to the Steam Mills Road and up to the Nailbridge traffic lights, and if entrance to the 

redeveloped Northern United site is made only from the A4136, using the current turn-off, without upgrading the existing minor road. 

17.2 Habitats - Do you agree with the proposed approach to habitats in the AAP You may also wish to comment on the screening assessment or the 

sustainability appraisal. 

As it is difficult to establish exactly where it is appropriate to make comments relating to the effect of the proposed development on the local bat population, and the comments 

need to be made as one, I have chosen to do so in this section, as it specifically refers to the Bat Sites SAC. I note that your documents, in particular the HRA Screening Report, 

make extensive reference to the need to take account of the population of lesser horseshoe bats at Northern United, but I can see no evidence to indicate that detailed 

mitigation for the bats has been considered prior to defining the preferred options for development. It is stated that residential development at Northern United is undesirable 

due to the increased lighting of the area at night which would affect the bats, yet the plan goes on to include 'live/work' units as part of the preferred option. If people are living at 

the site there will inevitably be increased lighting at times when the bats will be emerging. I would consider that units which are not in use after dusk during the bats' active 

season would be preferable. Note that I have recorded bats being present in the buildings at the site as early as March and they remain at least until October. (On 8th August 

2009, at least 101 lesser horseshoes were counted by myself and other members of Gloucestershire Bat Group, and the number may be higher than this, as we can only count 

from outside the site and so cannot see all the buildings.) It has also to be considered that it is possible that they may use the pit baths building as a hibernation roost, as the 

construction is the same as at Princess Royal. If new industrial units are installed on the colliery site,Â this may introduce noise pollution at a level audible to bats, and 

appropriate assessment of the kinds of businesses to be installed there needs to be done to prevent undue disturbance to the bats which, if no longer present on the site itself, 

will still be close by in the new bat house. In particular, the proposed biomass plant will presumably use some kind of turbine, which is likely to generate noise at an ultrasonic 

level. Its proposed location, across the road from the colliery, is also at the end of a forest footpath which the bats use for commuting, where they have been seen to exit the 

wood and either enter the pit baths or continue flying round the side, possibly using the baths as a flight line in the direction of the small fishing lake. If the biomass plant operates 

after dark, there will be lighting, noise and possibly pollution issues for the bats to contend with. There is also no published evidence that anyone has so far done any work to 

Noted 

The AAP encourages a good level of 

permeaibility to encourage accessibility 

Noted 

Noted 

Noted 

Noted 

Noted 

Spine road updated – see policy 15 and 

supporting text 

Policies and supporting text updated


18. English 

Heritage 

establish the bats' flight lines on leaving the roost. The preferred main road option uses a ride through the wood to Hawkwell. Given the proximity of the bat house, it is possible 

that bats may already be using this ride for commuting, and any lighting in this area may affect them, as well as the obvious risk of collision with vehicles. They will need access to 

foraging areas and out of the immediate area to the swarming and hibernation sites of the SAC which you have already identified. Lesser horseshoes are a species which generally 

avoids lights, and could have to change their foraging and dispersal patterns if the new road system does not take proper account of their current behaviour. My feeling is that 

the suggested road layout option running adjacent to Steam Mills Road up to the Nailbridge traffic lights would be less likely to impact on the bats (and other wildlife), but 

research needs to be undertaken before any firm decision can be made. Note that bat detector surveys alone may not be sufficient, due to the highly directional nature of the 

echolocation calls from lesser horseshoes. (I can rarely detect them other than when they are emerging from roosts). Finally, it should be noted that a proportion of the bats are 

still choosing to use their original roost sites, despite the bat house having been in place for several years. Although excluding them is a possibility, if the preferred option is to 

retain the character of the buildings at Northern United there is no reason why the refurbished slate-roofed buildings should not continue to allow access into their roof voids 

for the bats. This would provide a choice of breeding sites and a chance for this important colony to increase in size. Â Â 

18.1 No comments at this stage Noted 

19. Deputy 

Gaveller, 

Forestry 

Commission 

20. Littledean 

Parish Council 

21. National 

Grid 

19.1 Cinderford Area Action Plan - Mining Legacy Report 

Thank you for sight of the above report. The considerations are realisitic although much of the proposed research re mine entries, has already been done by others in the past 

and should be available. 

20.1 Councillors do not wish to comment on sections 1 and 4 of the consultation as they feel that these are unlikely to have either a negative or positive impact on the Parish of 

Littledean. They wished to support all the proposed uses and activities listed under section 2 of the consultation. The Parish' Council considers and that the design principle 

priorities, in order, under section 3 of the consultation should be: respect for the forest and its wildlife; use of local building materials and styles and improved road access to the 

Northern Quarter and to Cinderford. 

21.1 Thank you for consulting National Grid on the above document. I wish to confirm that National Grid does not have any assets within the area covered by the Cinderford 

Northern Quarter Area Action Plan and therefore we will not be submitting any comments. 

Noted 

Noted 

Noted 

22. Forestry 

Commission 

23. Drybrook 

Parish Council 

22.1 1. The area provisionally allocated to the west of the spine road is woodland in the context of the Forestry Act 1981 and should be deleted Noted 

22.2 2. With regard to the development land adjacent to Coleford Brick and Tile, sufficient land should be left for the clay stockpile, unless we are able to provide this adjacent to Noted 

the new source of clay. 

22.3 3. As discussed, the owners ofNorth Lodge have a Deed of Grant in perpetuity for access to their property in both directions (i.e. from Northern United and from Winner Noted 

Garage). They have agreed it is beneficial in the short to medium term for us to close the Winner Garage route.. 

22.4 4. There may be some benefit in location of the restaurant and eco-centre on the lake edge. Subject to funding, the Forestry Commission would be interested in working Noted 

with a tenant/operator for this facility. 

22.5 5. The Forestry Commission would require that FSC timber is used for development on any land currently in ouI ownership. I would hope that this would apply to the whole of Noted 

the AAP area. 

22.6 6. At some stage, it would seem sensible to amend the AAP boundary to include the small area of development in Steam Mills currently outside. Once again, I am impressed by 

the quality of the Consultant's work on the draft. 

Noted 

23.1 Why is Drybrook PC not mentioned as a respondent to the latest stage of the Cinderford regeneration scheme All feedback has been reviewed and the 

omission of Drybrook Parish Council was not 

deliberate. No individual person, organization 

or business that completed the informal 

consultation questionnaire (as Mr Smith did on 

behalf of Drybrook PC) has been specifically 

mentioned. However, the people we have 

named in the report have written separate 

letters of comment. 

23.2 Also why, having been invited by the new consultants to the scheme to make observations, organisations such as Friends of the Forest and Dean Forest Voice do not get a 

mention 

The consultants have not received detailed 

feedback from Dean Forest Voice or Friends of 

the Forest on this occasion. However, they 

were invited and attended the stakeholder 

workshop. The consultants met


representatives from various local groups in 

advance of the May consultation, but this was 

separate to the sequence of May events that 

the report focuses on. 

23.3 Voices of opposition have consistently been ignored right through this so-called public consultation process, whilst enormous publicity is given to its supporters. In short, the 

consultation is one-sided and undemocratic. Members of the public are hearing just one side of the story and being denied opposing information. 

All community consultation promoted by the 

Forest of Dean District Council attempts to be 

balanced and wide reaching. 

23.4 What hope is there that the voices of opponents of parts of the scheme are getting through to the ears of the real decision makers/funders The current consultation is part of a statutory 

process and as such, feedback will be recorded 

in a formal consultation register. The District 

Council will be required to provide a response 

to key comments including supportive feedback 

and comments that oppose the proposals. This 

document will be available alongside the 

published AAP in early 2010. 

23.5 The stakeholder workshop on 19 May - can you check whether the Friends of the Forest or Drybrook and Ruardean Parish Councils got an invite. There were only 39 people 

present INCLUDING the consultant team staff, this does not appear to be a good representation and I am disappointed to note that there does not appear to be any 

representation from existing businesses either in the industrial estate or in Cinderford itself. Please can she provide information on who was invited, when and how the invites 

were circulated. 

Friends of the Forest and all the local Parish 

Councils received invites. These were sent out 

by post on 28 April 2009. Where addresses 

were unknown or unavailable, invites were sent 

by email. I attach a copy of the distribution list 

for your information. 

23.6 With regard to the fuller written submissions (p 28), not just responses to the questionnaire, it is interesting to see that Hartbury College (presumably this should be Hartpury) 

do not support the new road and request further information on the impact on protected species on the site. 

23.7 It appears that the Northern Quarter Regeneration are intent on putting in the new road but they have not mentioned what type of link there will be onto the A4136. 

Currently large lorries do get stuck on the existing steep hill, even in good weather. I understand the access further along towards Brierley is no less steep so although they 

state the road is planned to follow an existing firebreak vehicles may again become stranded. 

Noted – the AAP preferred options document 

and evidence base provides further details 

The road design will be to the current highway 

standards and the gradients will be suitable for 

lorries on the main road. However, the 

consultants working on the AAP are not tasked 

to address issues with the road topography on 

the existing network outside the project area. 

This detailed work will be needed as part of 

any outline or full planning application for the 

new link road. 

23.8 Please can she provide information on the type of link to the A4136 (traffic lights, roundabout etc). The junction with the A4136 will have traffic 

lights. 

23.9 Whether there will be one or two as the plan seems to indicate 2 access roads. The plan is to build one new primary access 

road for the development from the A4136. The 

roads at Northern United and Nailbridge will 

be retained. The proposal will include roads for 

accessing the residential and employment plots. 

23.10 What is planned to reduce the possibility of stranded lorries blocking the junction. The road design will be to the current highway 

standards and the gradients will be suitable for 

lorries on the main road. This will include


raising the earth levels at the approach to the 

junction. 

23.11 I would like to know exactly when the traffic survey was carried out. Nailbridge junction: 05 July 2006, Broadmoor 

Road/Steam Mills Road 29 April 2009 

23.12 I recall that at a previous visit to the PC she had mentioned this would take place but at a time when the A40 west of Gloucester was being replaced. She expressed surprise to 

hear that many people were not using their normal commuting routes while this work was taking place and therefore any survey carried out then would be meaningless. 

Similarly it was recently documented in the media that traffic congestion had diminished due to the recession. Can she confirm whether the ‘hopefully’ temporary effects of the 

recession on traffic numbers has been factored into the assessment. 

The transport strategy includes a forecast how 

traffic will increase/decrease in the long-term. 

Short-term effects, such as short-term peaks or 

lows in traffic flows, such as in this recession, 

have a negligible impact on the overall forecast.

46 Cinderford Northern Quarter Masterplan and Area Action Plan | Consultation Statement | April 2011

APPENDIX 2: 

Further Consultation Report (2011) 

Schedule of representations 

Cinderford Northern Quarter Masterplan and Area Action Plan | Consultation Statement | April 2011 

47

APPENDIX 2: 

Schedule of comments on Cinderford AAP Further Consultation Report 

The following table summarises comments received on the Further Consultation Report document from: 

1. Cinderford Town Council 

2. Environment Agency 

3. Dave Priddis, Licensed Bat Worker, representative of Bat Group 

4. Brian Phillips, representative of Bat Group 

5. Gloucestershire College 

6. English Heritage 

7. Natural England 

8. GCC 

9. Maurice Bent 

10. NHS 

11. Forestry Commission 

12. Forest Artist Network 

13. Alan Powell 

14. Bob Morgan 

15. Averil Kear 

16. Malvern Hills District Council 

17. Coal Authority 


1. Cinderford 

Town Council 

2. Environment 

Agency 

1.1 General: 

The Town Council has now discussed the changes, and with regard to the two main changes from the Preferred Option Report, being the proposed alternative route for the 

spine road in the northern part of the site, and the changes to reflect the revised location and requirements for the education hub, the Members have agreed strong support for 

the changes. 

2.1 General: 

First it should be noted that we were consulted on the Sustainability Appraisal (SA) and Preferred Options for the Cinderford AAP in 2009 and subsequently provided you with 

detailed comments for these reports and evidence base documents in our letters ref. SV/2009/103522/01-L01 (dated 23 July 2009) and ref. SV/2009/103522/01-L01 (dated 4 

December 2009). As such the comments below should be read in conjunction with the comments we previously provided. 

2.2 Spine Road Alignment 

Question 1: Do you prefer the new proposed road layout (partly using existing tracks) to the original new route from the A4136 

Neither proposal raises concerns for us, but given that the proposed revised road will not cross the forest, it might reduce the ecological impact of the road, so this would be 

preferable. 

Noted 

Noted, see schedule of responses to Preferred 

Options consultation 

Noted. 

Question 2: Do you have any other views on the proposed change 

No 

2.3 Location of Education and Skills Facility and Associated Uses 

Question 3: Do you prefer the new proposal (educational uses on the lakeside and housing/employment located to the east of the spine road) to the Preferred Option 2009 

We previously raised concerns about the proposed car park location in the Preferred Option 2009, which would serve the education and skills facility, as this appeared to be, in 

line with Level 2 Strategic Flood Risk Assessment (SFRA), located in the functional floodplain (Flood Zone 3b-high probability of flooding). We therefore welcome the relocation 

of land for education facilities and associated car park which is now located outside of the high flood risk area. We would recommend that the sequential test (Table 8 in the 

Cinderford Final Draft Flood Appraisal document) is updated to take account of these changes, so an up to date evidence base is available for any subsequent examination in 

public. 

Noted 

Question 4: Whatever your views on the new location, what do you consider important about the proposed education use 

We would consider the location of the new education facility outside of the high flood risk area to be important, in addition it should be designed and built in a sustainable way 

by using local materials and achieving high energy and water consumption standards along with comprehensive Sustainable Drainage Systems. 

2.4 Other comments 

Question 5: Other points 

Noted. The education facility will be 

developed to the BREEAM excellent standard 

as a minimum.


We have no additional comments in relation to the proposed road and educational facilities 

Noted. 

3. Dave Priddis, 

Licensed Bat 

Worker, 

representative 

of Bat Group 

Question 6: Consultation process. 

We find this consultation clear and useful and we look forward to the revised Preferred Option Document. 

3.1 Lesser horseshoe bats at Northern United 

1. I was originally involved in the design of the new bat roost at this site, over 5 years ago, as it was known that the existing colliery buildings contained a breeding 

roost of Lesser horseshoe (LH) bats, a species which is "endangered" throughout its European range. (ref: Stebbings, R.E. "The Conservation of European Bats" 

1988). The Government Office SW wanted to create an alternative roost for them to allow future Development of the Northern United site. 

2. I was not involved with the selection of the site for the new roost building but understood it was to be sited within nearby woodland where it would not be 

directly affected by the future development. 

3. I have assisted in carrying out some bat exit counts at the site and am given to understand that the majority of the LH bats now use the new roost, rather that the 

old colliery buildings. We are not currently aware of "fly routes" used by bats, their feeding areas, the hibernation sites the majority use or the location of any 

likely nearby (within 2km) secondary roosts. 

4. My understanding is that the colony size has also increased and now well surpasses the threshold limit for Notification as a Site of Special Scientific Interest (SSSI), 

although Natural England (NE) have not yet Notified it. 

5. The Forest of Dean and Lower Wye Valley is an important stronghold for LH bats, not only locally in Gloucestershire, or British terms, but in a European context. 

Existing breeding roosts and hibernacula for both LH bats and the larger Greater horseshoe bats form part of the Lower Wye Bat Special Area of Conservation 

(SAC) under European legislation. This protects not only the roosts themselves, but also feeding habitats, 'fly routes' and secondary roosts remote from SSSI's on 

which the bats rely. 

6. Although the LH colony at Northern United is not yet a SSSI, for the above reasons I feel it should be treated as if it already is, and is also already a part of the 

SAC. This means that in consideration of any Development Plans for the area, it must be treated with due consideration and any effects likely from the 

Development must be properly mitigated. Such mitigation can only be proposed and agreed, e.g. by Natural England, when it is based on appropriate and robust 

research. 

7. It would appear the road proposals have changed significantly since the site for the artificial bat roost was first selected. It appears to me that there can be no 

doubt that the current and projected future proposals will affect the bats and that appropriate mitigation will be needed to help reduce the impact of the 

Development. The block of woodland containing the roost is now proposed to be "ringed" by roads, with a new road junction, which is bound to require street 

lighting, quite close to the roost. 

8. I am disappointed to note that there does not seem to be any mention of this important bat roost or a commitment to its on-going maintenance in the AAP; no 

appropriate route finding surveys have been proposed, commissioned or carried out and there is no detailed proposed mitigation or indeed any current 

commitment to mitigation. 

9. As a minimum, since bats will have to cross the new roads, I suggest underpass culverts, possibly with associated hedge planting, or perhaps "green bridge(s)" for 

them are likely to be needed. Creation of additional secondary roosts within future buildings should also be considered as the existing colliery buildings are likely 

to be demolished or will fall into worse repair. Careful selection of street lighting and screening will be also be necessary. Mature tree planting is likely to be 

needed to help off-set trees to be felled and scrub which will need to be cleared for the new wider roads and footpaths. 

10. Following the meeting on 28th February, I understand the FoDDC intends to rectify the omissions noted in Item 8, above and make a commitment to carry out 

the necessary surveys and mitigation. I do feel however that their timetable may make the practicalities of incorporating the required mitigation details arising 

from surveys into the final document very difficult as the necessary bat surveys can only be carried out in the Summer months and will need to extend into 

September; this is an important period when many bats may be seeking winter hibernation roosts and perhaps using different flight routes from those used at 

other times during the Summer. 

11. Without the necessary safeguards being properly considered and detailed, it is likely that because of the importance of the LH bat colony, NE will have no option 

but to object to the proposed AAP Development and to any subsequent Planning Submissions which may follow on from it. It is clearly in everyone's interests, 

(including those of the bats!) that all these issues are properly and comprehensively dealt with at this stage. 

Noted 

Various updates to the AAP have been 

incorporated: 

The AAP states that the future development of 

the detailed landscape and biodiversity strategy 

will need to respond seasonal data relating to 

the behavioural patterns of this species to 

deliver the following principles: 

• Minimising light spill, recreational 

disturbance and construction 

disturbance upon the roost and 

associated flight lines; 

• Maintaining access to feeding grounds 

and suitable connectivity via bat flight 

routes to these locations; 

• Providing suitable means of crossing 

proposed infrastructure to maintain 

flight routes 

4. Mr Brian 

Phillips, 

representative 

In summary, I feel I have no option other than to object to the AAP as it is now presented. I would be grateful for an opportunity to view any further Drafts of the document 

and to review the Final Submission in October when I trust the above will have been taken into consideration and I will be in a position to withdraw this objection. 

4.1 Lesser horseshoe bats at Northern United 

My reponse to this consultation is in relation to the nationally important colony of lesser horseshoe bats present at Nothern United. Given that the colony is now largely present 

See response to 3.1 above


of Bat Group 

5. 


College 

6. English 

Heritage 

7. Natural 

England 

in the new bat house, the new road proposals need to take the location of this building into account. Unfortunately, the preferred route from a wildlife point of view - the road 

parallel to Steam Mills Road heading towards the existing Nailbridge junction - is no longer presented as an option, so I will restrict comments to the two alternatives currently 

under consideration. In the original option, the new spine road would result in the bat house having major roads to the North and East and minor roads to the South and West, 

with the spine road bisecting the woodland foraging area and cutting across potential flight lines which the bats may use on leaving the bat house. In the new preferred option, 

instead of having heavy traffic on two sides, the bat house now has it on three sides to the North, South and West, with the possibility of having the spine road added later, 

which would leave the bats unable to leave the roost in any direction without crossing a main road. Lesser horseshoes are know to be very susceptible to collision with traffic 

because of their low and relatively slow flight, so this is an area of concern. Also, the new proposal would involve additional lights at the junction of Northern United with the 

A4136, and possibly some lighting along the road. Again, current research demonstrates that lesser horseshoes are adversely affected by artificial lighting, and will take steps to 

avoid it where possible. Where light levels have been increased, the bats may delay their emergence, which means losing some of the best feeding time at dusk and may, in some 

circumstances, lead to increased mortality of baby bats because their mothers are unable to find sufficient food. The bat house exit slot points towards the new junction, and 

therefore it would be necessary to shield any lights such that they do not increase the light levels visible to the bats prior to emergence. At present, the bats' flight routes on 

leaving the bat house are unknown. This makes it impossible to make definite suggestions regarding mitigation strategy if the new route is adopted. It will be necessary to 

undertake extensive survey work to establish where the bats are commuting and where their foraging areas are. This needs to start as soon as possible after the bats emerge 

from hibernation and continue throughout the Summer, when they should be foraging relatively close to the roost, and into the September/October swarming season when they 

are likely to be commuting from the site towards the local mines in order to mate. If this information can be obtained, informed decisions can then be made regarding the exact 

alignment of the road, and any crossing points required for the bats, as well as suggesting areas where it might be possible to install additional roosts. As I have to respond before 

this information is obtained, my feeling is that any major road would be best located as far from the bat house as possible, and destroying as little woodland edge as possible. For 

this reason, I would prefer the road to be routed South of the bungalow and scrapyard, following roughly the line of the existing road there. This would allow the bats to use the 

woodland edge for feeding and commuting and, with the road dipping down at this point, may also make it easier to provide crossing points for the bats, keeping them above the 

level of most vehicles. Where the road passes by the colliery, some dense vegetation at the roadside is bound to be lost as the road is widened, and bats have been observed 

feeding within this area. Replanting this edge to re-establish this lost vegetation may be necessary in order to preserve this feeding opportunity and to maintain the necessary 

darkness within the wood near the bat house. The potential risk to the lesser horseshoe colony from the road proposal is clear, and significant mitigation will be needed to avoid 

endangering this rare species. 

5.1 Revised road alignment 

The new route is supported by the College as it still meets the original objectives of "unlocking" this area and providing the necessary permeability. By utilising the existing tracks 

and routes it will hopefully have a reduced environmental impact and development cost but still deliver the anticipated traffic reduction on the Nailbridge junction. 

5.2 Proposed educational facility location 

The revised location is supported by the College. It is a minor amendment but critically provides additional benefit as an education location. The revised site would provide 

"destination attractiveness" for students and thereby assist in the wider regeneration ambition of long term improvement of the skill sets available to Forest employers whilst also 

reducing the need for outward travel and migration of young people seeking training opportunities. 

6.1 General 

I can confirm that English Heritage do not wish to make any representations on this interim consultation. Many thanks for sending the consultation through and I would be 

grateful if you could keep me up to date with the AAP as its goes forward 

7.1 General 

Unless specifically referred to in this letter, it shall be assumed that Natural England’s previous comments on the AAP, dated 4th December 2009 still stand. 

Noted 

Noted 

Noted 


Options consultation. 

7.2 Location of Education and Skills Facility and associated uses 

The new location of the building and its associated uses, most specifically the car park, have the distinct advantage of removing any proposals from the flood plain east of Old 

Engine Brook. However, as detailed in our response to the Preferred Option consultation 2009, Natural England is concerned that there is a lack of survey data overall, such 

that we cannot specifically recommend or reject any amendment that would have serious implications for populations of protected species, such as reptiles (all uk species) or 

Great Crested Newts, all of which are known to inhabit the site, without the previously requested detailed survey data. 

Noted


7.3 Spine Road Alignment and Bats 

As discussed in detail at the site meeting held on the 28th February 2011, the primary factor of concern regarding the proposed amendments is the likely effect on the Lesser 

Horseshoe Bat (LHB) colony that inhabit the Northern United site and associated dedicated Bat House, built as a mitigation measure. 

It is clear even from the initial sustainability commentary that the proposed revised alignment has a considerably higher risk of negatively impacting on the LHB colony, 

particularly in their new accommodation. In summary, the route would isolate the bats from foraging habitats to the West and South, with the A4136 already limiting access to 

the North. Should the original Spine Road also be developed at a later date, as proposed, the colony would be unable to leave the roost in any direction. Free of any other 

consideration, Natural England would have no choice but to object categorically and in the strongest terms to the proposed revision. 

Unfortunately, it has been made clear that the originally preferred option for the route of the spine road is no longer financially sustainable, and though all three “legs” of the 

sustainability “stool” are of equal merit and import, financial sustainability is the actuator which makes a project viable. 

What is slightly less clear is why only the route proposed is being considered as a viable alternative to the Preferred Option route. This was raised at the site meeting, as two 

alternatives were offered by attendees (one of which can be discounted as it was considered in the very early stages of the development proposals and was ruled out on 

engineering grounds). Natural England would wish to see a full comparative assessment of Brian Phillips’ proposed route, to the south of the vehicle yard and residential buildings, 

which would have several advantages regarding the bats, and little or no disadvantage for other factors, against the current proposal. 

Despite the obvious problem with the proposed route, the site meeting was a positive one, and Natural England has concluded that there is a way forward for the development 

of the AAP. In order for the Forest of Dean to avoid Natural England objecting to the proposed revision the following points must be accepted and adopted. 

Any and all further stages of the AAP and subsequent detailed planning applications will be required to be based on the findings of an intensive survey of the numbers and 

habits of the colony of LHBs. 

The survey required will need to be exhaustive, given the inherent problems of surveying the subject species. This will require large numbers of individual recorders, static 

anabats, transects, and possibly radio tracking. It will also need to be undertaken through the full survey season, from the spring/summer into October, so that it might be 

possible to determine the direction of the colony’s winter roost. 

Natural England would advise that the full design of the survey be reviewed and approved by the relevant experts (John and Tess Knight, David Priddis, Brian Phillips) and 

Natural England before being implemented. 

Given the proposed schedule of development planning, the survey would be required to take place this year. There are inherent difficulties in attempting to achieve a 

successful survey in such a short time frame, and Natural England must emphasise that should the survey fail to achieve its stated objective, we will have little option but to 

object to the continuation of the proposed development. 

The objective of this survey is to produce enough viable data to enable mitigation recommendations that might be reasonably expected to not only protect the colony but 

improve its integrity. 

Many mitigation measures were discussed at the meeting, such as culverts and green bridges to provide access across roads, specific lighting design, lux levels and screening 

options. It is possible to effectively mitigate for significant amounts of development. 

However, the colony that exists on this site is a feature outside of, but necessary to, the Forest of Dean Bat SAC and as such will require the proposals to undergo Appropriate 

Assessment under the Habitat Regulations. The colony also appears to have grown in numbers to such a degree that it might be considered notifiable as a Site of Special Scientific 

Interest. it is therefore important for the Planning Authority to understand that, if the survey were successful, but the findings continued to show, despite the employment of all 

possible mitigation measures, the likelihood of negative impacts on the colony, Natural England would again be required to object to the proposed development. 

The AAP retains the necessary flexibility to 

accommodate alternative alignment (AAP 

Policy 15), depending on the findings of 

forthcoming ecological surveys. 

This survey will be carried out in due course, 

as described in AAP Policy 10 and 15. 

Where significant effects are considered likely 

to occur, the need for an appropriate 

assessment will be triggered in accordance with 

the 2010 Regulations to ensure no adverse 

effect on the integrity of the European site. 

In addition see comment 3.1 above. 

8. 


County Council 

7.4 General 

The advice given by Natural England in this letter is made for the purpose of the present consultation only. In accordance with Section 4 of the Natural Environment and Rural 

Communities Act 2006, Natural England expects to be included as a consultee in relation to any additional matters to be determined during the Area Action Planning process. 

Natural England retains its statutory discretion to modify its present advice or opinion in view of any and all such additional matters or any additional information related to this 

consultation that may come to our attention. 

8.1 Archaeological Comments 

Both the spine road, and the education and skills facility, are located in an area of industrial archaeological sites and surviving structures. It is difficult to assess the likely impact of 

these proposals in view of the small scale of the maps provided with the consultation. The impact of these proposals on the historic environment of the area will need to be 

assessed in more detail before the locations are finalised. Useful details of the archaeological remains in the area, with an assessment of their sigificance, can be found in 

Noted 

As noted in AAP Policy 12, no alterations are 

proposed for any buildings identified as being of 

historical interest apart from the Haywood 

Engine Works. Any development that could


‘Cinderford Northern Quarter, Heritage and Archaeological Assessement’ (J Hoyle, Gloucestershire County Council, 2009), commissioned by the District Council. 

8.2 Minerals and Waste Comments 

We do not have any comments to make on this consultation. However we would like to note that previous comments on the AAP are still relevant. 

affect a site with potential archaeological value 

will involve full archaeological mitigation in 

advance of any development involving ground 

works. 


Options consultation.


8.3 Transport Comments - New Road Alignment: 

Regarding the proposed new road alignment and the proposed junction at the Northern United site, a roundabout should be tested as a preferred option. This would avoid 

having 3 signalised junctions on the A4136. The junction needs to be designed carefully as it can be expected that there will be a high proportion of young inexperienced drivers 

from the college. 

Noted – see AAP Policy 15 and preceding text 

Transport Comments – Parking and other movement issues 

College Car Parking accessed via a new junction of Boradmoor Rd: 

Careful consideration also needs to be given to the car parking at the college site. While more sustainable transport should form a major part of the development of the area, 

the reality is that students are going to have to travel a fair distance by the very nature of the location of the proposed college. We will require a portion of any s106 money 

towards Traffic Regulation Orders (TRO) for any waiting restrictions to ensure that the car park is used and on-street parking is kept manageable. 

Further analysis will be needed to confirm the impact of the proposed revision on the operation of the junctions on Broadmoor Road. In particular, the impact of the revision 

upon the Spine Road / Broadmoor Road junction, as the change will result in more traffic passing through this junction. Under the previous proposal, only the traffic accessing 

the College from the South would pass through this junction, but under this layout all College traffic will pass through. In the morning peak, when traffic levels will be intensified, 

the right turn movement from Spine Road to Broadmoor Road will be increased, and this could have a significant impact on the capacity of the junction, especially as the two lane 

approach to the junction from the North is relatively short. 

With pedestrian access to the College still being from the Spine Road, implying that the College will face onto the Spine Road, it must be assumed that, in the morning peak, cars 

will be stopping on the Spine Road to drop passengers off. If no off road facility is provided for drop off / pick up movements, it is likely that cars doing this will further restrict 

capacity on the Spine Road on this approach to the junction, exacerbating the potential for congestion. The design of the College, access arrangements (vehicles and 

pedestrians), and car parking should seek to address these issues. 

To provide more detailed comments additional material would be needed, such as: 

Assignment of college traffic; 

Distribution of college traffic; 

Existing turning count at the junction; and 

LINSIG modelling of the existing junction, with and without proposed development for base year and agreed horizon year. 

Walking and cycling linkages: 

It will be important to provide good pedestrian linkages between Steam mills road and the college. 

Pedestrian and cycle linkages between the site and Cinderford town centre are vital and an audit of these routes should be undertaken to identify any barriers to the continuity 

of these routes. 

Noted – see AAP Policies 15 / 19 and 

preceding text 



Public transport provision: 

It should be considered to reposition the bus stops near Broadmore Road junction to the south of the junction so that all services can use them. It would be useful to 

understand if there are any time penalties involved as a result of diverting bus services through the site. It would be helpful to have a comparison between current and proposed 

journey times for buses between selected points on the local road network. Should the College relocate to the Northern Quarter, it is likely that a network of bus routes could 

be formed by integrating current local bus services and closed contracts commissioned by CYPD. This would have significant benefits for Cinderford and therefore the routes 

taken should not bee too prescriptive. The modal share of the proposed development needs to be made clear. This will be particularly relevant where there are relatively 

concentrated movements in terms of both time and origin/destination. 

Cinderford “Bridge junction”: 

The impacts of the northern Quarter development on “Cinderford Bridge” junction also need to be considered as it is likely that the development of the Northern Quarter will 

increase traffic impacts on this junction. 



Other issues: 

GCC made detailed comments on the Cinderford Northern Quarter Transport Strategy in December 2010/January 2011 which should be considered. Concern was also raised 

about the extra traffic past Steam Mills Primary School. 



Some of the lanes shown on the plans look like Forestry Commission tracks – shown as ‘Tertiary – Lanes’. These are not therefore public highway and thus are slightly 

misleading as they have no relevance to the proposals and should not be opened. 

Consideration should also be given to closing off any minor roads that could be used as rat runs such as Speculation Rd / Whimsey Rd.


8.4 Ecology Comments 

Question 1 

It is claimed that the new proposed road layout of the preferred option will have reduced ecological impacts. If this is true then I can support the alteration if this means reduced 

mitigation is needed and more biodiversity is conserved and enhanced. 

Question 2 

No further observations 

Question 3 

This revision with educational development rather than housing nearest the lake makes more sense in terms of integration with, protection and use of the surrounding natural 

environment. 

Question 4 

Siting is the most important issue – see reason at Question 3. 

Questions 5 & 6 

No observations 

Noted, see Policy 10 and Policy 26 

Noted 

Noted 

Noted 

Noted 

8.5 Flood Risk Management 

The Environment Agency (EA) has been consulted directly by the District Council at various stages of plan formulation, however the Flood Risk Management Team at GCC has 

not previously been consulted. The level of input by the EA is not known, as the consultation responses and previous consultation documents are not available online. Therefore, 

we are not aware if and/or how much flooding from ordinary watercourses, surface water and groundwater has been taken into account during the formation of the document. 

It is expected that these issues will be addressed at the planning stage, if they have not been taken into account previously. 

Purely on the basis of the current consultation document, the relocation of the education centre and the re-alignment of the spine road do not appear to have an adverse impact 

on flooding in the area or are being moved to areas at more risk of flooding than proposed previously. This response has been made on the basis of the SFRA documents, and 

therefore does not consider surface water or groundwater. However, locally agreed surface water information will be available soon, as this is being completed in association 

with the FODDC in relation to the completion of Preliminary Flood Risk Assessment, which is being written by GCC with help from other stakeholders. The EA has also 

recently released maps on their GeoStore data information service which shows information collected on areas susceptible to groundwater flooding. Finally, SUDS will have 

implemented for all new developments in the future. 

9. Maurice Bent 9.1 Spine Road and impact on Northern United site 

I write with great concern about the proposed re direction of the Cinderford byepass to the side of Northern site. My concern is that of the Northern buildings which would be 

racked by heavy traffic, when we are trying to save the Northern site for heritage. The original site would be not so expensive seeing it would be a shorter length and would not 

come out into a bend in the road. I am a passed member of the Cinderford regeneration team and fought to save our heritage at Northern. 

10. NHS 


10.1 Land use 

The provision of a Renal Dialysis Satellite Centre located within Cinderford has been agreed in collaboration with NHS Gloucestershire commissioners to provide additional 

capacity for future growth and is in accordance with the Government agenda for delivering care services closer to home. The service provision forms an integral part of the 

wider clinical strategy for Gloucestershire Hospitals NHS Foundation Trust and following extensive negotiations and option appraisal, a facility has been selected in Cinderford at 

Forest Vale Industrial Estate, New Town Road. The service provision benefits from being accommodated within the proposed Cinderford Area Action Plan and long term 

Noted, see EA comments above [ID #2] and in 

Preferred Options consultation schedule 

[ID#12] 

See Further Consultation report (para 2.8 to 

2.10) for overview of reasons for selection of 

alternative route. 

As described in AAP Policy 6, the 

redevelopment of Northern United will be 

sensitive to the landscape setting and to the 

mining history of Northern United. Further 

details regarding the protection of historical 

assets are provided in AAP Policy 12 and this 

will be reviewed further at the detailed 

planning stage. 

Noted – no alteration required


11. Forestry 

Commission 

12. Forest 

Artist Network 

regeneration of the Forest of Dean Northern Quarter. The facility is anticipated to be operational from April 2012. 

11.1 Spine road 

Noted 

As you know the Commission supports the AAP proposals. As you know, the highway route through Hawkwell enclosure to the A4136 satisfied the constraints of the Forestry 

Act 1981. We also did not see any problems with the link between the main development area and Northern. Under the new proposals this is still acceptable provided the 

routes are as shown. If there are however any changes proposed to "straighten" the road alignment please let me know. Otherwise I have no comments. 

12.1 Road layout 

We strongly prefer the new route. 

1. The new road should NOT be developed as new main access route into Cinderford / Industrial Estate. 

2. It should be a secondary route mainly for access to the new development. This is important so that the tranquillity of the forest to the northwest and of the new development 

is preserved as far as possible. 

3. The Gloucestershire Way is not marked on the new plans and its alignment and crossing of the new road will need to be addressed. 

Work on the Business Plan and Masterplan 

considered a number of alignment options. As 

set out in the AAP (Policy 15), the main north 

south connection should be in the form of a 

new spine road between the A4136 in the 

vicinity of the existing Northern United 

junction and Broadmoor Road. This new route 

will take over the primary access function for 

Cinderford from Steam Mills Road, which then 

can become downgraded. The AAP sets the 

vision for the route as a tree lined avenue with 

a single carriageway and also identifies the 

parameters for a sensitive and integrated 

approach to landscape design and biodiversity / 

habitat mitigation. Gloucestershire Way has 

been added to relevant plans. 

12.2 Land uses 

We prefer the new proposal. The educational facility should be given a high quality site. If the boundary of the education site were taken to the edge of the water, it would help 

to ensure that the immediate environs of the lake were cared for. 

12.3 Whatever your views on the new location, what do you consider important about the proposed education use (Siting (eg close to lake in an attractive part of the 

northern quarter) Easy access (on what will be a main bus route) Appearance Use of local materials Energy rating (low running costs and use of sustainable materials and construction 

techniques) Anything else) 

Noted 

Noted 

We consider all the above to be important in the need to set an example of high quality sustainable building in the FoD area. High quality surroundings help to students to pick 

up that they are valued. This is important for students coming from disadvantaged backgrounds. Good design carries a subliminal but important educational message. 

12.4 Car parking 

The provision of car parking is very strange and inappropriately sited on the new plan, encroaching as it does on wetland/water areas. We propose that car parking should be 

under the education and hotel areas and possibly beside the sports facility. We note that the education zone occupies sloping ground - this could be used to accommodate a 

lower car parking level. 

Noted - detailed design will confirm the 

distribution of car parking for the educational 

facility. 

The identified car park is located in an area 

previously excavated for clay for the 

brickworks and does not encroach on any 

areas of restored wetland to the east, or on 

the Steam Mills lake to the west. 

12.5 Self-build housing 

Land should be set aside for a self-build housing project. 

12.6 Flooding 

Potential flooding problems remain a worry. 

The AAP does not preclude a proportion of 

residential development from coming forward 

in this way. 

See response to EA above (ID#2)


12.7 Water 

There is potential for a creative approach with the water in and around the site. 

12.8 Design quality 

Concern that financing problems should not be a cause of a general reduction of quality. In this situation less may be more. 

12.9 Forestry 

Does the Forestry Commission have any felling plans for the northwest woodland If so could they be stopped 

12.10 Linear Park 

Good linkages are needed through to the Linear Park. 

12.11 Industry 

Concern that the main part of the site be protected from noise and/or despoiling views of the industry in the northwest corner. 

12.12 Resource 

Working creatively with the Forestry Commission, the woodland in the Northern part of the site has potential as a community, educational and recreational resource. 

Noted 

Noted 

Beyond the scope of the AAP to advise on this 

The existing access routes will be maintained 

and proposals seeks to enhance the 

connectivity through the whole AAP area 

Visually, the Northern United site will be 

screened by existing trees which will not be 

removed. The proposed light industrial use of 

the site is unlikely to generate noise 

disturbance, however noise aspects will be 

considered and resolved at the detailed 


Noted 

12.13 Office space 

Concern that the hotel should not be too surrounded by office space 

13. Alan Powell 13.1 Road 

I prefer the new route as it seems this would have marginally less impact on existing woodland 

13.2 Road options 

Neither option is good, as both represent significant urbanisation of what is currently a rural and largely wooded area. There's too much emphasis being placed on access - the 

proposal looks as if it's awash with roads. Access to the Northern United site is already exceptionally good, arguably amongst the best in the Forest, and yet that site has been 

unoccupied for years - what does that tell you I understand that access from the south is to be improved, with a new junction where the Bridge Inn currently stands. In my 

opinion that is sufficient and the benefit that new access routes from the north would provide do not justify the loss of woodland. Improve access from the south. Forget the 

Northern access route completely. Develop the Northern United site as a stand alone site. 

The indicative land use plan is considered 

appropriate. There is flexibility in relation to 

the exact disposition of uses which would be 

resolved through the preparation of detailed 

design and planning applications within the 

overall framework set by the AAP. 

Noted 

Noted - see movement policies and supporting 

text in chapter 6 of AAP and supporting 

studies. Development of Northern United in 

isolation would not meet the Council’s 

objectives for the site and would be far less 

sustainable as a destination. 

13.3 The most important consideration to me is that any developement should have the least possible impact on the rural nature of the area. Assuming there is actucally the need for 

a brand new educational facility (and I'm not convinced there is) the Northern United site would be an absolutely perfect 'stand alone' site for this kind of development. 

Noted – see detailed criteria and policies on 

landscape, biodiversity and habitats 

13.4 The Northern United site has been empty for years. There's already a problem finding tennants for the existing units on the industrial estate and no guarentee that the new 

industrial units will be let; worse still, the Northern United site could remain unoccupied. Why not use the Northern United site for a stand alone education faciility; no need for 

a northern road and guaranteed occupancy for the site. 

The AAP provides a flexible framework for the 

development of the Northern Quarter. 

Creation of a mixed quarter is essential to 

create a place which can be successful in the 

long-term. The educational site is located 

centrally to the plan to form a community 

focus for the Northern Quarter. 

13.5 The key on the maps are unreadable. I tried opening the 'accessible' version of the document, but that was no better. Noted – AAP contains legible plans and keys 

14. Bob Morgan 14.1 General 

This current plan is an improvement on previous plans and is quite workable it should be adopted 

Noted


It should be understood that all of the plans put forward to date have looked ok to the average person, we are not experts in this field that said this plan looks fine 

14.2 This road in the first instance must support the forest vale industrial est with a proper access, the fact that it opens up land for other uses is a bonus, it will of course improve 

traffic issues which are also very important. the chance of a new education facility will fit in well but industrial and houses are like oil and water and this has been proved all to 

often in the past so the further away the houses the better 

14.3 It should be built with local brick by local craftsmen, what could be more appropriate than using material that come from the ground where it is to be built. The cost of this new 

facility will be very much a concern to locals given pending government cuts. this is a golden opportunity to show value for money cheap does not have to be tacky!! As for 

design get the kids at our surrounding schools and colleges involved, fresh minds fresh idea's 

14.4 This area has worked enough. you now have a good plan adopt it and please get on with it Noted 

See policy 15 and supporting text for overview 

of road 

Noted – see policy 5 and policy 4 

15. Averil Kear, 

Forest of Dean 

Local History 

Society 

15.1 The Forest of Dean Local History Society have serious concerns over the new siting of the link road in Cinderford. We believe that the very close proximity to the Northern 

United site could be detrimental to the foundations of the buildings adjacent to the proposed new road. These would include the office buildings and the pithead baths. 

Our Society were happy with the planned proposals to utilise the buildings at Northern United for light industrial use whilst retaining the integrity of the last complete set of 

mining buildings in the Forest of Dean but feel that the primary road through Cinderford would be better placed according to the original plan. It also seems to us that the vision 

of entering Cinderford through a green corridor would be compromised by placing the road next to an industrial area. 

As described in AAP Policy 6, the 

redevelopment of Northern United will be 

sensitive to the landscape setting and to the 

mining history of Northern United. Further 

details regarding the protection of historical 

assets are provided in AAP Policy 12 and this 

will be reviewed further at the detailed 


15.2 Our other concern regarding the site at Northern is that even though a bat hotel was erected some years ago, bats can still be found within the existing buildings and these 

would inevitably be disturbed by the presence of a main road next to the buildings. 

See 3.1, 4.1 and 7.3 

15.3 In 2003 the buildings at the Northern United site were recognised as being special in a survey commissioned by SWRDA. In the conclusion of their report the architects Fielden 

Clegg Bradley stated: 

‘While the sites do not represent large collections of listed buildings they nonetheless embody an important part of the fabric of life in the Forest to which the existing 

community attaches great significance. Such social, cultural and historical significance is not easy to quantify but it deserves to be considered very carefully alongside the economic 

factors which may also inform the future management of these sites.’ 

The Forest of Dean Local History Society therefore believe that great care should be taken to recognise the importance of the Northern United site and that the new primary 

road should be sited according to the options in the original master plan. 

Policy 12 provides a suitable framework for 

assessing applications with reference to historic 

context, value and significance, Subsequent 

report by English Heritage (February 2011) 

confirms that Northern United buildings are 

not worthy of listing. 

16. Malvern 

Hills District 

Council 

16.1 We welcome and encourage the need to work closely with neighbouring communities and local planning authorities to help facilitate sustainable development and promote 

healthy and prosperous communities. 

Due to the nature of these two Area Action Plans we have not found there to be any specific cross boundary issues between Malvern Hills District and the Forest of Dean 

contained within these APPs. However we do recognise these APPs should be read in the context of the emerging Cores Strategy and the spatial issues contained with said 

DPD. 

Overall we support the methodology Forest of Dean has applied to both consultation papers and the approach taken to consult neighbouring authorities. 

Noted 

17. The Coal 

Authority 

We look forward to continuing an open dialogue with the Forest of Dean on future strategic planning issues and wish you all the best in your forthcoming Examination in Public. 

17.1 Having reviewed your document, we have no comments to make specifically on the further consultation changes which only address a number of limited subjects. The comments 

we have made previously in October 2009 regarding coal resources and mining legacy of course still apply. We trust that these issues will be within the scope of other changes 

you indicate that you will be making to the forthcoming publication version of the AAP. 

Noted – see responses in preferred options 

comments table (ID#9)


77

APPENDIX 3: 

Detailed Schedule of Representations on Pre-Submission 

Consultation Report 


Full Name Company / 

Organisation 

Kate Baugh Gloucestershire 

Rural 

Community 

Council 

ID Submission Officer Response Officer Recommendation 

CNQPD3 

My understanding is that a vision should sound apirational, challenging, feasible and desirable 

and create the future. The first statement sounds more like a vision."The Northern Quarter 

will create a new location/ destination in the Forest of Dean that will be distinctive to the 

Forest and set to achieve high standards of design and sustainability to complement the 

surrounding environment." 

The vision statement as written is considered to 

best convey the intent of the AAP in delivering a 

new Northern Quarter. It does however still set out 

what the aspirations of the AAP are in a clear 

manner which is then supported by the themes 

below. 

no change 

Kate Baugh 

Kate Baugh 

Kate Baugh 

Kate Baugh 


Rural 

Community 

Council 


Rural 

Community 

Council 


Rural 

Community 

Council 


Rural 

Community 

Council 

CNQPD4 

CNQPD5 

CNQPD6 

CNQPD7 

The Northern Quarter will be transformed as a place in the forest; - The northern quarter is 

already 'a place in the forest' what is meant 

Please can you add Gloucestershire Rural Community Council to 5.25 Local & regional 

groups. 

It is important to the community's identity and cultural understanding is maintained through 

it's community heritage assets to maintain community cohesion 

There is much emphasis on the college locating to the northern quarter but what impact will 

it have if this does not happen and what are the 'Alternative educational uses' Even if the 

college does locate there it would still be important to see what alternatives are being 

considered. 

The intention is that whilst the area is transformed it 

retains its strong linkages and context offered by the 

forest location. 

agree add to list 

Agree, 

The College is referred to as a possible occupier, 

and the site is one being evaluated by them. There 

are however other possibilities, including a more 

vocational education use, which would address the 

need for a facility on the site.Â A decision from the 

college regarding their preference is expected 

shortly and this will be taken into account in 

considering any changes which may be suggested to 

the AAP. 

no change 

Agree, if the GRCC were 

consulted then add to list 

no change 

no change as a consequence 

of this representation but a 

change will be suggested 

once there is greater clarity 

regarding the future of the 

college 

Kate Baugh 

Miss Rachael 

Bust 


Rural 

Community 

Council 

CNQPD8 

However there seems to be no reference to emerging technology industries, and their needs 

which includes high quality broadband. 

Coal Authority CNQPD10 The Coal Authority is a Non-Departmental Public Body sponsored by the Department of 

Energy and Climate Change (DECC). The Coal Authority was established by Parliament in 

1994 to undertake specific statutory responsibilities associated with the licensing of coal 

mining operations in Britain; handle subsidence claims which are not the responsibility of 

licensed coalmine operators; deal with property and historic liability issues and provide 

information on coal mining. The Coal Authority re-engaged with the three planning systems 

across England, Scotland and Wales. The main areas of planning interest to The Coal 

Authority in terms of policy making relate to: â€¢ the safeguarding of coal as a mineral in 

accordance with the advice contained in MPS1 and MPG3 in England; and â€¢ ensuring that 

future development is undertaken safely and reduce the future liability on the tax payer for 

subsidence and other mining related hazards claims arising from the legacy of coal mining in 

accordance with the advice in PPG14 and MPG3 in England. BACKGROUND TO COAL 

RELATED ISSUES IN FOREST OF DEAN - CINDERFORD Surface Coal Resources, Energy 

Noted, there are planned improvements to 

Broadband in the Forest of Dean which will benefit 

the NQ.Â 

Comments noted, the Council will continue to liase 

with the Coal Authority. 

After the first sentence of 

5.93, add..."The planned 

improvements to broadband 

in the area will help enable 

the AAP especially the 

education and employment 

uses". 

No change is necessary but a 

note could be added to the 

AAP, to further explain the 

role of the Coal Authority if 

5.117 is considered to 

require additional 

information.


Organisation 


Minerals and Prior Extraction Although it is acknowledged that the Cinderford AAP does not 

cover minerals specifically as this is contained within the Minerals and Waste Development 

Framework you will be aware, the AAP area contains coal resources which are capable of 

extraction by surface mining operations. This information is available to Mineral Planning 

Authorities free of charge from The Coal Authority following signing a data sharing licence/ 

memorandum of understanding and was given to Gloucestershire County Council in 

September 2008. The Coal Authority is keen to ensure that coal resources are not unduly 

sterilised by new development. In instances where this may be the case, The Coal Authority 

would be seeking prior extraction of the coal. Prior extraction of coal also has the benefit of 

removing any potential land instability problems in the process. Contact details for individual 

operators that may be able to assist with coal extraction in advance of development can be 

obtained from the Confederation of Coal Producersâ€ website at 

www.coalpro.co.uk/members.shtml. As The Coal Authority owns the coal on behalf of the 

state, if a development is to intersect the ground then specific written permission of the Coal 

Authority may be required. Coal Mining Legacy As you will be aware, the AAP area has been 

subjected to coal mining which will have left a legacy. Whilst most past mining is generally 

benign in nature potential public safety and stability problems can be triggered and uncovered 

by development activities. Problems can include collapses of mine entries and shallow coal 

mine workings, emissions of mine gases, incidents of spontaneous combustion, and the 

discharge of water from abandoned coal mines. These surface hazards can be found in any 

coal mining area where coal exists near to the surface, including existing residential areas. The 

Coal Authority defines areas where these legacy issues may occur. The Coal Authority has 

records of over 171,000 coal mine entries across the coalfields, although there are thought to 

be many more unrecorded. Shallow coal which is present near the surface can give rise to 

stability, gas and potential spontaneous combustion problems. Even in areas where coal 

mining was deep, in some geological conditions cracks or fissures can appear at the surface. It 

is estimated that as many as 2 million properties of the 7.7 million properties across the 

coalfields may lie in areas with the potential to be affected by these problems. In our view, the 

planning processes in coalfield areas needs to take account of the coal mining legacy issues. 

The principal source of guidance is PPG14, which despite its age still contains the science and 

best practice on how to safely treat unstable ground. Within the wider Forest of Dean area 

there approximately 3,500 recorded mine entries and coal mining related hazards. Mine 

entries may be located in built up areas, often under buildings where the owners and 

occupiers have no knowledge of their presence unless they have received a mining report 

during the property transaction. Mine entries can also be present in open space and areas of 

green infrastructure, potentially just under the surface of grassed areas. Mine entries and 

mining legacy matters should be considered by the Local Planning Authority to ensure site 

allocations and other policies and programmes will not lead to future public safety hazards. 

Although mining legacy is as a result of mineral workings it is important that new development 

delivered through the Local Development Framework, recognises the problems and how they 

can be positively addressed. Land instability and mining legacy is not a complete constraint on 

the new development, rather it can be argued that because mining legacy matters have been 

addressed the new development is safe, stable and sustainable. The comments and/or changes 

which The Coal Authority would like to make or see in relation to the above DPD are: Test 

of Soundness Justified-Yes Effective-Yes Consistency With National Policy Support â€“ The 

identification of the Coal Authority as a national body with an interest in the development of 

land within the AAP boundary is welcomed. The intention to work closely with relevant 

stakeholders and organisations in facilitating the regeneration of the Northern Quarter, as set 

out in Policy 4, is also supported. Reason â€“ Identifying and working with relevant interested 

bodies, such as the Coal Authority, will help to ensure the successful delivery of the AAP 

proposals.


Organisation 

Miss Rachael Coal Authority CNQPD11 Whole Area Action Plan Test of Soundness Justified-No Effective-No Consistency With 

Bust 

National Policy-No Objection “ The Coal Authority had previously made comments on the 

Preferred Options Report in November 2009 both in support of the AAP content and in 

objection. The Coal Authority made a further no-comment in March 2011 on the further 

consultation changes which did not address our areas of concern. Unfortunately for unknown 

reasons the Council has decided to remove plan content from the AAP which The Coal 

Authority had previously supported and as such it is with regret that we have to consider that 

the AAP is UNSOUND such that requires fundamental variance to make it sound. The AAP is 

considered to fail the test of being locally distinctive, it does not set out an appropriate policy 

context to address planning issues within the site and the decision to ignore material planning 

considerations is not justified. The AAP lacks the necessary conformity to national planning 

policy set out in PPG14, MPG3 and MPS1. This lack of consistency to national policy is 

exacerbated by the AAP programme running along at the same time as the Core Strategy. 

The Core Strategy is also deficient and unsound on the same basis and The Coal Authority 

has made the relevant representations to that consultation process which ended in early May 

2011. We set out below in other representations our more detailed points on unsoundness. 

Reason â€“ To comply with the guidance in paragraph 14 of MPG3 (Coal Mining and Colliery 

Spoil Disposal), and with the guidance in PPG14 (Development on Unstable Land). This is 

necessary to ensure that these important issues are addressed through the AAP in 

accordance with national planning policy. Also to ensure that issues of mineral sterilisation 

Miss Rachael 

Bust 


and mineral safeguarding are appropriately addressed in accord with national policy in MPS1. 

Coal Authority CNQPD12 PLEASE NOTE THAT THIS IS THE ONLY SUITABLE PLACE TO ADD OUR COMMENTS 

Section 5, Development Principles and Policies â€“ Minerals (Mineral Sterilisation and 

Safeguarding) Test of Soundness Justified-No Effective-No Consistency With National Policy- 

No Objection â€“ At the preferred options stage The Coal Authority made the following 

comment: â€œThe Coal Authority welcomes the recognition within paragraph 7.109 of the 

AAP that coal resources are present within the Northern Quarter area. The inclusion of a 

criterion relating to the prior extraction of minerals within Policy 31 is also supported. 

However, given the legacy of former coal mining within this area (see further comments 

below), it is considered that policy 31 could make reference to the fact that the extraction of 

any remnant shallow coal resources may provide a sustainable option for treating any land 

instability problems in advance of development taking place. This potential benefit is 

specifically recognised within paragraph 14 of MPG3, which states that policies should give 

priority to proposals which will bring about environmental improvements, for example by the 

stabilisation of unstable ground. The following minor amendments to the 5th criterion of 

Policy 31 are therefore suggested: â€¢ â€œPotential extraction prior to commencement 

where appropriate (particularly where this would assist in the treatment of land stability 

issues in advance of development)â€ Unfortunately the Council has chosen to remove the 

former Policy 31 leaving a fundamental policy vacuum for addressing the issues of mineral 

safeguarding and the potential impacts of mineral sterilisation on the surface coal resource. 

The Coal Authority as the relevant specific consultation body is charged by the Secretary of 

State for Energy and Climate Change with ensuring that surface coal resources are not 

needlessly sterilised in accordance with national policy set out in MPS1. The Forest of Dean 

operates in a slightly different manner to the rest of the UK in relation to the granting of 

consents for coal extraction with the Gaveller having control of the licensing regime as 

opposed to The Coal Authority. However The Coal Authority still has responsibility to 

consider issues of mineral sterilisation and it deals with all issues of mining legacy that arise in 

the Forest both from historic and recent mining activity. We are also the relevant statutory 

consultee for both development plan and development management issues in the plan area. 

Whilst the plan acknowledges the presence of surface coal resources in the area in paragraph 

5.121 and identifies the potential for future extraction in paragraph 5.122, there is no positive 

policy context in the AAP to prevent sterilisation of this important resource. Nor is there any 

The AAP is able to comment on but not provide 

policies for mineral extraction. This Coal Authority 

is understood to consider that the AAP fails to give 

proper consideration to the MPS guidance. 

The representation is seeking the re instatement of a 

policy regarding minerals and the safeguarding of 

resources. The AAP is not considered appropriate 

for such a policy as the mineral planning authority is 

the County Council.Â However the points made do 

need to be considered in the AAP It is the policies in 

the Minerals Local plan which protect the resource 

and the AAP therefore refers to this.Â The points 

raised are considered to be adequately considered in 

5.121etc of the AAP and no additional change is 

recommended. Should the matter be one for further 

debate the Council would welcome the opportunity 

to take part. Add to the text of the AAP the 

statement: In considering development proposals in 

the AAP area there will need to be consideration of 

the impact that the proposal may have on the 

sterilisation of the surface mineral resources present 

including coal and fireclay. Where possible, practical 

and environmentally acceptable the potential 

extraction of surface mineral resources prior to the 

commencement of development should be actively 

considered. Where the prior extraction of mineral 

resources would assist in the mitigation and 

remediation of mining legacy and land stability issues 

in advance of development the Council will look to 

support proposals which raise no significant adverse 

effects on the locality. 

no change in relation to this 

comment 

Add to the text of the AAP 

the statement: In considering 

development proposals in 

the AAP area there will need 

to be consideration of the 

impact that the proposal may 

have on the sterilisation of 

the surface mineral 

resources present including 

coal and fireclay. Where 

possible, practical and 

environmentally acceptable 

the potential extraction of 

surface mineral resources 

prior to the commencement 

of development should be 

actively considered. Where 

the prior extraction of 

mineral resources would 

assist in the mitigation and 

remediation of mining legacy 

and land stability issues in 

advance of development the 

Council will look to support 

proposals which raise no 

significant adverse effects on 

the locality.â€


Organisation 


longer any suitable policy context aimed at encouraging and facilitating the prior extraction of 

surface coal resources ahead of new development. In this respect the AAP fails to have regard 

to national policy set out in MPS1 (Planning and Minerals) and the MPS1 Practice Guide along 

with the BGS Document â€Ã Guide to Mineral Safeguarding in Englandâ€. Whilst it is for 

the relevant Minerals Core Strategy prepared by the County Council to designate Mineral 

Safeguarding Areas (MSA) that process is merely one tool in implementing national minerals 

planning policy. It remains a general responsibility on all LPAs both in their plan making and 

development management decision making to ensure that the objectives of MPS1 are fully 

met. This means that the obligation to prevent the unnecessary sterilisation of minerals falls 

on all DPDs irrespective of whether they are within a defined MSA or not. The same general 

obligation applies to the promotion of the prior extraction of mineral resources ahead of 

non-mineral surface development. The statement set out in paragraph 5.125 of the AAP is not 

considered to be an effective or justified mechanism of achieving this national policy objective, 

therefore the AAP is considered to be UNSOUND. The removal of a policy context which 

the former Policy 31 provided is considered to be a retrograde step which has taken the AAP 

out of conformity with national policy. Inclusion of the wording in text does not address the 

requirements of national policy. The plan in paragraph 5.125 also appears to pre-determine 

any due consideration of any prior extraction or other mineral extraction proposal that may 

come forward. This is particularly concerning given the legacy of former coal mining within 

this area as the extraction of any remnant shallow coal resources may provide a sustainable 

option for treating any land instability problems in advance of development taking place. This 

potential benefit is specifically recognised within paragraph 14 of MPG3, which states that 

policies should give priority to proposals which will bring about environmental improvements, 

for example by the stabilisation of unstable ground. The national importance of fireclay should 

not be forgotten either. Reason â€“ Paragraph 13 of Minerals Policy Statement 1 requires 

planning authorities to ensure that proven resources are not needlessly sterilised by nonmineral 

development and where practicable for prior extraction of minerals to be 

encouraged. Change Requested â€“ The Coal Authority would request the reinstatement of a 

Policy addressing minerals issues to read as below: â€œPolicy xx â€“ Minerals In considering 

development proposals in the AAP area there will need to be consideration of the impact that 

the proposal may have on the sterilisation of the surface mineral resources present including 

coal and fireclay. Where possible, practical and environmentally acceptable the potential 

extraction of surface mineral resources prior to the commencement of development should 

be actively considered. Where the prior extraction of mineral resources would assist in the 

mitigation and remediation of mining legacy and land stability issues in advance of development 

the Council will look to support proposals which raise no significant adverse effects on the 

locality.â€


Organisation 

Miss Rachael Coal Authority CNQPD13 PLEASE NOTE THAT THIS IS THE ONLY SUITABLE PLACE TO ADD OUR COMMENTS 

Bust 

Section 5, Development Principles and Policies â€“ Minerals (Mining Legacy and Land Stability) 

Test of Soundness Justified-No Effective-No Consistency With National Policy-No Objection 

â€“ At the preferred options stage The Coal Authority made the following comment: 

â€œGiven the extensive legacy of coal mining activities within the AAP boundary, and the 

potential for this to give rise to land stability issues (as recognised elsewhere within the AAP), 

it would be helpful to make reference to PPG14 within the section on National Planning 

Policy Guidance. The following additional paragraph is suggested for inclusion: â€œThe 

Cinderford Northern Quarter has previously experienced mining activities which have left an 

environmental legacy. This legacy has the potential to lead to public safety hazards unless 

there is awareness and any risks have been fully considered, with appropriate 

treatment/mitigation measures being incorporated within new developments. The AAP area 

may be affected by former mine workings at shallow depth, and there are also recorded mine 

entries and a former surface coal mine site within the plan boundary. In line with the 

requirements of PPG14 Development on Unstable Land (1990), the AAP therefore seeks to 

ensure that land is thoroughly investigated for mining legacy problems, with any issues then 

being appropriately treated to ensure that future development is safe and stable.â€ 

Unfortunately the AAP has only responded positively in a partial manner to some of our 

previously made comment which now leaves the AAP deficient in the area of mining legacy 

and land instability policy such that it does not comply with national policy in PPG14. This is a 

locally distinctive issue for the AAP area, as the text in the previous paragraph 3.20 identified 

rightly as a constraint. The absence of a suitable policy framework makes the AAP 

UNSOUND in its approach to land instability. The AAP therefore fails to comply with 

national planning policy in PPG14 and MPG3. We note that some of the wording we 

requested previously has been included with paragraphs 5.117 and 5.119; however this 

positive work has been undermined by the removal of a suitable policy. The Coal Authority 

previously supported the inclusion of a specific policy to address the mining legacy within the 

AAP area. The reinstatement of a suitable policy is considered essential in order to ensure 

that coal mining legacy issues are addressed within new development proposals in line with 

the requirements of PPG14. The plan is unbalanced in its overall policy framework with 

regard to the sphere of potential environmental constraints. Suitable policies are included to 

address flood risk and contaminated land; however land stability is not addressed. In the 

context of major development this is considered to be a fundamental omission as ground 

conditions on this site are likely to be a significant influence on features such as layout and will 

influence the development economics of the viability of developing the site. As an example 

where substantial grouting or filling is required to address mining legacy this can be a 

potentially prohibitive ground preparation cost. However if the alternative method of 

removing the surface coal is explored and found to be viable then this can be undertaken in 

some circumstances at nil cost to the developer by a suitable operator who then leaves a 

stable and developable new surface following the prior extraction activity. As an example an 

operator looked at a 5Ha site which required stabilisation by grouting to address historical 

surface workings. The cost of such grouting would have been some Â£1.2million, whereas the 

alternative was for the developer to have nil cost by allowing a coal operator to undertake 

the prior extraction of the coal and sell the extracted mineral. Consequently it is considered 

vital that the options for dealing with land instability and the suitability or not of prior 

extraction of the coal and fireclay should be set out in policy to allow the AAP ambitions to 

be adequately and effectively delivered. Reason â€“ To ensure that these important issues are 

addressed through the AAP in accordance with the guidance in PPG14 (Development on 

Unstable Land) Change Requested: The Coal Authority would request the reinstatement of a 

Policy (the former Policy 29 amended) addressing minerals issues to read as below: â€œPolicy 

xx â€“ Minerals The Council will require development proposals to be supported by ground 

investigations to determine the extent and condition of the fill to establish the need for deep 


The representation seeks the addition of a policy 

that covers land stability and the legacy of past 

mining.Â It would be the reinstatement of a 

previous draft, removed primarily as the district 

council are not the minerals planning authority.Â 

This remains the case and the draft policy contains 

material which should be included if at all in a policy 

owned by the Minerals Planning Authority.Â The 

wording however provides guidance and could be 

incorporated into the AAP.Â Â Â the council would 

be willing to discuss the issues involved. As 

proposed the wording proposed by the Coal 

Authority is .... "The Council will require 

development proposals to be supported by ground 

investigations to determine the extent and condition 

of the fill to establish the need for deep piles or 

ground improvement techniques to deal with the 

ground conditions. In addition, the Council will 

encourage proposals to be supported by the 

mapping, assessment and appropriate treatment of 

any remaining mine entries and/or voids. Any 

mineral related proposals within the Masterplan area 

will be considered in light of the overall regeneration 

objectives for the area and relevant policies within 

the Area Action Plan, Forest of Dean Core Strategy 

and Gloucestershire Minerals Local Plan (until such 

time as it is replaced by the Minerals Core Strategy). 

Any proposals for freemining of the site would 

require support and consent from the Forestry 

Commission (Deputy Gaveller) and planning consent 

from the Council. Supporting Text The Cinderford 

Northern Quarter has previously experienced 

mining activities which have left an environmental 

legacy. This legacy has the potential to lead to public 

safety hazards unless there is awareness and any 

risks have been fully considered, with appropriate 

treatment/mitigation measures being incorporated 

within new developments. The AAP area may be 

affected by former mine workings at shallow depth, 

and there are also recorded mine entries and a 

former surface coal mine site within the plan 

boundary. In line with the requirements of PPG14 

Development on Unstable Land (1990), the AAP 

therefore seeks to ensure that land is thoroughly 

investigated for mining legacy problems, with any 

issues then being appropriately treated to ensure 

that future development is safe and stable.â€ 

Change if required to add a 

policy and text Policy "The 

Council will require 

development proposals to be 

supported by ground 

investigations to determine 

the extent and condition of 

the fill to establish the need 

for deep piles or ground 

improvement techniques to 

deal with the ground 

conditions. In addition, the 

Council will encourage 

proposals to be supported 

by the mapping, assessment 

and appropriate treatment of 

any remaining mine entries 

and/or voids. Any mineral 

related proposals within the 

Masterplan area will be 

considered in light of the 

overall regeneration 

objectives for the area and 

relevant policies within the 

Area Action Plan, Forest of 

Dean Core Strategy and 

Gloucestershire Minerals 

Local Plan (until such time as 

it is replaced by the Minerals 

Core Strategy). Any 

proposals for freemining of 

the site would require 

support and consent from 

the Forestry Commission 

(Deputy Gaveller) and 

planning consent from the 

Council. Supporting Text 

The Cinderford Northern 

Quarter has previously 

experienced mining activities 

which have left an 

environmental legacy. This 

legacy has the potential to 

lead to public safety hazards 

unless there is awareness 

and any risks have been fully 

considered, with appropriate 

treatment/mitigation 

measures being incorporated 

within new developments. 

The AAP area may be 

affected by former mine


Organisation 

Mr Brian 

Phillips 


CNQPD9 

piles or ground improvement techniques to deal with the ground conditions. In addition, the 

Council will encourage proposals to be supported by the mapping, assessment and 

appropriate treatment of any remaining mine entries and/or voids. Any mineral related 

proposals within the Masterplan area will be considered in light of the overall regeneration 

objectives for the area and relevant policies within the Area Action Plan, Forest of Dean Core 

Strategy and Gloucestershire Minerals Local Plan (until such time as it is replaced by the 

Minerals Core Strategy). Any proposals for freemining of the site would require support and 

consent from the Forestry Commission (Deputy Gaveller) and planning consent from the 

Council. Supporting Text The Cinderford Northern Quarter has previously experienced 

mining activities which have left an environmental legacy. This legacy has the potential to lead 

to public safety hazards unless there is awareness and any risks have been fully considered, 

with appropriate treatment/mitigation measures being incorporated within new 

developments. The AAP area may be affected by former mine workings at shallow depth, and 

there are also recorded mine entries and a former surface coal mine site within the plan 

boundary. In line with the requirements of PPG14 Development on Unstable Land (1990), the 

AAP therefore seeks to ensure that land is thoroughly investigated for mining legacy 

problems, with any issues then being appropriately treated to ensure that future development 

is safe and stable.â€ CONCLUSION The Coal Authority welcomes the opportunity to 

make these comments, we are of course willing to discuss the comments made above in 

further detail if desired and would be happy to negotiate alternative suitable wording to 

address any of its concerns ahead of the public examination process. 

Whilst welcoming the fact that the bat issue has been addressed in this section, as the 

required surveys to establish bat flight lines have not yet been fully defined and I am therefore 

unable to comment as to whether the number and type of surveys are sufficient, I am 

resubmitting my earlier response to this consultation in full, as the points made are still valid. 

For the proposal to be considered 'sound' (from a bat-worker's point of view), the way in 

which 'identification of key bat flight routes' is to take place should be included - ie. the type 

of survey (detector, radio-tracking, light-tagging), the number of surveys and the period over 

which they will be undertaken. It is also noted that the proposal states that mitigation 

measures 'could include' culverts beneath the road, etc. I would prefer it to say that they 'will 

include' any or all of these measures if the surveys demonstrate the need for them. My earlier 

response was:"My reponse to this consultation is in relation to the nationally important 

colony of lesser horseshoe bats present at Nothern United. Given that the colony is now 

largely present in the new bat house, the new road proposals need to take the location of this 

building into account. Unfortunately, the preferred route from a wildlife point of view - the 

road parallel to Steam Mills Road heading towards the existing Nailbridge junction - is no 

longer presented as an option, so I will restrict comments to the two alternatives currently 

under consideration. In the original option, the new spine road would result in the bat house 

having major roads to the North and East and minor roads to the South and West, with the 

spine road bisecting the woodland foraging area and cutting across potential flight lines which 

the bats may use on leaving the bat house. In the new preferred option, instead of having 

heavy traffic on two sides, the bat house now has it on three sides to the North, South and 

West, with the possibility of having the spine road added later, which would leave the bats 

unable to leave the roost in any direction without crossing a main road. Lesser horseshoes 

are know to be very susceptible to collision with traffic because of their low and relatively 

slow flight, so this is an area of concern. Also, the new proposal would involve additional 

lights at the junction of Northern United with the A4136, and possibly some lighting along the 

road. Again, current research demonstrates that lesser horseshoes are adversely affected by 

artificial lighting, and will take steps to avoid it where possible. Where light levels have been 

increased, the bats may delay their emergence, which means losing some of the best feeding 

time at dusk and may, in some circumstances, lead to increased mortality of baby bats because 

their mothers are unable to find sufficient food. The bat house exit slot points towards the 

With the support of Natural England, and the 

involvement of local groups, further surveys are 

currently under way to enable a more detailed 

assessment of the way in which the NQ needs to 

make provision for the bat colony(ies).Â It is 

accepted that additional work needs to be 

undertaken before a detailed programme can be 

prepared.Â This will address the issues arising from 

both the spine road and and the development on the 

various sites. The points made in this representation 

are being addressed, and it is agreed that the design 

and location of the road and its lighting regime is a 

crirtical issue.Â No change is considered necessary 

to the AAP. 

workings at shallow depth, 

and there are also recorded 

mine entries and a former 

surface coal mine site within 

the plan boundary. In line 

with the requirements of 

PPG14 Development on 

Unstable Land (1990), the 

AAP therefore seeks to 

ensure that land is 

thoroughly investigated for 

mining legacy problems, with 

any issues then being 

appropriately treated to 

ensure that future 

development is safe and 

stable.â€ 

no change


Organisation 

Mr Andrew 

Stephens 


CNQPD14 

new junction, and therefore it would be necessary to shield any lights such that they do not 

increase the light levels visible to the bats prior to emergence. At present, the bats' flight 

routes on leaving the bat house are unknown. This makes it impossible to make definite 

suggestions regarding mitigation strategy if the new route is adopted. It will be necessary to 

undertake extensive survey work to establish where the bats are commuting and where their 

foraging areas are. This needs to start as soon as possible after the bats emerge from 

hibernation and continue throughout the Summer, when they should be foraging relatively 

close to the roost, and into the September/October swarming season when they are likely to 

be commuting from the site towards the local mines in order to mate. If this information can 

be obtained, informed decisions can then be made regarding the exact alignment of the road, 

and any crossing points required for the bats, as well as suggesting areas where it might be 

possible to install additional roosts. As I have to respond before this information is obtained, 

my feeling is that any major road would be best located as far from the bat house as possible, 

and destroying as little woodland edge as possible. For this reason, I would prefer the road to 

be routed South of the bungalow and scrapyard, following roughly the line of the existing road 

there. This would allow the bats to use the woodland edge for feeding and commuting and, 

with the road dipping down at this point, may also make it easier to provide crossing points 

for the bats, keeping them above the level of most vehicles. Where the road passes by the 

colliery, some dense vegetation at the roadside is bound to be lost as the road is widened, 

and bats have been observed feeding within this area. Replanting this edge to re-establish this 

lost vegetation may be necessary in order to preserve this feeding opportunity and to 

maintain the necessary darkness within the wood near the bat house. The potential risk to 

the lesser horseshoe colony from the road proposal is clear, and significant mitigation will be 

needed to avoid endangering this rare species." 

The underlying rationale for the Core Strategy's Northern Quarter proposals are (2.8) to 

produce "regeneration measures which could increase the range of employment in the town, 

raise the quality of development and make the most of Cinderford's exceptional natural 

environment". It views the NQ area as "a suitable location for mixed use development . . . 

The Quarter could accommodate workspace, educational provision, community space and 

housing, and development should be located on previously developed land and sites containing 

underused buildings."The problem is, this area is so far to the north of Cinderford it owes far 

more allegiance to Ruardean/Nailbridge/Drybrook. It simply seems that an excuse has been 

invented in order to insert one of the notions of the discredited Ward Report of the mid- 

1990s, namely of creating specially "purpose-built" mini-towns out in vulnerable countryside, 

regardless of any detriment to the natural scenery or the local wildlife's life-chances. The scale 

of development envisaged is simply going to swamp and obscure the wooded backdrop, both 

through the sheer number of buildings planned (175 new houses; a hotel; an educational 

facility possibly able to accommodate most of the students currently attending RFoDCC at 

Five Acres, an eco-centre and visitors' centre; mixed office and light industrial use sites, etc.). 

For all the talk of "mitigating" harm to species and of "conserving" and "celebrating" the 

character areas and their flora and fauna, the reality is clearly going to be that many of these 

will be bulldozed over, swept aside or obscured by ugly and inappropriate construction sites. 

The vulnerable horseshoe bat roosts at Northern United are inevitably going to be deserted 

by the mammals -- construction trucks and JCBs during the building years, and then HGVs, 

buses and cars utilising the new spine road afterwards, in ever-increasing numbers, will 

frighten away the bats (which have hypersensitive hearing) as well as the many bird species 

(disturbances to nesting), while reptiles, amphibians and insects will be crushed by bulldozers 

or terrified away by the ground-reverberations. Subsequent usage of the NQ development 

clearly envisages thousands of new residents/users/visitors -- many have no interest in nature, 

and will indulge in continual acts of vandalism and antisocial behaviour. Th current Linear Park 

has had its picnic tables wrecked by yobs, drunks and drugtakers, and continues to suffer 

weekly acts of vandalism, and the woods all around Cinderford are the venue for illegal raves 

The proposals for the Northern Quarter are 

considered well founded and are based on extensive 

studies of the needs of the area. It is agreed that a 

high standard of development is vital and that the 

setting is exceptional.Â The alternative to the AAP 

could be to allow the further decline of the area or 

to rely on slow incremental change which could 

bring some benefit but would not for example 

address the issues of low educational achievement 

and lack of a range of employment. Extensive 

measures will be necessary to mitigate the impact of 

the proposals and the impact of the construction 

itself. While it is accepted that there will be some 

disturbance, the way in which the development is 

being approached with a comprehensive masterplan 

and design code will ensure that the objectives 

(including the protection of the wildlife are met). 

The Council and its consultants are working closely 

with Natural England to this end. Particular 

attention is being paid to the needs to protect the 

bat population. The development proposed is of a 

scale proportional to the needs of the area and is 

primarily intended to address the needs of 

Cinderford, its wider area and the Forest of Dean 

overall. Much of the area proposed to be developed 

is already occupied by buildings and a large part of 

the remainder was previously developed (used for 

opencast coal extraction). Its development in the 

no change


Organisation 

Mr Andrew 

Stephens 


CNQPD15 

and drink-and-drug parties, and from the offset the NQ will attract the antisocial and criminal, 

the lowlifes and the unlovely, particularly after dark. There won't be any extra police provided 

to patrol the new township, and the spine road will become a main attraction for boy racers 

and drug dealers. Watch and see . . . So, the Arc region is anything but a "suitable location" 

for the type of new usages envisioned. The wooded backdrop is obviously going to be badly 

obscured and uglified by the buildings (particularly since heightages of 3 or 4 storeys are 

considered acceptable for office and other buildings, i.e. about 30 to 40 feet high including the 

roofs!). The sheer multiplicity of new-build is going to wipe large amounts of ecologically 

viable ground and vegetation off the map: talk of land being "previously developed" obscures 

the fact that it has been reclaimed by nature for decades, and so has a rich wildlife/plant 

intake, which will in many cases perish under the bulldozers. The idea that the residents of the 

new houses will automatically find jobs in the new employment sites is hilarious, and has lost 

none of its black humour since the Ward days. People will buy houses and continue to work 

elsewhere (no link between available onsite jobs and suitably skilled or willing new residents 

exists, or ever would exist), so outmigration and after-work inmigration will continue and 

cause road problems. Hundreds of students, visitors and thelike will also add to congestion on 

the surrounding Forest road network, both day and night, and add to crashes, deaths of 

animals, and frayed tempers and road-rage issues. Buses, HGVs and the like will turn trhe 

whole northern grasslands area into a petrol-stinking wasteland, so no environmental 

"protection" or "mitigation" there. As far as I can see from the maps available in the policy 

document, there will be a massive, hardly-broken wedge of buildings running from Steam Mills 

eastwards up to and including the old Northern United colliery site. No amount of tree 

planting, avenue-planning, and talk of "green fingers" etc.is going to save the entire site from 

being turned into an urbanized hell. This is a new town we're talking about here, not a 

"sensitively" designed centre of planning "excellence" with an exciting new "vision". We are 

going to destroy, not create, if this goes ahead. Sorry, but if there's a "need" for this kind of 

planning blight (and population growth encourager), it needs to be in a city or large town, 

where it won't swallow up natural habitats and create visual degradation and social and crime 

problems. There is nothing for Cinderford in all this, unless some of the locals want to live in 

a metropolis (in which case why not move to one). This is a disater waiting in the wings, so 

scrap the entire project or dump it on some other community. 

The subsections 3.1 (Vision) and 3.2 (Themes) both place great stress on the need to 

preserve the attractive setting while creating "a new destination in the Forest of Dean". 

Emphasis is placed on "high standards of design and sustainability", and it is promised that "the 

Northern Quarter will become an attractive destination for local people . . . it will make the 

most of the beautiful landscape". Problem is, much of the attractive setting -- the wooded 

backdrop -- will be obscured or blotted out by the new-build (2-, 3- and 4-storey residential, 

commercial and community buildings deliberately standing out against the trees). The 

proposed heavy inflow of college students, together with the residents of the housing 

provision and the employees on the light industrial estates, and the tourists, hangers-on and 

troublemakers, will make the site a seething mass of humanity, not the peaceful backwater 

haven of quiet and tranquillity it currently is. Let us not forget that it is a new town that is 

being proposed here, juxtaposed right up against a forest edge and grasslands and ponds, all of 

which are rich in plantlife and fauna, much of it rare or endangered. Everywhere else in the 

UK where development on such a scale has been thrust next to sites of natural importance it 

is the wildlife that has lost out (witness the case of housing estates in Hampshire placed next 

to heathland reserves -- fires were started by children and youths, cats moved into the 

heather and wiped out colonies of threatened Dartmoor warblers). So a planning vision that 

threatens the serenity and beauty of the present Northern Quarter area is less a "vision" and 

more a nightmare. "Sustainability" isn't being achieved or served here, just another dire 

destruction of the natural fabric of our realm. "Accessibility" will certainly be achieved by the 

new spine road and the secondary routes, but a never-ending stream of HGVs, buses and cars 

manner proposed is considered to represent the 

best option for Cinderford and the Forest of Dean 

in general, when the alternative would be a period of 

relative stagnation and inrcreased out commuting 

and a greater misfit between jobs and the 

population. 





setting is exceptional. The alternative to the AAP 














with Natural England to this end. Particular attention 

is being paid to the needs to protect the bat 

population. The development proposed is of a scale 

no change


Organisation 


and motorbikes is going to drive the horseshoe bats away, together with many other species, 

as well as kill mammals and reptiles and amphibians caught on the roads. The spine road in 

particular will become a magnet for boy racers and uninsured motorcyclists, and drug deals 

will take place on them late at night, not to mention ravers and drink/drugs abusers utilising 

the "accessiblity" of the new roads to reach the woods and light fires and hold all-night parties 

there. I see little prospect of "respect[ing] and celebrat[ing] the the area's important 

landscape, habitats and cultutral heritage" in any of this. Sorry, but the way many people 

behave these days, Objective 7 ("To protect and enhance the biodiversity value of the 

Northern Quarter") is being flouted before a single stone has been put in place. The simple 

problem is that the scale of the proposed development is so huge that it will swamp all 

existing natural features, no matter what "mitigation" measures may be implemented, and, as 

the years go by, this process will continue due to increasing antisocial and destructive 

behaviour on the part of residents and visitors themselves. Sorry, but the entire NQ project 

should be scrapped forthright. 

proportional to the needs of the area and is 



overall. Much ofthe area proposed to be developed 


the remainderwas previously developed(used for 






and a greater misfit between jobs and the population 

Mr Andrew 

Stephens 

CNQPD16 

("Place") The sheer scale of inputs into the Northern Quarter site mean it certainly will be 

"transformed as a place in the forest", but not in the sense obviously intended! Istead, it will 

be transformed into "a place in the city" or thereabouts. Thousands of permanent or daytime 

inhabitants; hundreds of vehicles passing through either to bypass or arrive; visitors and thrillseekers; 

how is the "surrounding countryside" supposed to survive this ("Landscape") The 

lake and the forest are "recognised as key assets". So why are we wrecking the forest and 

endangering its wildlife by building and running this township in the first place The "former 

brownfield land" is now often covered in plants and flora and the home to many species; it's 

been reclaimed by nature and now we're wrenching it back and covering it in concrete to 

demonstrate our "high levels of sustainability" The lake is planned to be surrounded by newbuild 

(hotel; college; office/industry sites), so will acquire a claustrophobic, hemmed-in aspect. 

The "green fingers" (watercourses and streams) will be similarly affected by hard surfacing and 

human activity nearby -- 10 metres is hardly enough of an "offset" to protect waterside plants 

and animals. ("Movement") The new spine road and east-west link may slightly reduce traffic 

on Steam Mills Road, but will increase traffic through the endangered habitat areas (pollution 

from exhaust fumes; killing of creatures on the roads; damage from careless driving or 

accidents; noise and light pollution, particularly affecting the bat roosts at Northern United). I 

predict the spine road becoming a night-time (and possibly daytime) ton-up track for reckless 

drivers and unqualified drivers alike. ("Sustainability") No, that worthy aim isn't being attained 

here. Habitats; plants and animals; green backdrop; peace and serenity; a sense of the past and 

cultural belonging -- all these are being threatened and destroyed here by planning blight on a 

completely unacceptable scale . . . The only solution is to throw out the plans entirely or 

transfer them to some other setting where they won't have an adverse effect on the natural 

scene. 


































population. 

no change


Organisation 

Mr David 

Dewsbury 


CNQPD20 

I would like to object to this development because it will cause severe harm to the Great 

Crested Newt Population which lies within the proposed development area. I believe the 

Landscape Biodiversity Policy is unsound because it doesnâ€t sufficiently address the needs 

of the newts and other wildlife which is present in the area and does not take into account 

the latest data and wildlife survey reports which have been carried out within the last few 

years. In particular there is a thriving population of Great Crested Newts whose breeding 

ponds are situated within the designated Action Plan Area for the Northern Quarter 

Development. The safety of this population is already compromised by inappropriate adjacent 

development. The proposed Northern Quarter development lies well within the 

recommended 500m habitat buffer zone and would remove even more of the remaining 

suitable terrestrial newt habitat. It also involves a new road which would cause substantial 

newt mortality during the terrestrial phase of their life cycle and in particular, during their 

spring migration to the breeding ponds. Any consequential changes to the water table and 

adjacent water courses may also be significant. Within this same area there is also a large 

breeding toad population which would face similar dangers. The whole development area 

supports four species of reptile and several Biodiversity Action Plan species of butterfly and 

the full extent of these populations must be ascertained by a suitable study at an appropriate 

time of year. In spring 2010 I carried out a survey of newt distribution across the Forest of 

Dean and surrounding area covering approximately 40 water bodies. This survey was carried 

out under a licence issued by Natural England. I produced a comprehensive survey report 

which was accepted by Forestry Commission England. The survey revealed several new Great 

Crested Newt sites and confirmed all the previously suspected sites. Many of these newt 

populations have become isolated from each other by human activity which is detrimental to 

their continued survival. In summary, I surveyed the site within the Cinderford Northern 

Quarter AAP on 25th April and 27th April, 2010 and caught a total of 37 Great Crested 

Newts along with many Smooth and Palmate newts. I concluded that this constitutes a large 

and thriving population. It is particularly important because it is one of the largest breeding 

populations of Great Crested Newt in the Forest of Dean area and because there is not 

another known site within a reasonable distance which would allow migration to and from 

another population. If this type of development is the best option for the regeneration of 

Cinderford then I would suggest that the choice of location is a poor one. I believe that there 

are other areas in and around Cinderford town which could be used. The Linear Park and its 

adjoining areas are well known for their wildlife riches and some of these probably remain to 

be discovered. It is a popular area for walking and recreation and could be used to 

demonstrate to the children of the Forest of Dean the richness and value of their wildlife. I 

believe that the area should be kept as an area for recreation and a more robust approach 

adopted for maintaining it as suitable wildlife habitat. I have gained detailed knowledge of the 

Forest of Dean newt populations and would like to be consulted and involved in any further 

studies which affect the Cinderford site. I would like to appear at any future public enquiry 

concerning the Cinderford development to present evidence on this topic. David Dewsbury. 

Comments noted 

No Change


Organisation 

Mr Andrew 

Stephens 


CNQPD21 

(Northern Quarter Centre) Clearly the centre-point of the whole Arc site, but the large 

number of proposed new-build inputs (college; office/employment sites; hotel; visitor centre; 

community and health facilities) militate against its "character area" being preserved. It's 

currently a quietish spot with grassland, copses and other land and aquatic habitats 

surrounding the lake. Under the projected changes it will be a major built-up area through 

which a heavily-used (and -abused, at night-time) road will run. The heightages suggested for 

some of the new-build (3- and 4-storey), plus the fact that the hotel and education centre are 

intended to be "prominent" and visible from afar, show that the wooded backdrop is clearly 

going to be obscured, and that this particular character area is going to be radically altered, 

aesthetically for the worse. The lake is going to acquire a particularly hemmed-in, 

claustrophobic aspect due to buildings surrounding most of its circumference and towering 

over it, casting shadows upon it at certain times of the day and year. Amphibian life in 

particular will be affected by the nearby rumbling of heavy vehicles, both during construction 

and afterwards. Add in the presence of hundreds of college kids and visitors -- many quite 

happy to chuck their litter down and harass wildlfe -- and the prospects for the resident 

wildlife and plant species (many of them scheduled as "at risk") look dire. (Steam Mills Village 

West) Much of this "character area" probably won't suffer too much from the actual building 

work, but the size of the proposed housing input (175 dwellings) is far too large for either the 

village or existing main road to sustain. Despite the dreamy vision of the new residents living 

and working in the same new community, I think we need to be realistic (and truthful) and 

admit that most will travel outwards to their places of work -- possibly well outside the 

Forest -- and thus traffic congestion won't be ameliorated, and may even be aggravated. The 

areas of grassland and "green finger" watercourses will be impacted, both by the construction 

process and by the new residents's behaviour: destructive children, adolescents and adults, 

litter, vandalism, toxic exhaust fumes and pollution from other new sources do not a happy 

ecology make. (Northern United Enterprise Park) The proposals for this part of the site are 

especially concerning. The former colliery buildings and surrounding woodlands have for many 

years been the roosts, breeding sites and feeding grounds of lesser horseshoe bats -- the 

Forest of Dean has the UK's largest population, and is thus a conservation area of the highest 

priority. To recommence using the Northern United zone as a major concentration of 

industry, service jobs, tourism/visitor facilities and the like, and then to use it also as the 

ingress/egress node for the new spine road -- signifying large numbers of HGVs and smaller 

commercial vehicles, buses (often double-decker), cars, motorcycles etc., both day and night, 

in an almost non-stop stream, which will assuredly be the case -- means that any pledges to 

place the bats' survival and continued residence onsite are doomed to failure. We need to be 

realistic -- bats are highly sensitive mammals with particularly acute hearing. Light pollution 

will issue from the new buildings no matter what efforts (baffle boards, down-lighting, 

screening etc.) are employed. The spine road is suggested to use bollard lighting rather than 

pole-mounted illumination, but even these will cause spillage in what normally are pitch-dark 

surroundings (the bats' optimum preference). And no thought at all appears to have been 

given to the sheer volume of car and vehicle headlights which will be piercing the darkness 

and bouncing off the wooded surroundings for much of the night. Noise pollution will also be 

critical -- no site given over to industry (whether light or not, medium- or large-sized, and 

even though pledged to be sensitive to the natural surroundings) is ever going to be 

cathedral-quiet. Factor in the constant noise of traffic -- and bear in mind that the spine road 

will attract teenagers and young adults at night, tanked up on drink, drugs and testosterone, 

and eager to display their high-speed driving "abilities" while music blares out of their onboard 

loudspeakers and out though wound-down windows: trust me on this, for this is how the 

Forest is already, nowadays -- plus the likelihood of campers and all-night-rave fans accessing 

the woods around the site, and you can safely place your life savings on the bats being forced 

out of their current homes and driven elsewhere to face the threats modern life imposes on 

them. We cannot ignore the likelihood of some of the new worksites using wireless or wi-fi 

It is agreed that the character of the NQ will 

change. Some of the area is occupied by semi 

derelict industrial buildings and that the greatest part 

has been subject to opencast mining.Â The 

character of the surrounding forest will be 

preserved by the development planned and the 

development is designed so as to fit in well with 

these surroundings.Â The proposals for the 

Northern Quarter are considered well founded and 

are based on extensive studies of the needs of the 

area. It is agreed that a high standard of development 

is vital and that the setting is exceptional. The 

alternative to the AAP could be to allow the further 

decline of the area or to rely on slow incremental 

change which could bring some benefit but would 

not for example address the issues of low 

educational achievement and lack of a range of 

employment. Extensive measures will be necessary 

to mitigate the impact of the proposals and the 

impact of the construction itself. While it is accepted 

that there will be some disturbance, the way in 

which the development is being approached with a 

comprehensive masterplan and design code will 

ensure that the objectives (including the protection 

of the wildlife are met). The Council and its 

consultants are working closely with Natural England 

to this end. Particular attention is being paid to the 

needs to protect the bat population. The 

development proposed is of a scale proportional to 

the needs of the area and is primarily intended to 

address the needs of Cinderford, its wider area and 

the Forest of Dean overall. Much ofthe area 

proposed to be developed is already occupied by 

buildings and a large part of the remainderwas 

previously developed(used for opencast coal 

extraction). Its development in the manner 

proposed is considered to represent the best option 

for Cinderford and the Forest of Dean in general, 

when the alternative would be a period of relative 

stagnation and inrcreased out commuting and a 

greater misfit between jobs and the population. 

no change


Organisation 


devices to improve their IT communication facilities. Studies are starting to show the extent 

to which mobile phone and wi-fi masts are adversely affecting many species of animal, bird and 

insect, and even people as well. The bats may suffer disorientation and fly into the sides of 

high-sided vehicles, even with their superb sonar location abilities. Other creatures will also 

be driven away, and those that stay will have to face the likelihood of death or injury on the 

roads as the traffic input increases, during both day and night. There is nothing "sensitive" 

about "intensify[ing] the employment legacy" of the Northern United site; this particular 

"character area" will be the one most affected by the new input, since its wildlife population is 

greatly at risk. (Forest Vale North) This site appears to encompass areas of wild grassland and 

tump.These are fast-becoming a wildlife habitat in their own right, as well as forming part of 

the traditional Forest landscape (Forest "waste", often a misnomer given its importance to 

moths, butterflies and other invertebrates, as well as lizards and slow-worms). Suggest 

eliminating any of this habitat from any proposed development, since losing it to building 

projects means also losing several species of insect and reptile rapidly becoming at risk. 

(Linear Park) Subsuming the northern end of the Linear Park (described in the consultancy 

draft map's key as a "key wildlife site") into the Northern Quarter Centre's proposed newbuild 

(campus, hotel, offices and employment sites etc.) looks risky in ecological terms, as well 

as aesthetically. The Park's closeness to the projected campus area means it will become a 

lunchtime (and evening/night-time) venue for many students, so expect noise, litter, 

discarded cigarette ends (potential fire-risk to the grasslands in summer), drug-taking and - 

dealing, and motorcycles being raced down the paths and walkways. No, let's be honest, this 

is how quite a few people already behave around Cinderford and the rest of the Forest right 

now, but human (mis)behaviour and its impacts is something the consultancy draft seems 

never to have considered, possibly with reason if the aim is to present a rosy-tinted vision of 

an "exciting" new future. The "variety of habitats" and the lake itself "will be preserved in its 

natural-rural state" I can't see how this is going to be the case, since the proximity and nature 

of the new-build, its usages and the volume of people attracted there will inevitably produce 

damage, degradation and destruction to the natural habitats, and I don't see any real funding 

being available to effect repairs. My guess is that, given the Council's tendency to move on to 

a new "pet project" the moment a current one is completed (witness the present rundown 

and vandalized aspect of the southern end of the Linear Park near Cinderford Bridge), the 

northern Linear Park grasslands and woodlands will gradually deteriorate from human 

interference and become less and less viable as rich natural habitats. Yes, tribute is rightly paid 

to the visual attractiveness and importance of the NQ's "character areas", but I am far from 

convinced that they will be protected -- the size and nature of the new developments and the 

large numbers of people moving in will of necessity effect many changes and create damage. 

Again, the only remedy is to scrap the Northern Arc plans and target them on some other, 

non-rural site elsewhere.


Organisation 

Mr Andrew 

Stephens 


CNQPD22 

("Creating a Sustainable Place") A nice buzz-term, but for the reasons I've itemized earlier (viz. 

the aesthetic and environmental damage likely to be caused by the scale and nature of the 

new development proposals; the large numbers of people accessing or inhabiting what is in 

effect a new town built right up against a vulnerable woodland and grassland ecosystem; and 

the subsequent adverse effects on wildlife and plant refuges and threat to endangered species) 

suggest that the balance here is far from equal, but skewed instead towards "economic" and 

"social" benefits to the detriment of "environmental" ones. ("A Place in the Forest") 

"Strengthening the connections to the Forest", i.e.constructing new paths and routes into the 

wooded areas, means importing more human disturbance and probable antisocial behaviour 

into quiet woodlands where species are already under pressure. There are already-existing 

woodland paths giving access to those who know and respect the area (and, unfortunately, to 

many who don't). Leave it at that and don't destroy what's left by bulldozing new ones. 

"Strategic views" seems to refer to designing/siting the major new-build (hotel, campus) so 

they are prominent and catch the eye, but this negates entirely the pledge to conserve the 

wooded backdrop to the site: patently, it's the buildings we're meant to see, not the trees. 

Why Show me the architect who is ever likely to improve upon nature . . . Similarly, it's the 

site's value as "a source for construction, energy, education and wellbeing", not its ecological 

value, which is the real end-object here, just as "keeping alive the culture of the Forest 

through protecting the mining legacy and bringing it into new uses" is merely a smokescreen 

for an ecologically disastrous scheme to smother the Northern United site and its wooded 

environs in industry and roads and expel the rare bats species and other creatures . . . 

("Access and Movement") The alleged purpose of the new spine road (to "reduce the traffic 

impact on Steam Mills and provide access to the [NQ] site . . . [and] to provide a new 

gateway to Cinderford") means huge amounts of traffic seeking to access the NQ site or 

bypass Steam Mills or simply speed through for pleasure will add to traffic pressures, 

congestion and accident risks in areas away from Steam Mills (which in any case will have 

extra traffic from the residents of the new houses). No gains there. then, but a lot lost from 

the natural environment, rural peace and tranquillity and safety perspectives. ("Education and 

Learning"/"Living and Working"/"Integration with Steam Mills and Cinderford") Again, these 

"key design principles" simply highlight that the true focus of the AAP proposals are to offload 

human residence and activities into a sensitive and attractive rural, woodland-edge site of 

intricate and vital ecological importance and hope, pray and cross their fingers that nothing 

bad will happen. The wish for the present "attractive landscape setting" to be preserved and 

protected is clearly not going to be best served by introducing a "strong urban form" -- which 

is what will become the main visual focus here., hence destroying the five "character areas" 

listed earlier. It's planning blight, large housing estates and their concomitant problems, 

industry and the visual and aural intrusion and pollution risks the latter brings, and other 

unsuitable development that are the intended aim and raison d'etre of the Northern Arc 

project: nature, landscape and sustainability will very much have to accept their role as aspects 

of secondary importance and take their chances, for all the fine words about "mitigation" and 

"sustainabilty". Urban sprawl, pure and simple . . . ("A Place of Character") I cannot imagine 

why anyone would want to "draw upon the design characteristics typical of Cinderford"! I 

have lived in the latter town all my life, 56 years, and it's always been an eyesore -- from its 

origins as a squatter town right up to its current aspect as a seething, heaving mass of toomany 

houses, too-much traffic, too-many people and too-much litter, reckless driving and 

drink 'n' drugs lifestyle. Who'd want to imitate this Only someone who sees wrecking rural 

charm and quiet by bringing in overpopulation, new-build sprawl and ugliness, and petrol 

fumes and antisocial behaviour. Tell me, any of the creators of this "exciting" new 

"sustainable" "vision" actually live in Cinderford, by any chance Or plan to live in the NQ 

if/when it's finished I'd really like to know . . . Sorry, but yet again, chucking out or re-routing 

elsewhere the NQ proposals is the only remedy, if sustainability is genuinely our driving 

ethos. 

The development of the AAP area is considered the 

best option for the Forest of Dean and for 

Cinderford where the alternatives are the continued 

steady decline, increased out commuting and an 

educational offer that is not able to provide what is 

needed.Â Much of the area is already developed and 

some is derelict.Â The plan does involve change but 

the development of a relatively open (low density 

with green spaces) NQ for mixed uses is considered 

to be appropriate. The environment is being 

considered in the proposals and much of the overall 

design addresses environmental issues but the wider 

consideration of the environmental cost of not 

providing new employment, educational opportunity 

and housing in Cinderford should also be 

considered. The scale and form of the development 

proposed is considered to be appropriate. 

no change


Organisation 

Mr Andrew 

Stephens 


CNQPD24 

(5.38) Given the size, scale and nature of the total development input envisaged in the 

consultancy draft paper, it is difficult in the extreme to see how exactly the "overall aspiration 

for the Northern Quarter landscape to maintain its rural-natural character" can ever feasibly 

be achieved. Buffer zones and green corridors between habitat sites and the various new 

development sites are never going to offset the sheer volume of noise, movement and visual 

intrusion produced by the development proposals, both when their construction is under way 

and when the various buildings are completed and in use. Similarly for the likelihood of 

pollution from buildings and industrial sites leaching into the lake and watercourses -- 

Cinderford Brook has often suffered oil, diesel and chemical spillages coming from the existing 

industrial site, impacting on both the brook itself and on the Linear Park ponds, so I fully 

expect the lake and aquatic areas of the Northern Arc area to face the same dangers. The 

intended built-up nature of the Northern United and Northern Quarter Centre zones -- 3- 

or 4-storey heightages, the manner in which the lake will be encircled by the new-build, and 

the fact that the hotel and campus are both intended to be highly visible and prominently sited 

architectural focal points -- means that it will be the urbanized nature of the site as a whole 

that will predominate, not any few lingering vestiges of its rural-natural aspect. (5.39) The fact 

that the Masterplan will "seek" to mitigate and "where possible" enhance the site's biodiversity 

and the extent of its existing habitats seems to admit of a distinct possibility that such vital 

aims may not always be achievable. I find this admission unsettling.If there is a likelihood of 

some species and habitats suffering harm or being forced to disappear, then the tenets of 

sustainability and the requirements of European and UK conservation and wildlife protection 

laws should mean such proposed initiatives should in no way be allowed on such a site. So the 

consultancy draft paper's supposed adherence to environmental concerns seems not to be 

held in particularly high regard here. Even in the extremely unlikely eventuality of it actually 

being possible to "sensitively" develop the spine road and the Northern United site so as not 

to disturb the resident protected lesser horseshoe bats (how bulldozers create loud noise 

and large clouds of dust, as do dumper trucks, power tools and all the other adjuncts of a 

major building site), when the road and the new Northern United industries and service areas 

are in use, heavy usage of the road on a 24-hour basis will mean permanent round-the-clock, 

year-long engine noise and exhaust fumes (particularly from younger drivers), while the 

industrial units will generate clanging and banging and emissions. If the latter units have wi-fi 

zones or mobile phone masts to improve IT and other communications, the bats -- whose 

hearing is hypersensitive and will already be traumatized by the vehicle and workshop noise -- 

may well become so disorientated as to fly straight into high-sided vehicles and perish. No 

amount of "minimizing light spill, recreational disturbance and construction disturbance" is 

likely to be enough to placate these vulnerable creatures' distress. I think they will slowly 

begin to abandon their flight routes and feeding grounds, vacate their present roosts and 

entirely ignore the proposed artificial roosts intended for them, and the crucial lesser 

horseshoe bat population of the Forest of Dean (a quarter of the species' total UK numbers) 

will largely be no more. (5.40) 


































population. 

no change


Organisation 

Mr Andrew 

Stephens 


CNQPD25 

(5.40) I applaud the fact that it is recognised that other protected species in the AAP area are 

likely to be impacted by the development proposals also, and that their freedom of access to 

other parts of the site and to areas outside the site must be preserved. But such 

"connectivity" is likely to be impeded and very often entirely prevented by the various human 

impact effects. Bats may be free to fly, but if vehicle headlights and noise, human voices and 

loud behaviour, and whatever ill-effects are produced by the invisible microwave-type wi-fi 

waves permeating the air all around the Northern Arc buildings all together or separately 

discourage these creatures from travelling along these preferred traditional routes, then such 

aerial flightpaths will be abandoned. Likewise for ground-travelling creatures: frogs, toad and 

newts like to come out on land at night, and sometimes during the day, but 10-metre buffer 

zones between water habitats and new-build is not a deep enough cover for them, and I 

predict quite a few of them mistakenly emerging onto the roads and streets and being crushed 

by vehicles, or caught in broad daylight on gritty path surfaces and falling easy prey to crows 

and magpies. Lizards, slow-worms and snakes are equally vulnerable to meeting their end on 

paths and roadways -- the kind of wildlife corridors and buffer zones envisaged to preserve 

their "connectivity" just aren't deep enough to keep them safe. There will be a lot of deaths of 

creatures due to their present reasonable degree of secure cover and travel-routes being 

removed entirely or reduced to a thin ribbon-strip, at precisely the same time that an 

overwhelming degree of diverse and harmful human input and activity is being shovelled into 

what was formerly their undisturbed homes. No amount of "mitigation", whether onsite or off 

it, will compensate for this. And while a "long-term maintenance approach [towards retained 

habitats]" is essential, it's unlikely to reverse the environmental damage done, nor is it certain 

that funding would continue to be available to enable this approach anyway, (5.42) The forest 

and the lake are rightly identified as the two key landscape assets of the Northern Arc site, 

but it's clear from later pages of the consultancy draft paper that the planned heightages of 

several of the new buildings (campus, hotel, office blocks), given that they are to rise to 3 or 4 

storeys in some places and are intended to be "prominently" sited so as to catch the eye, will 

in fact prevent the forest edge from continuing to be the "backdrop" to the site. It will be a 

wholly urban scene, not a rural-natural one, that will meet the eye. These main buildings are 

meant to be SEEN, not eclipsed by wild nature. This will be a new town, not a "place in the 

forest" . . . (5.43) The proposed "mitigation" measures alleged to preserve and enhance the 

lake and its environs look like being inadequate or doomed to failure. Wetland habitats -- 

both the lake itself and its marginals, plus the wet meadowland and light woodland and scrub - 

- are clearly valuable wildlife and plant habitats. But they will largely be surrounded by 

buildings, some close by and of high-density and considerable height, and bordered by a new 

main road of very heavy usage on a 24-hour basis. So sensitive species are going to be 

exposed to large-scale and detrimental human activity and disturbance. Light spillage is 

inevitably going to hit the surface of the lake -- whatever resort is made to baffle boards, 

downlighting and the like -- whereas at present only stars and moonlight touch the waters. 

Traffic noise and human voices, litter (show me the pond or lake in the Forest nowadays that 

doesn't have a permanent surface-scum of discarded lager cans, cider bottles, plastic drink 

bottles, crisp packets and sweet wrappers), acts of vandalism from children and yobs, 

pollution from effluents and flytipping, all are going to be a regular feature of the lake and 

waterlands if the new-build is alllowed. (5.44) Similarly the "green fingers" of the various 

onsite brooks and streams are going to face human pressure from littering, vandalism and 

pollution. The only realistic means of ensuring "minimal intervention to the existing habitats" 

is simply to leave them alone, not "landscape" them, and a plethora of gravel tracks around 

the lake and watercourses are going to present problems to migrating amphibians, whose 

sensitive skins are harmed by hard, gritty surfaces. And, as pointed out earlier, 10-metre 

buffer zones along waterside banks is not a sufficient minimum provision to keep humans 

away from vulnerable species or to supply the latter with sufficiently safe travel-routes. (5.46) 

Tree planting using avenue-style greenery provision along the main streetages and the spine 

Comments Noted - see detailed response 

No change


Organisation 


road sounds attractive, and may serve to screen some of the visually intrusive new-build, but 

the disturbances likely to impact on the bat roosts and their feeding grounds and flightpaths 

won't be offset by supplying trees if they line a road roaring with heavy vehicles and their 

headlights. Birds too won't find this a sufficiently quiet and secure substitute for the tranquil 

woodland, copse and scrub habitats they currently enjoy, Screening, planting of new 

vegetation, and new habitat creation are obvious aids to increased biodiversity, but it's what's 

going to be lost that worries me, and I suspect we'll end up with a dreary urban scene with a 

few wilting and polluted tree specimens gasping for life and subject to random acts of 

vandalism, and a greatly reduced wildlife quota. 

Mr Andrew 

Stephens 

CNQPD26 

(5.50) "The proposed heights of the development . . . are broadly in line with the predominant 

heights of Cinderford": I'm a lifelong resident of Cinderford (56 years), and the town is closely 

bordered to its north by the large wooded expanse of Heywood and Edgehills Plantations. But 

you have to search a long while before you can find a spot from which the trees can be seen 

from the town itself, since the 2- and 3-storey buildings of the town centre blot them out for 

the most part (even though the Heywood woodland edge is at a higher altitude than the 

Triangle, and its large oak trees should be quite visible!). So the Masterplan's suggestion that 

the same heightages are acceptable for the lakeside and other areas of the Northern Arc 

development demonstrates that the earlier stipulation that the site's wooded backdrop will be 

"celebrated" and "enhanced" is clearly not going to be met. Utilising both 2 and 3 storey newbuild 

around the lakeside and at Northern United will promote a overpowering urban 

presence rather than working to preserve the site's current rural-natural ethos. The effect 

will be one of a new township rudely and brutally thrust down amidst naturalized 

surroundings. Urban blight, in other words, and almost certain to face vandalism, graffiti and 

littering by the very people this new community is supposedly meant to help. Similarly, using a 

maximum permitted heightage of 4 storeys for the employment buildings of Forest Vale 

North will impact adversely on the present pleasantly sweeping views across the Northern 

Quarter area available from east of Steam Mills Road. Sorry, but yet again it's clear just how 

ruinously unsuitable to this semi-woodland site the consultancy draft paper's visions are -- this 

project needs to be broken up and its constituent parts rerouted to be implemented 

individually inside the town boundaries of a number of the Forest towns and larger villages, 

rather than concentrated en masse in one site to the detriment of the visual scene, habitats 

and wildlife. 

The design and the suggested heights and massing of 

buildings are considered appropriate for the site. It 

is not possible nor is it intended that the NQ will 

not be visible. It is not agreed that the 

overwhelming impression will be of an urban 

development because of the spacing of blocks and 

because the NQ will be small with easy routes to 

the surrounding area. The present mixed site is 

considered suitable for the uses proposed. 

no change


Organisation 

Mr Andrew 

Stephens 

Mr Andrew 

Stephens 


CNQPD27 

CNQPD28 

Rightly the lake is identified as a "key asset for the Northern Quarter". However, I'm afraid I 

can't agree that the "key views of the lake" will be "protected" by the development proposals, 

nor that the development will be "carefully located . . . maximising and framing views to [the 

lake]", or that the floodplain around Old Engine Brook and the "green.finger" connecting the 

lake with Steam Mills will continue to exist as "important local views". The lake is going to be 

surrounded on two sides by high (2 and 3 storeys) buildings leading from Northern United 

down to the Northern Quarter Centre character area, and by the 175-dwelling new housing 

estate leading up from Steam Mills West. In addition, Forest Vale North is projected to allow 

new-build employnment sites up to a maximum 4 storeys high. This encircling of the lake by 

masses of high-density housing and employment sites, and the linear settlement patterns along 

the new spine road, will in aggregate obscure the lake pretty comprehensively to an observer 

from outside the immediate site -- the view will instead be of a sprawling mass of ugly newbuild 

blotting out both the wooded backdrops and the enclosed "enhanced" biodiversity 

habitats around the lake itself. Only at ground level inside the Northern Quarter Centre zone 

itself will some degree of views of the lake exist, but the announced intention to deliberately 

situate and highlight the education facility and the hotel so as to be "prominent" from wide 

points around the site as a whole militate against the lake and its environs continuing to enjoy 

their current status as the central visual focal point of the Northern Quarter landscape. So 

the present proposals do not appear in any way to ensure the continuation or enhancement 

of current views and vistas across and inside the Northern Quarter site. Instead it's the "scale, 

bulk and massing" of the various new-build inputs that will predominate, both within the site 

and when viewed from afar. Again, the sheer size of the development, and its insensitive siting 

in and against the natural surroundings ,speak of inner-city ugliness rather than the more 

bucolic "a place in the Forest". Breaking the proposals up into lesser entities and placing them 

instead as small, individual, constituent parcels inside the town and village boundaries of 

existing communities seems a far better and less environmentally destructive solution. 

The avowed intention here, to create an "effective public highway network" travelling through 

and across the site, linking all the areas of new-build and thus passing through or close to the 

various habitat areas and their protected species, is genuinely alarming. Yes, this may well 

engineer a "step change in . . . accessibility", but its size, scale and siting, which are obviously 

going to be driven by the need to "accommodate the range of uses" the Northern Arc 

development will introduce and foster, mean that habitats and species are going to be greatly 

imperilled. Wildlife casualties on the existing surrounding roads (A4136, Steam Mills Road) 

are already high -- fallow deer, wild boar, squirrels, foxes, badgers and many birds meet their 

ends, not always due to their own fault. Much of the current driving habits on Forest roads 

are atrocious -- speeding, one-handed driving, lack of use of indicators, driving "under the 

influence" of various substances, "boy racers" (often long past adolescence), and the like, have 

all recently contributed to frequent human deaths and injuries, alongside bird and mammal 

"roadkill". No amount of warning advice from police or councils seems to stick in the minds 

of many drivers for long. So introducing more roads in and through the new Northern 

Quarter development will simply exacerbate this problem and accelerate the casualty rates. 

Traffic calming, speed limits and similar safety measures are visibly not greatly heeded on the 

present road networks, so the spine road and east-west routes proposed for the site will 

soon come to have their own offending quotas.Sending high-sided double-decker buses and 

HGV vehicles onto the site by ingressing through the Northern United colliery complex will 

bring an atrocious level of danger to the horseshoe bat roosts and feeding grounds, as well as 

place nesting birds in jeopardy. The "avenue" effect intended by planting trees along the street 

containing the campus, hotel and visitor centre will become a speedway for modern youth 

and their souped-up cars and motorcycles, while the more open areas of the new roads will 

be an irresistible invitation for "ton-up" crazies. I do not foresee any extra police presence 

being funded by national government to patrol the site at various times of day and night, so 

these troubles will multiply (and likely be played down or covered up by the Council). If 

It is agreed that the area will change considerably as 

a result of the development proposed.Â It is 

however considered that the propsals can be 

accommodated visually and that they will also form 

their own distinctive small neighbourhood.Â The 

overall theme is one of a development in a forest 

setting but one that is well contained and defined (to 

a large extent by planted areas that are to be left 

substantially untouched). 

The road through the site is intended to provide 

access and to have the nature of a street through 

the most developed part.Â It will be designed for an 

appropriate speed and will contain corners and 

junctions which will regulate this.Â In the same vein 

itÂ will beÂ designed to intrude as little as possible 

in visual terms and must also be designed to be 

compatible with the neraby bat colony(ies).Â 

Lighting will be carefully planned.Â The NQ is 

designed to provide a mixture of uses which work 

together.Â They will benefit one another as well as 

the wider area.Â Â To disperse the various elements 

would not be sustainable would not benefit 

cinderford and would probably lead to the non 

implementation of all or part of the scheme. 

no change 

no change


Organisation 


hundreds of residents, worksite employees, college kids and tourists are intended to access 

the site day and night year-round, I shudder for the wildlfe crushed on the roads or horribly 

injured and forced to crawl off to lingering deaths. And I do not think it will be long until the 

human casualties start to mount up. Putting roads of this scale in a woodland setting and 

pretending safety can be preserved is a lunatic pretence, but since the consultancy paper 

correctly identifies the new roads as crucial to the viability of the new development site and 

its usages as a whole, the only effective solution is to reject Northern Arc as a suitable site for 

a venture of this size and nature, divide up the various constituent parts of the Masterplan, 

and resite them individually (and sensitively) as small-scale insertions across the Dean's 

existing settlements. In this respect, any new roads shouldn't be necessary. 

Mr Andrew 

Stephens 

CNQPD29 

Yes, the new road network, and in particular the spine road, truly will have an "impact on 

areas of high ecological sensitivity, including bats", but the proposed "mitigation" and 

containment measures are patently inadequate. HGVs (day and night, year-round), buses to 

the campus and public pick-up points, and large numbers of cars and motorcycles belonging to 

residents of the new housing sites, worksite employees, college students and staff, and 

tourists and visitors, are going to turn the Northern Quarter into the proverbial "road to 

hell". Exhaust fumes, engine noise (particularly revving-up), in-car stereo noise pollution, and 

headlights bouncing around night-time woodland are going to make life insupportable for bats 

(hypersensitive hearing), mammals and nesting birds, as well as creating roadkill casualties (not 

always accidentally: some drivers are warped enough to enjoy mowing down helpless 

creatures caught on the roads in front of them). Bats in particular are likely to be so 

disorientated by noise, lights, fast movement and wi-fi/microwave "chaff" in the air around 

them that they will fly straight into passing vehicles. This is a slaughter of the innocents we are 

creating here, and claims to be showing environmental "sensitivity" are but a sick joke. 

Reducing street and building lighting may be of no benefit to bats, who will be faced by 

frequent vehicle headlights swivelling in their direction, and who are in any case long 

accustomed to enjoying nocturnal darkness oin their habitat, lit only by moon and stars. Tenmetre 

buffer zones between water habitats and roads won't be wide enough to protect 

amphibians from venturing out onto busy onsite traffic routes, especially during the mating 

seasons, so frogs, toads and newts -- already at risk and protected -- are going to be 

endangered still further, or disturbed more generally by ground-reverberations from passing 

vehicles (as will lizards, slow-worms and snakes, all of which are sensitive to ground 

vibration). There is no realistic way a road network of this scale and usage is going to be 

compatible with the needs of so many endangered and protected species. One or the other 

"will have to give", and I think we all know it will be the wildlife. So talk of "sensitivity", 

"mitigation" and "compensat[ing] any impact on forest land and protected species" is derisory. 

Their only hope is for the Northern Arc proposals to be thrown out and the new inputs 

added-in individually to a number of other Forest communities -- not just Cinderford/Steam 

Mills -- in a genuinely sensitive fashion. 

The road through the site is intended to provide 

access and to have the nature of a street through 

the most developed part. It will be designed for an 

appropriate speed and will contain corners and 

junctions which will regulate this. In the same vein 

itwill bedesigned to intrude as little as possible in 

visual terms and must also be designed to be 

compatible with the neraby bat colony(ies). Lighting 

will be carefully planned. The NQ is designed to 

provide a mixture of uses which work together. 

They will benefit one another as well as the wider 

area.To disperse the various elements would not be 

sustainable would not benefit cinderford and would 

probably lead to the non implementation of all or 

part of the scheme. 

no change


Organisation 

Mr Andrew 

Stephens 

Mr Andrew 

Stephens 


CNQPD30 

CNQPD31 

There already exist a number of (chiefly grassy) tracks and trails giving access from Steam 

Mills and the Northern Quarter region in general into the adjacent woodlands. These are 

known to locals and used by them. There is no need for any more to be added, since these 

will obviously require vegetation and plant cover to be removed and gravelled-over and thus 

impact on flora and fauna (disturbance to quiet nesting/breeding areas by too many visitors 

being channelled-in to them; insects, reptiles ansd amphibians deprived of ground cover; 

butterflies and moths losing basking spots and food plants; general loss of forest peace and 

tranquillity; likelihood of litter left by drink/drugs abusers, illegal campers and ravers attracted 

by the increased access routes as a means of getting deep into the woods to practise their 

crimes, together with fires being illegally lit and left to set the woods alight [over the recent 

Easter holidays the woods west of Cinderford were used by cider- and vodka-fuelled campers 

and a fire was left to smoulder, while visiting mountain bikers lay down in the bluebells and 

openly drank and smoked cannabis: it's the tenor of the times, I'm afraid]). All these problems 

already exist in the Dean as a whole as a result of encouraging greater public access -- even if 

some of these people have no respect for green landscapes -- and the Northern Quarter 

woods and grasslands will equally suffer. Grassland in particular is vulnerable to fires started 

by campers or carelessly discarded cigarette butts, and in high summer the threat is increased. 

I foresee quite a few of the college students bunking-off into the nearby woods to drink and 

drug -- practically a "rite of passage" among modern youth -- or returning at night for 

weekend "parties". Let us remember that increased "access" sometimes promotes extra 

threats to resident wildlife and flora (will there be an onsite warden to control such antisocial 

problems, on a 24-hour, year-round basis Dream on . . . ). Likewise, gravelled tracks present 

an irritation to the sensitive skins of migrating amphibians. Leave the woodland "access" 

routes at the currently existing levels. There is no guarantee that easy access to the woods 

won't foster the same high level of misuse, vandalism and abuse on the NQ site as is currently 

suffered elsewhere in the Dean. 

Predictably, there are going to be more cycle tracks added-in to the Northern Quarter 

woodlands on the back of this project. I'll point out that there is precious little "green" or 

"sustainable" about cycling in the Forest of Dean -- increasingly that cosy vision of quiet 

cycling through peaceful woodlands is replaced with the grim reality of loud shrieks and 

laughter, swearing, lycra-clad boors aggressively hurtling down steep unsurfaced forest tracks 

regardless of any walkers and dogs using them, clusters of empty drink cans and cannabis 

butts in the vegetation around cyclist resting-places, and a general loss of peace and quiet in 

the woods as a whole. More and more grass surfaces are lost to each successive raft of new 

cycletracks, and still half the mountain bikers, both locals and visitors alike, refuse to use these 

expensive provisions and wreck the grassy forest back-paths instead. Why Just for once, can 

we possibly have a cyclist-free zone put in place 

The opinions expressed are noted. it is agreed that 

there are already many footpaths in the area and 

these will continue to be used where possible.Â 

Some additional formal and informal routes will also 

be established to enable users of the NQ to walk or 

cycle and to ensure that persons passing through are 

able to safely do so. 

Noted. The NQ itself will contain routes that are 

and are not accessinble for cycling. It is important to 

retain safe means of circulation within the site and 

this may require a degree of segregation. 

no change 

no change 

Mr Andrew 

Stephens 

CNQPD32 

Large double- and single-decker buses being introduced into a quiet natural site such as the 

Northern Quarter wood-, scrub- and grasslands are clearly going to present severe problems 

for the resident wildlife: bats may be frightened into flying into the sides of the doubledeckers, 

headlights will create disturbance to species at night-time, exhaust fumes and dust 

will pollute the greener areas of the site. Plans to increase the frequency of services will 

exacerbate the problems, as will re-routing the present bus services currently travelling via 

Steam Mills Road. 

Noted, the potential degree of disturbance from all 

traffic will be considered in the design and mitigation 

planned for the roads. 

no change


Organisation 

Mr Andrew 

Stephens 

Mr Andrew 

Stephens 


CNQPD17 

CNQPD18 

The sheer scale of the proposed development is going to swamp a quiet semi-rural backwater 

and its natural habitats -- both in terms of the multiplicity of building types and their usages 

(175 new-build houses and their residents and cars; college campus buildings and hundreds of 

students visiting daily; office and light industry buildings and their hundreds of employees; 

nonstop traffic, often large, heavy and polluting, travelling to or through the site; tourists and 

other visitors) and in terms of the kind of activities carried out in/by them -- that the 

development aim "To celebrate the green forest setting" is never feasibly going to be met. The 

extra linkages (paths and roadways) leading into the surrounding forest areas are going to 

introduce more noise, visual disturbance, litter, vandalism and antisocial behaviour into wild 

environments and place many species of mammal, bird, reptile/amphibian, insect and plants at 

jeopardy. I fail to see how this is in compliance with the stated overarching aim of the AAP to 

promote sustainability. Again, I am sorry, but I cannot see any remedy other than to reject the 

Northern Quarter site as being entirely inappropriate for such a large-scale, intrusive and 

destructive development, and search for another site entirely, or re-route the campus and 

employment centre to Cinderford (perhaps the old Englehard's site). 

The detailed layout of the various proposed NQ developments -- whether the latter are 

considered individually or in their aggregate -- that follows later in this consultancy draft 

would seem to strongly suggest that sustainability is not in fact being placed "at the heart of 

[the proposals'] rationale and design process", particularly where the bat roosts are 

concerned, since little appears to have been done to address the sheer amount of nearconstant 

light and noise pollution these threatened mammals will be forced to undergo 

if/when the proposals come to fruition. I would submit that, for all the assurances of 

"mitigation" of harmful effects to habitats, or the promise of Environmental Impact 

Assessments and the like, it is words such as "opportunities", "visions", "business plan" and the 

like that really interest/excite the planners here. "Minimizing negative impacts" [on 

habitats/species] is no substitute for leaving them alone in the first place. I am not in any way 

reassured that there will not be major environmental losses if the Arc plans go ahead, and I 

fear there will also be other new-build initiatives proposed/added to the site in years to come, 

once the ball has started rolling and planning precedents have been established. If sustainability 

truly is at the heart of the planning process here, then I regrettably suggest the planned 

developments be abandoned or resited -- given their scale and nature, I see no way of 

reconciling the Northern Arc project with the need of wild nature for peace, quiet, absence 

of disturbance and an unspoiled environment in which to live and breed. 



























the remainder was previously developed (used for 







population. 



















no change 

no change


Organisation 

















population. 

Mr Andrew 

Stephens 

CNQPD19 

I am concerned at the admission here that much of the proposed development of the NQ site 

will be led by "the market", since the vagaries of the latter entity are infamous. What happens 

if one or other of the planned building inputs halts midway through construction due to 

market conditions altering/funding drying up/landowners experiencing permission or legal 

constraints, or similar Will we lose valuable and attractive natural grasslands or copses only 

to find we've been left ultimately with an unfinished white elephant, so that all the losses have 

been for little or no supposed gain This would clearly negate the vision of "a development 

which grows naturally over time without feeling unfinished", and yet in the current 

economically uncertain climate -- which is projected to continue into the foreseeable future 

for years to come -- such a hiatus, or even the abandonment of the project entirely, is a 

distinct possibility. There is something worryingly Heath Robinson about this whole vision, 

and I feel the risks it brings outweigh its supposed benefits. Again, abandonment or resiting of 

the project seems the better option. 

One of the main reasons for developing an AAP is to 

provide a clear and enforceable plan for 

development, which will be guided by a more 

detailed masterplan.Â This will secure the delivery of 

a high quality scheme which has been designed to be 

phased so as to best avoid the problems highlighted. 

It is not agreed that the AAP should be abandoned 

no change 

Mrs Anne 

King 

Mr Steve 

Wade 

Federation of 

Small Business, 


Branch 

CNQPD23 Please see comments below see detailed comments for response No change 

Dwr Cymru CNQPD72 No Comment Response noted Recommend no change to 

the AAP


Organisation 

Mr Mark Gloucestershire 

Murphy Constabulary 


CNQPD40 

Gloucestershire Constabulary would consider the vision, themes and objectives unsound as 

individual and community safety has been missed; the various themes have failed to include 

the need for building and car parking security. The following paragraphs have been amended 

to provide a safe and secure development â€œThe Northern Quarter will become an 

attractive destination for local people in Cinderford and surrounding communities. It will 

make the most of the beautiful landscape and will set high standards for design, community 

safety and sustainability. Set within a green campus environment, the Northern Quarter will 

feature a range of new facilities including an educational facility. The development will also 

bring wider benefits to the area including a new road that will reduce traffic impact on Steam 

Mills and Newtownâ€ 

Noted, responses are contained under individual 

points raised, below 

No change 

Mr Mark 

Murphy 


Constabulary 

CNQPD41 

Gloucestershire Constabulary would consider the Phasing to be unsound, across 

Gloucestershire examples can be found where major developments have been broken into 

land parcels and developed separately; this has resulted in a disorganised layout with poor 

cohesion between streets, land parcels fail to marry up with the neighbouring plots which 

provides ample opportunity for criminal activity. The following paragraphs have been amended 

to provide a safe and secure development. 5.9 The implementation of the Masterplan will be 

phased, balancing the amount of land uses being released to the market and creating a 

development which grows naturally over time without feeling unfinished. The proposed 

phasing is indicative and relates in the first instance to the release of development plots and 

associated infrastructure. The Masterplan and subsequent Outline planning application should 

create an area of uniformity; the designs should address the entire development and avoid the 

creation of individual land parcels. It does not include the remediation of the site and 

biodiversity mitigation and enhancement measures, which have to be prepared in more detail 

and will be required to be implemented and established prior to development of site areas 

and routes. Policy 3 Phasing - policy The implementation of the Masterplan will offer a clear 

design of the development to ensure that the phasing will have consistency, demonstrating a 

uniformed overview of the AAP which will be phased broadly in accord with the plans above, 

balancing the amount of land being released to the market and creating a development which 

grows naturally over time without feeling unfinished. The proposed phasing is indicative and 

relates in the first instance to the release of development plots and associated infrastructure. 

It does not include the remediation of the site, biodiversity mitigation and enhancement 

measures, green infrastructure (such as SUDs), or play space and allotment provision which 

will be prepared in more detail at the next planning stage and should take into account site 

wide issues. In addition, where applicable these features may be required to be implemented 

and established in advance of development occurring to mitigate potential impacts. 

The masterplan and design code which supplement 

the AAP itself provide much of the information 

sought, and ensure the outcome is satisfactory. 

Whilst the proposed changes to policy and text 

could be incorporated the issues involved are in 

many cases covered in other policies including the 

Core strategy and in national guidance and.Â The 

proposed changes are not considered to be 

necessary. 

No change


Organisation 




CNQPD42 

Gloucestershire Constabulary would consider the key design principles to be unsound. There 

is a need to provide safe and secure developments as described in Safer Places - the planning 

system and crime reduction. The following paragraphs have been amended to provide a safe 

and secure development. Policy 8 The Council will require development proposals to adhere 

to the following design principles: â€¢ Access and Movement - Creating a new road that 

reduces the traffic impact on Steam Mills and which provides safe access for the site. The new 

road is to provide a new gateway to Cinderford and improve public transport connections, 

which will have a larger catchment area. The movement network is designed to create safe 

and permeable connections which offer natural surveillance and links into the existing 

network, most notably to Cinderford, Steam Mills, Northern United, Drybrook and 

Ruardean. The movement network is also designed to encourage walking and cycling, as well 

as low traffic speeds. â€¢ Education and Learning - Facilitating a new education facility at the 

heart of the development, providing safety and security in a well connected location. A low 

carbon development of exemplar design quality that will be a source of local pride. â€¢ Living 

and Working - Creating an attractive area as an 'amenity hub', designed to reduce crime and 

remove the fear of crime. The area will benefit from a wide catchment to Cinderford, 

Ruardean, Steam Mills and Drybrook for businesses; with good access, an attractive landscape 

setting, strong urban form and links to the education facility. Promoting fine grain and mixeduse 

residential and low carbon development which is safe, affordable, well connected and 

suitable for all ages and a sustainable lifestyle. â€¢ A Place of Character - Drawing on the 

design characteristics typical of Cinderford, such as informal street layouts, simplicity of 

dwellings, local materials and an interface with the Forest and lake, and utilises this key asset 

to inform the character of the Northern Quarter. There should also be a clear distinction 

between public and private realm, the design and layout should adhere to the 7 attributes of 

Safer Places, the legible street hierarchy with strategic views and vistas throughout the site 

will encourage natural surveillance, Public Open Spaces and private dwellings should 

encourage ownership and offer defensible spaces to improve safety and community inclusion 

The change proposed is considered appropriate, 

Policy 9: 

revise policy Policy 8 The 

Council will require 

development proposals to 

adhere to the following 

design principles: â€¢ Access 

and Movement - Creating a 

new road that reduces the 

traffic impact on Steam Mills 

and which provides safe 

access for the site. The new 

road is to provide a new 

gateway to Cinderford and 

improve public transport 

connections, which will have 

a larger catchment area. The 

movement network is 

designed to create safe and 

permeable connections 

which offer natural 

surveillance and links into 

the existing network, most 

notably to Cinderford, Steam 

Mills, Northern United, 

Drybrook and Ruardean. 

The movement network is 

also designed to encourage 

walking and cycling, as well 

as low traffic speeds. â€¢ 

Education and Learning - 

Facilitating a new education 

facility at the heart of the 

development, providing 

safety and security in a well 

connected location. A low 

carbon development of 

exemplar design quality that 

will be a source of local 

pride. â€¢ Living and 

Working - Creating an 

attractive area as an 'amenity 

hub', designed to reduce 

crime and remove the fear 

of crime. The area will 

benefit from a wide 

catchment to Cinderford, 

Ruardean, Steam Mills and 

Drybrook for businesses; 

with good access, an 

attractive landscape setting, 

strong urban form and links 

to the education facility. 

Promoting fine grain and


Organisation 

Mr Mark 

Murphy 


Constabulary 


CNQPD43 

Gloucestershire Constabulary would consider the sustainability and design standards to be 

unsound. Each planning application should be addressed to the current standards, rather than 

freezing all policies to the time of Outline planning. The Design and Access statements used in 

any application should adhere to the requirements of Paragraph 42 of the Planning and 

Compulsory Purchase Act 2004, the Communities and Local Governmentâ€s Guidance on 

information requirements and validation, CABEâ€s Design and Access Statements â€“ How 

to write, read and use them and the principles of Urban Design Compendium and Urban 

Design Compendium 2 guidance through all design stages Developments designed by Secured 

by Design principles and accredited by the local Gloucestershire Constabularyâ€s Crime 

Prevention Design Advisors would welcome the opportunity to consult with the developers 

and the Forest of Dean District Council at every stage from conceptual plans, to Outline 

Planning to Reserved Matters Stage; welcoming Secured by Design applications for the entire 

development. The following paragraph has been amended to provide a safe and secure 

development Policy 9 The Council will require all development in the Northern Quarter to 

adhere to high standards of design in terms of quality of the built environment, individual 

buildings, construction quality and delivery, plus landscaping. All design standards will be 

required to be in accordance with the standards promoted by the Homes and Communities 

Agency (HCA) and the Council at the time of submitting any planning application for the 


The change proposed is considered 

appropriate,Policy 9: The Council will require all 

development in the Northern Quarter to adhere to 

high standards of design in terms of quality of the 

built environment, individual buildings, construction 

quality and delivery, plus landscaping. All design 

standards will be required to be in accordance with 

the standards promoted by the Homes and 

Communities Agency (HCA) and the Council at the 

time of submitting any planning application for the 


mixed-use residential and 

low carbon development 

which is safe, affordable, well 

connected and suitable for all 

ages and a sustainable 

lifestyle. â€¢ A Place of 

Character - Drawing on the 

design characteristics typical 

of Cinderford, such as 

informal street layouts, 

simplicity of dwellings, local 

materials and an interface 

with the Forest and lake, and 

utilises this key asset to 

inform the character of the 

Northern Quarter. There 

should also be a clear 

distinction between public 

and private realm, the design 

and layout should adhere to 

the 7 attributes of Safer 

Places, the legible street 

hierarchy with strategic 

views and vistas throughout 

the site will encourage 

natural surveillance, Public 

Open Spaces and private 

dwellings should encourage 

ownership and offer 

defensible spaces to improve 

safety and community 

inclusion 

revise policy add The 

Council will require all 

development in the 

Northern Quarter to adhere 

to high standards of design in 

terms of quality of the built 

environment, individual 

buildings, construction 

quality and delivery, plus 

landscaping. All design 

standards will be required to 

be in accordance with the 

standards promoted by the 

Homes and Communities 

Agency (HCA) and the 

Council at the time of 

submitting any planning 

application for the Northern 

Quarter


Organisation 




CNQPD44 

Gloucestershire Constabulary would consider the heights and massing to be unsound and 

needs amending to create development which blends and continues the existing dwellings. 

The following paragraphs have been amended to provide a safe and secure development 

Policy 11 The Council will require development proposals to provide a clear rationale and 

justification for the proposed approach to height and density. Proposals should be sensitive to 

setting in the context of the surrounding built environment, topography and key views. In 

broad terms it is expected that densities and heights will step down to the lake, the greatest 

densities will occupy the centre of the development, finally thinning out to create a seamless 

blend with the existing Steam Mills, Newtown and Forest Vale areas. Overall, across the areas 

to be developed for housing, a density of 30 dwellings per ha would be appropriate. 

The proposed change would alter the intended 

heights of the buildings and is not considered 

appropriate.Â Discussion about the detailed design 

is welcome within the overall draft masterplan 

no change 

Mr Mark 

Murphy 


Constabulary 

CNQPD45 

Gloucestershire Constabulary would consider the Cycle network to be sound; however the 

need for a safe environment and security should be included. The following paragraph has 

been amended to provide a safe and secure development The Council will require proposals 

to encourage cycling as a sustainable mode of transport in the Northern Quarter. In order to 

encourage cycling, quiet streets and cycle paths corresponding to those in the Masterplan 

where appropriate linking to the wider network should be provided. Secure cycle parking, 

suitable lighting and good quality surfaces should be provided. The Council will also encourage 

a coordinated approach to enhancements to cycle connections into the town centre which 

are outside of the AAP boundary. 

The addition of the word "secure" to the policy is 

agreed 

change as indicated 

Mr Mark 

Murphy 


Constabulary 

CNQPD46 

Gloucestershire Constabulary would consider the parking policy to be unsound; any parking 

provision in the Area Action Plan should encourage the security principles outlined in the 

Secured by Design initiative and where possible implement the Park Mark - Safer Parking 

Scheme. The policy has been amended to provide a safe and secure development. Proposals 

will be required to conform to any standards used by the Council for car parking provision. A 

range of safe, secure parking types could be appropriate in the Northern Quarter including 

on-street parking, commercial car parks, in-curtilage parking or garages. Proposals should 

seek to ensure that all parking is subject to high standards of design including landscaping, 

designing out crime features, appropriate lighting levels and overlooked by active frontages to 

provide natural surveillance. 

The proposals are agreed as amendments to policy 

19. The policy will read..."Proposals will be required 

to conform to any standards used by the Council for 

car parking provision. A range of safe, secure parking 

types could be appropriate in the Northern Quarter 

including on-street parking, commercial car parks, incurtilage 

parking or garages. Proposals should seek 

to ensure that all parking is subject to high standards 

of design including landscaping, designing out crime 

features, appropriate lighting levels and overlooked 

by active frontages to provide natural surveillance." 

Add text The buildings at the 

Northern United Colliery 

are not of sufficient 

architectural interest and are 

not intact enough to merit 

designation in the national 

context. However, they are 

undoubtedly of a high degree 

of local and regional 

significance as, though 

incomplete, the site has the 

most extensive remaining 

complex of pit buildings in 

the Forest of Dean district, 

and is part of the last deep 

mine in the area.


Organisation 




CNQPD47 

Gloucestershire Constabulary would consider the new education use to be sound, however 

any education building should be designed to address all intended uses. The design would 

allow various secure zones to be established and out of hours classes concentrated to a 

manageable area. The following paragraph has been amended to provide a safe and secure 

development The Council will expect development proposals for the site to be anchored 

around a major new educational use and activity centre. Proposals for educational facilities 

will be assessed to ensure that they meet the following criteria: â€¢ Incorporation of out of 

hours use and flexible spaces for community use. The building, internal layout and landscaping 

should be designed to reflect the out of hours requirements; maintaining security, allowing 

easy access while encouraging secure zones; and 

The suggested changes reflect considerations which 

will be applied to the facility concerned. It is 

however not considered necessary to provide the 

level of detail suggested in a planning policy, given 

the overall policies which require crime to be 

considered in designing buildings.Â There would 

however be no objection to the changes suggested, 

rather they are covered in other fields. 

no change 

Mr Mark 

Murphy 


Constabulary 

CNQPD48 

Gloucestershire Constabulary would consider the employment uses to be sound, however to 

create a viable business environment these elements need to offer security and resilience to 

factors that would cease business. 

noted 

no change 

Mr Mark 

Murphy 


Constabulary 

CNQPD49 

Gloucestershire Constabulary would consider the residential development to be unsound as 

housing element should offer a high level of security, with natural surveillance, defensible 

spaces and defined areas of ownership. It would be nice to see all the dwellings to achieve 

Secured by Design accreditation rather than the 40% affordable housing. The following policy 

has been amended to provide a safe and secure development The Council will encourage the 

provision of approximately 175 residential dwellings within the Northern Quarter. Residential 

development should provide safe, secure accommodation; that will provide natural 

surveillance and encourage ownership of spaces and defined defensible spaces. Residential 

development should be focused in the Steam Mills Village West character area and also as 

part of a wider mix of uses in the centre. The majority of residential development should be 

in the form of housing with some flatted accommodation as appropriate with regard to 

market conditions and housing need. The District-wide affordable housing target of 40% will 

be applied as a starting point for negotiations with an expectation that affordable dwellings 

will be distributed evenly across the neighbourhood. Flats and affordable housing should be 

distributed evenly across the site and delivery phases. 

the point regarding accreditation is noted. In 

respect of the policy changes it is suggested that the 

phrase "Residential development should provide 

safe, secure accommodation; that will provide 

natural surveillance and encourage ownership of 

spaces and defined defensible spaces" should be 

added to the policy at the end rather than as 

suggested.Â This will achieve the same purpose. Â 

Â 

It is suggested that the 

phrase "Residential 

development should provide 

safe, secure accommodation; 

that will provide natural 

surveillance and encourage 

ownership of spaces and 

defined defensible spaces" 

should be added to the 

policy at the end rather than 

as suggested. 

Mr Mark 

Murphy 


Constabulary 

CNQPD50 

Gloucestershire Constabulary would consider the hotel and visitor facilities to be sound, but 

the need for safety and security are paramount considering the numbers of tourists, students 

and other visitors using these facilities. The following policy has been amended to provide a 

safe and secure development The Council will encourage proposals for a hotel and visitor 

facilities in the Northern Quarter. Development will be required to be situated in an 

accessible location to ensure maximum use of the proposed hotel and adjacent eco-visitor 

and activity centre. The Council will support the provision of additional ancillary facilities such 

as a high quality restaurant / bar at the hotel and a cafÃ© at the visitor centre. Opportunities 

to create safe, secure environments will work towards maximising connections between 

visitor facilities and educational activities. The Council will encourage engagement with local 

community groups in the development of proposals for the visitor centre. 

The principle is accepted but the proposed change is 

suggested to be amended so that the phrase 

"proposals should ensure that they result in safe and 

secure facilities" after ...should be maximised in 

policy 23. 

Include the phrase 

"proposals should ensure 

that they result in safe and 

secure facilities" after 

...should be maximised in 

policy 23.


Organisation 




CNQPD51 

Gloucestershire Constabulary would consider the ancillary retail uses to be sound, but 

security and business continuity should be planned in from the concept stages. The following 

paragraphs have been amended to provide a safe and secure development Policy 24: Ancillary 

retail uses 5.101 In line with PPS4, the existing town centre is the focus for retail development 

in Cinderford. As such, retail uses are not anticipated to be a major component of the 

Masterplan. However, there is an important role for smaller retail units to be integrated as 

part of office or residential development to cater for the local demand. These units should be 

designed and located to reduce the likelihood of crime. Retail development competing with 

the town centre will not be permitted on the site. 

The proposed change is considered to be covered 

by general policies and the change suggested is not 

considered necessary. 

no change 

Mr Mark 

Murphy 


Constabulary 

CNQPD52 

Gloucestershire Constabulary would consider the Implementation, monitoring and review to 

be sound, however any planning applications or supporting documents should consider crime 

prevention and Designing out Crime. Design and Access statements should include the 

requirements of Paragraph 42 of the Planning and Compulsory Purchase Act 2004, the 

Communities and Local Governmentâ€s Guidance on information requirements and 

validation, CABEâ€s Design and Access Statements â€“ How to write, read and use them 

and the principles of Urban Design Compendium and Urban Design Compendium 2 described 

in Policy 9 of this document. 

noted 

no change 

Mr Phil 

Sheldrake 

Mr Phil 

Sheldrake 

Royal Society 

for the 

Protection of 

Birds 

Royal Society 

for the 

Protection of 

Birds 

CNQPD66 I hope you find our commentshelpful. Regards Phil sheldrake Comments Noted No change 

CNQPD67 

Cinderford Northern Quarter Area Action Plan (AAP) Publication Draft The RSPB considers 

that the above AAP does not satisfy the legal requirements of The Conservation of Habitats 

and Species Regulations 2010 (â€œthe Habitats Regulationsâ€ ). Regulation 102 (1) states 

that â€˜Where a land use plan â€” (a) is likely to have a significant effect on a European site 

or a European offshore marine site (either alone or in combination with other plans or 

projects), and (b) is not directly connected with or necessary to the management of that site, 

the plan-making authority for that plan must, before the plan is given effect, make an 

appropriate assessment of the implications for the site in view of that siteâ€s conservation 

objectives.â€ The potential impacts of the proposals within the Cinderford Northern 

Quarter Pre Submission Draft AAP have been assessed in a Habitat Regulations Screening 

Report (HRSA). Section 4.3 of the HRSA â€˜Identification of likely impacts arising from the 

AAPâ€ concludes a number of potential likely significant effects on a European site. 

Paragraph 3 on page 2 of the introduction to the HRSA (Section 1.1), however, defers 

appropriate assessment of any of potential impact to a later stage in the development process, 

after the adoption of this AAP. This is clearly in contravention of the above regulation, which 

requires the full appropriate assessment to be undertaken before the AAP can be adopted. 

We consider that the AAP contains sufficient detail, and there is a sufficiently clear 

understanding of the sensitivities of the Natura 2000 sites in the vicinity, to enable a robust 

and credible assessment of the likely impacts of the AAP to be undertaken. On this basis, we 

contend that the current HRA document is insufficient and that appropriate assessment needs 

to be carried out. It is also worth noting that by deferring the appropriate assessment to the 

project level it will not be possible to demonstrate that this AAP is deliverable. 

It is considered that the AAP does not contain 

sufficient detail to enable an assessment to be 

undertaken.Â This approach is supported by 

Natural England who consider that there will be a 

need for further detailed assessment as the AAP 

progresses towards implementation.Â Although 

thereÂ could be detailed changes to the AAP as a 

result of any assessment, which may identify the 

need for mitigation, it is not considered that these 

would prevent its delivery.Â They may for example 

include re alignment of roads or features designed to 

allow bats to follow certain routes. Additonal (bat) 

survey work is currently underway with the support 

of EN 

Recommend no change to 

the AAP


Organisation 

Mr Andrew 

Stephens 


CNQPD33 

I doubt very much whether measures such as screening with vegetation and trees will 

adequately "minimize visual impact" on the lake and Linear Park. I also doubt whether onstreet 

parking and the like will suffice to accommodate the very large number of vehicles that 

will access the site daily or be permanently resident. I predict a very high degree of visual 

intrusion against the landscape -- vehicle sides and roofs shine strongly in summer sunshine -- 

and I also foresee quite a few residents and visitors simply fly-parking their vehicles on 

grassland and other green fabric (witness the number of grassy banks around Cinderford 

taken over and ruined by fly-parked 4X4s and builders' vans). Degradation of the grass and 

flora cover will be the only outcome. 

noted- the design of the NQ is intended to minimise 

intrusion such as that referred to but it is unlikely to 

be able to be completely avoided.Â The area at 

present contains areas of parking, buildings, and not 

all uses are compatible with the surroundings. 

no change 

Mr Andrew 

Stephens 

Mr Andrew 

Stephens 

CNQPD34 

CNQPD35 

Sorry, but the cosy vision here, of well-behaved young people accessing an onsite campus in 

harmony with the natural surroundings, is not grounded in any known semblance of reality. 

Kids these days are increasingly boorish, antisocial and given to drink, drug and substance 

abuse, and students are hardly strangers to this. Bringing in hundreds of them for most of the 

week and most of the year means an increasing use of the Hawkmoor and other plantations 

for lunchtime drink, drugs and sex sessions. Litter, fires (accidental or not), widespread 

disturbance to wildlife and destruction of trees and plant cover, general loss of tranquillity and 

other ills will result. This will be exacerbated by some of these kids returning to these woods 

at weekends or during the holiday periods for raves and camping parties, having successfully 

found "a great place to chill out, man" during college time. Again, large numbers of students' 

cars and motorbikes -- not always driven by kids in full possession of their faculties -- speeding 

down the spine road and other traffic routes through the site will only promote 

disturbance/death to wildlife and possible human injuries/fatalities. Similarly, the intention to 

situate the education facility "prominently" again gives the lie to the pretence that the wooded 

backdrop will be highlighted and "celebrated". It's creeping urbanization which is taking place 

here, not preservation of the rural-natural scenery. 

Jobs are clearly needed for Cinderford residents, but there is no guarantee that they will be 

suitably qualified for them or that people from other Forest communities or from outside 

won't take them instead. Likewise the old Ward Report daydream of residents of new 

townships living and working in the same place is highly unfeasible, so residents of the new 

houses will continue to outmigrate to work. So all the proposed office and light industry sites 

are just an excuse to add new-build and thereby swamp a woodland environment entirely 

unsuited for such urban blight. Significantly, the Masterplan urges that "new office 

development should be located in prominent and accessible places along the main street" -- so 

if they're going to be 2- or 3-storeys high, and grouped en masse, how exactly will they "draw 

on the attractive environmental setting of the lake and the forest", for they will have visually 

obliterated or degraded the latter (In particular the lake will be semi-encircled by them and 

overshadowed by the taller buildings.) "Excellent places in a green environment" Shouldn't 

think so, chum. The light industry envisaged for the Northern United part of the site are 

entirely unsuitable for this particular character area, since the constant metallic clanging and 

banging, vehicles arriving and leaving, light, noise and chemical pollution, and likely invisible 

electronic airborne "chaff" from wi-fi enabling devices, mobile phone masts and similar 

microwave-based inputs will impact on the bat roosts and badly affect nesting birds. No sign 

of "high standards of sustainability" or "integration of the surrounding setting provided by the 

Forest and natural environment" here, I'm afraid. 

This response relates only to the comment 

regarding the siting of the education facility.Â It is 

intended to be visible and to set a visual keynote for 

the site.Â Â Â 

The uses proposed are considered appropriate and 

the mix of employment will concentrate on what is 

lacking in the Forest of Dean.Â This will provide 

opportunities for residents who have to travel out of 

the area.Â The types of use and development over 

much of the NQ are those that are unlikely to 

conflict with either other uses in theÂ AAP or the 

wider area. 

no change 

no change


Organisation 

Mr Andrew 

Stephens 


CNQPD36 

While the fact that the new-build housing provision is effectively an extension of the existing 

Steam Mills housing area, 175 dwellings is far too high an input for the semi-rural community 

that the village presently represents. The incoming and outgoing traffic of the new residents 

will also increase congestion and road safety issues in and near the village. Some of the new 

housing estate adjuncts straight onto the Linear Park and other grasslands, so the species of 

these valuable ecological sites are going to be threatened by the residents' pets and possibly 

by their children. If 40% of the new dwellings will be "affordable", then how many of the 

remaining 60% (roughly 110 houses) will be taken by more affluent incomers Are we building 

houses for outsiders here 

The dwellings are expected to be provided for local 

residents and for persons wishing to move into the 

area.Â The affordable housing will address the local 

needs.Â The number, 175, is considered 

appropriate for the area concerned as part of the 15 

year requirement in Cinderford as a whole of 

1050.Â The NQ is intended to be part of the 

existing community but also to create a new mixed 

area with its own identity.Â 

no change 

Mr Andrew 

Stephens 

CNQPD37 

Siting the new hotel alongside the lake and wetland habitat areas means it's inevitably going to 

dwarf these latter natural areas, and the desire and intention to ensure the hotel is 

prominently visible from the main road means it will stick out and detract from the green 

areas anyway, so no prospect of "enhancing" the "attractive natural location" here. Drinkers at 

the planned pub will inevitably saunter out into the lakeside areas and likely damage them -- 

drink is usually behind acts of vandalism after all. And just what exactly is the point of an ecovisitor 

centre intended to "celebrate the site's unique landscape assets" if the latter have been 

drowned-out by masive building input, and the wildlife and plants have been compromised, 

disturbed and often even killed by all the new buildings and their accompanying uses and 

misuses 

The scale of the planned development is not 

considered excessive, and in keeping with the other 

policies in theAAP a sympathetic design is 

vital.Â Â Â 

no change 

Mr Andrew 

Stephens 

CNQPD38 

Protected species at risk from the sheer scale and intrusiveness of the entire Northern Arc 

project include lesser horseshoe bats and great crested newts; wood white, small pearlbordered 

fritillerary, grizzled skipper and dingy skipper butterflies; linnets, bullfinches, song 

thrushes, reed buntings, tree pipits, goshawks and woodcocks; adders, grass snakes, slowworms, 

lizards, toads, frogs and newts; otters, white-clawed crayfish; and around 210 

terrestrial and 114 aquatic species of invertebrates respectively. Included among these are 

one Red Data List species, and 6 nationally important species. This is not counting the huge 

number of other species, large and small, plant and animal, which are presently not deemed at 

risk but which, in the current climate of "growth at all cost", may soon become so. Under any 

sane, sober and serious -- and genuinely environmentally committed -- consideration, the only 

possible judgement would be that the entire Northern Quarter site represents a large nature 

reserve of immense and vital ecological importance to the nation, and should be designated as 

a protected reserve on which NO development should be permitted. I contend that that is 

the only viable solution. The separate and aggregate proposed new-build and usages planned 

for the Northern Arc are so ruinous and harmful to the existing landscape, vistas, flora and 

fauna that the proposals should be scrapped, the Northern Quarter allowed to continue 

unspoilt, and the Masterplan's visions exported elsewhere. 

Noted. Extensive work has alraedy been undertaken 

regarding the wildlife on the NQ 

site.Â Â FurtherÂ study regarding bats is 

underway.Â The council an its consultants are 

working closely with Natural England and recognise 

this important issue. 

no change 

Barbara 

Morgan 

Network Rail CNQPD39 Network Rail has been consulted, by Forest of Dean District Council, on the Cinderford 

Northern Quarter Area Action Plan Publication Draft. Thank you for providing us with this 

opportunity to comment on this Planning Policy document. Upon the review of this 

document, Network Rail has no comments to make. 

noted 

no change 

Barbara 

Morgan 

Network Rail CNQPD74 No Comment Response Noted Recommend no change to 

the AAP


Organisation 

Sophie 

Franklin 


CNQPD75 

I am writing to object to the above document for the following reasons: The proposal 

includes allocations for new housing and employment, a college, a biomass plant, a new road 

and street lighting on land now called the Northern Quarter. 



the AAP 

Mr Pat 

Morris 

CNQPD73 

The Plan is concerned principally with the local community and environment, Cinderford and 

the surrounding villages, of which I have insufficient detailed knowledge to comment. 



the AAP 

Mr Jim 

Swanson 

CNQPD56 

1. Any mitigations for key (protected) species or habitat protection / management need to be 

monitored for their effectiveness as otherwise development can be damaging despite 

everyone thinking that mitigations have provided the necessary solutions; monitoring will also 

help develope the 'science' and practice of mitigations 2. I am initially sceptical where habitat 

enhancements are proposed, as nature has already made the right choice as to species and 

habitats that should be present on site bearing in mind all the factors that will influence this 

and it smacks of ineffective and cosmetic landscape gardening; I would recommend you work 

with what is already there, protect / retain as much as possible and rely on natural 

regeneration of communities where possible; many 'environmental enhancements' on 

brownfield sites for example have replaced very important and diverse habitats with rare 

species with relatively uninteresting habitats like woodland and 'wild flower' meadows. 3. The 

area of existing open habitat that is lost to development should be replaced by an equivalent 

area (and type) of open habitat created from conifer plantations in the vicinity of the site (and 

complimented by other work in the linear park and adjacent to the south); this park is a real 

asset to Cinderford and should be enlarged and improved. 5. I would recommend Vincent 

Wildlife Trust for their 'non - confrontational' bat management expertise and RSPB for 

involvement with respect to birds, education on site etc 

Agree that mitigation must be carefully managed and 

monitored. Any enhancements are likely to be based 

on what is already present, for example the 

watercourses and their immediate localities. 

Comments regarding the replacement of areas of 

open habitat noted. 

no change 

Mr Jim 

Swanson 

CNQPD57 

4. Part of the project plan should include the provision of robust (metal and concrete) 

motorcycle barriers, where appropriate and especially along the boundary / fringe of 

Cinderford and the linear park; otherwise the ongoing menace of illegal and dangerous 

motorbike activity will detract from the development (and sooner or later someone will be 

seriously injured)! 

noted, the need to prevent indiscriminate access to 

some areas is agreed and will be taken into account 

at the detailed design stage having been allowed for 

in the masterplan. 

no change 

Mr Jim 

Swanson 

Mr Martin 

Rudland 

CNQPD58 Congratulations on how the project has been developed Comments noted and welcomed Recommend no change to 

the AAP 

CNQPD53 This proposed development is on a Key Wildlife Site, an English Nature Grasslands Inventory Comments noted. There are extensive studies no change 

site, containing a wide variety of plant life whilst also being the breeding and/or feeding ground already complete and additional ones are being 

for a wide range of species, some of them very important. Data records and survey work undertaken to provide greater detail in respect of 

undertaken show that of European importance is the Lesser Horseshoe Bat and the Great the wildlife and what mitigation or other measures 

Crested Newt. The site also contains some notable species of butterflies - the Wood White, are necessary to protect it.Â the design of the NQ 

Small Pearl Bordered Butterfly, and the Grizzled and Dingy Skipper. Birds such as Linnet, is itself intended to provide habitats and some 

Bullfinch, Song Thrush, Reed Bunting, Tree Pippet, Goshawk & Woodcock are also to be improvements (eg green corridors and improved 

found there as are reptiles, Adders, Slow-worms, Common Lizards, and then Toads, Frogs, water courses).Â The way in which the exercise is 

Otter, White Clawed Crayfish, 210 terrestrial and 114 aquatic invertebrate, 1 a red data book being undertaken has the support of Natural England 

species and 6 nationally important species. The development is likely to significantly reduce and contact will be maintained.Â The choice of the 

the area for species which use it, clearly both for breeding and for feeding. Furthermore, if the site is the result of a process whereby other options 

plan were to go ahead, then during construction there would be an even greater effect of the were discarded.Â Cinderford is very constrained 

harmful impact of the development on the landscape & the natural environment due to the and whilst a number of new locations around the 

surrounding land areas being smothered by construction dust and due to the frequent town are planned for development or are being 

movement of heavy vehicles and the associated disturbance, noise and other pollution. English developed at this time, there are no alternatives for 

Nature expressed its disappointment about the last proposal for that part of the Forest of a mixed employment centred development such as 

Dean/Cinderford, a very similar one called the Cinderford Northern Arc. At the Local Plan the NQ.Â Cinderford is the priority within the 

Inquiry for that proposal the value of the site was recognised as part of one of the most district for regeneration and parts of the NQ are in 

important open space wildlife sites in the Central Forest area. The Inspector said in his need of redevlopment.Â Â The Local Plan Inquiry


Organisation 

Mr Martin 

Rudland 


CNQPD54 

Report regarding the proposal that in his overall conclusion it â€œwould result in serious 

harm to the landscape setting of the town, and to the natural environment and recreational 

amenity value of the site. This would outweigh the potential economic regeneration 

benefitsâ€ and rejected the proposal. The Inspector also said of Cinderford that there is 

â€œa need for environmental improvements to parts of the urban fabric to improve the 

townâ€s image and quality of life.â€ So regeneration focused in the town would be a 

direct and more immediate benefit to local businesses and residents. The wildlife value of the 

site should be realised and propagated as one of the reasons to visit the Cinderford area. The 

government has just produced a report, the National Ecosystem Assessment (NEA), which 

amongst the values the environment has for people, it flagged up the value of urban outdoor 

spaces â€“ valued at up to Â£2.3bn per year. There is forest aplenty in the Forest of Dean, 

but this area is an open space close to town & very valuable open space in its own right as the 

governmentâ€s report is confirming. And to add to that it has the value of being a Key 

Wildlife Site, of being an English Nature Grasslands Inventory site, and of having 6 species of 

national importance species, species of European importance and one red data book species. 

There are not too many sites in the UK with these attributes. Buildings can be put up at will if 

they are needed and they do not destroy value. If this site is built on then it will no longer be 

there & will not be brought back. If the Hotel, Houses and College can not be built there then 

that does not mean they can not be built. They can be found places if they are really needed. 

This â€Ñorthern Quarterâ€ site is an irreplaceable asset for Cinderford. Very 

appropriately that NEA report published on Thurs 2nd April 2011 shows thereâ€s been a 

tendency in the past to focus on the market value of resources which has led to the decline of 

some ecosystems & habitats through pollution, over-exploitation, & land conversion. There is 

a hidden value to Britain's natural heritage. From species diversity to the pleasure of walking 

in nature, from the view of green space from our windows to our British woodland, our 

country's bees & other pollinating insects, a price can be put on each aspect and this new 

report, the NEA, has valued it, just as we should. We live in this biodiverse Forest. We have 

this English Nature Grasslands Inventory Site on our doorstep acting as an introduction to 

tourists to Cinderford. We should not be ignorant of it and its value. The NEA is not ignorant 

of the Forest of Deanâ€s ecosystems & habitats value nor of any of the UKâ€s 

environmental heritage. The report stated that policy choices can make a difference to the 

UK economy of Â£50bn per year, and that roughly 30% of all ecosystem services are still 

declining or degrading. I ask that this decline is stopped now in the case of the Cinderford 

Northern Quarter Area Action Plan for all the reasons above. I ask that the plan is turned 

down and the site left alone to continue being a quality biodiversity site for the benefit of 

humans in many ways. 

It also must be noted that this area is an effluvial floodplain and has numerous abandoned 

mineshafts which are likely to be costly to land stabilise. 

(2004) Inspector did not support employment on a 

large part of the NQ area.Â It is currently allocated 

for recreational use.Â He did hoever support 

residential and employment on adjoining sites, which 

are part of the NQ.Â 

noted, 

no change 

Mr Martin 

Rudland 

CNQPD55 

The College, which is for the whole of the District, is more central to its catchment area at its 

existing site and could be upgraded there rather than that existing building being demolished 

and a new building erected . 

Remaining on the present site is one option for the 

college, however the AAP proposes an education 

facility, which need not necessarily be the existing 

college.Â It is however considered that the NQ has 

better accessibility than the present college site. 

no change


Organisation 

Ms 

Environment 

Margareta Agency 

Mojzisova 


CNQPD78 

Whilst our main concern is that there is no policy in relation to waste (it was in the previous 

version), following our discussion on this we understand that you are happy to add a policy or 

recommendation within the design requirements in relation to this matter to strengthen the 

importance of this issue and secure on site waste facilities within developments as part of this 

regeneration. Once this is corrected we do not feel it would be justified to find the document 

unsound in relation to the other additions/changes which we are making recommendations on 

within this letter. Nevertheless, we consider that these changes would make the document 

more effective. We recognise that a document cannot be found â€œmore soundâ€ 

we are not raising these as soundness issues. However, we would encourage you to 

consider/incorporate these changes in order to have more effective, clearer policies which 

would secure more sustainable development within the regeneration area. 

, hence 

FoDDC will make reference in the AAP text to 

waste issues.Â Â However, waste issues are a 

County Council function and appropriate policies 

would be contained in the Waste Plan 

FoDDC will make reference 

in the AAP text to waste 

issues. However, waste 

issues are a County Council 

function and appropriate 

policies would be contained 

in the Waste Plan 

Ms 

Margareta 

Mojzisova 

Environment 

Agency 

CNQPD79 

Waste policy We note that the previous policy in relation to waste (policy 32) has now been 

deleted and the wording of the policy is now added to the general text within section 5.132 

(p.99). We sought clarification with you on this during our recent phone conversation and we 

understand that the reason is that you consider this matter to be covered by Gloucestershire 

County Council in their policy documents. Whilst the County planning policies are relevant to 

County matters (i.e. the provision of waste management facilities/developments that are 

proposed within the area (such as Cont/d.. 3 proposals for anaerobic digestion plants, waste 

transfer stations, etc),the Waste Core Strategy (WCS) is still emerging at this stage, and not 

yet adopted. In addition we welcomed the previous clear stance on the intention to include a 

waste management facility in the AAP area, and how this tied into energy provision. 

Furthermore we consider the AAP should have a policy which would encourage developers 

of all types of proposal (such as residential developments which are covered by permissions 

granted by your Authority) to provide recycling facilities and waste minimisation design within 

the AAP area. As such we would strongly support that the waste policy is included again 

within the document, as this would cover the above aspects. We appreciate that there may be 

conflict or duplication with the emerging WCS, so if this is not possible, the waste 

requirements should as a minimum be listed within the design standards in policy 9. Which 

ever option you decide upon, we would seek that the ethos of the previous policy is not lost 

and that a joined up approach to energy provision and waste management infrastructure for 

the AAP area is delivered through the document and its policies. Mining and mineral policies 

We note that the mining and mineral policies have also been deleted from the document and 

the wording is only included within the general text. The reason provided during our phone 

discussion was the same as for the waste policy - that these matters will be covered by 

County Council policies. We would suggest you seek confirmation from the Coal Authority 

and County Council (or other relevant Authorities) that they are happy with this approach. 

Waste issues are a County Council function and it is 

noted that the current policy references are 

apparently considered appropriate and adequate. Â 

no change


Organisation 

Ms 

Environment 


Mojzisova 

Ms 

Margareta 

Mojzisova 

Environment 

Agency 


CNQPD80 

CNQPD81 

Flood Risk: Policy 27 Overall we support the wording of this policy as this includes Sequential 

Test, no culverting, 10 metres buffer zone etc. We have however, some additional 

suggestions to improve this policy even further. â€œThe Council will require development 

proposals to demonstrate how the risk of flooding will be minimisedâ€ . We would suggest 

that the first sentence is revised to say either of the following: â€œThe Council will require 

development proposals to demonstrate how the flood risk is reducedâ€ . â€œThe Council 

will require development proposals to demonstrate how the risk of flooding will is 

minimisedâ€ . We consider the third paragraph needs to make reference to new 

development being adequately protected from flooding and also that any users of any new 

development should not being exposed to significant flood risk. New development should also 

normally be designed to ensure that it is not going to be dependant on the intervention of 

others such as the Emergency Services for rescue and evacuation. Typo: â€œThere is will be 

a presumption against additional culverting. Where active minor watercourses /drainage 

channels are identified on site these should remain open an d be incorporated into 

development with appropriate buffersâ€¦.â€ 

Drainage: Policy 28 We support that the drainage policy now also includes reference to foul 

drainage and we are satisfied with suggested wording. The SUDS drainage policy has been 

altered in this latest version of the document. Our previous suggestion has been 

incorporated. However, the policy now refers also to different Authorities which the approval 

should be sought from when developing the drainage strategy. We would suggest this is 

changed to â€œIn developing the drainage strategy, consultation with and approval from 

relevant Bodies will be required.â€ This is because the Floods and Water Management Act 

2010 (Schedule 3) suggests that the County Councils will be SUDS Approval Bodies in future. 

Furthermore responsibilities for these Bodies over different matters may change in the future 

which may mean the policy would no longer be relevant. The same should be done 

throughout the supporting text in this section. We would also recommend a reference to the 

SuDs `Management train` within the supporting text. More information on this can be found 

on page 12 of CIRIA C697. Section 5.111: We would suggest the addition of the following 

into the section: â€œBuilding Regulations on Drainage and Waste Disposal support a surface 

water drainage hierarchy, with infiltration on site as the preferred disposal option, followed by 

discharge to watercourse and then connection to a sewer.â€œ Section 5.112: We welcome 

the inclusion of SUDS hierarchy techniques within the document. We understand this was 

probably used from some of our previous responses. However we would suggest minor 

changes to point 4 to make the statement clearer and the addition of a sentence at the end of 

this section. Please see the following suggestions: 4. If the above cannot contain the full 

attenuation volumes required, consideration can be given to the use of oversized tanks to 

provide attenuation in addition to soakaways, swales, ponds etc.. 5. Only if none of the above 

FoDDC note support for Flood RiskÂ Policy 27. 

FoDDC will make the recommended change. 

FoDDC note support for Drainage Policy 28. 


FoDDC will make the 

recommended change to 

Flood Risk Policy 27: 

FoDDC will revise the 

wordingÂ to say either of 

the following: "The Council 

will require development 

proposals to demonstrate 

how the flood risk is 

reduced". "The Council will 

require development 

proposals to demonstrate 

how the risk of flooding will 

is minimised". FoDDC will 

amend the third paragraph 

to reference new 

development being 

adequately protected from 

flooding and also that any 

users of any new 

development should not 

being exposed to significant 

flood risk. New development 

should also normally be 

designed to ensure that it is 

not going to be dependant 

on the intervention of others 

such as the Emergency 

Services for rescue and 

evacuation. 



Drainage Policy 28: The 

policy refers to different 

Authorities which the 

approval should be sought 

from when developing the 

drainage strategy.We will 

change this to "In developing 

the drainage strategy, 

consultation with and 

approval from relevant 

Bodies will be required." The 

same will be done 

throughout the supporting 

text in this section. FoDDC 

will also recommend a 

reference to the SuDs 

`Management train` within 

the supporting text. Section 

5.111: We will add the 

following into the section:


Organisation 


methods/options are possible and demonstrated as such, then consideration can be given to 

the use of oversized tanks. It should be noted that tanks do not provide water quality 

treatment/amenity value and require costly maintenance than above ground features. At the 

end of SUDS hierarchy a note should be added as follows: Note: It should be noted that in 

order to provide sufficient water treatment of surface water as many SuDS techniques as 

possible should be used within the proposal 

"Building Regulations on 

Drainage and Waste 

Disposal support a surface 

water drainage hierarchy, 

with infiltration on site as 

the preferred disposal 

option, followed by 

discharge to watercourse 

and then connection to a 

sewer." Section 5.112: We 

will make minor changes to 

point 4 to make the 

statement clearer and the 

addition of a sentence at the 

end of this section. Please 

see the following 

suggestions: 4. If the above 

cannot contain the full 

attenuation volumes 

required, consideration can 

be given to the use of 

oversized tanks to provide 

attenuation in addition to 

soakaways, swales, ponds 

etc.. 5. Only if none of the 

above methods/options are 

possible and demonstrated 

as such, then consideration 

can be given to the use of 

oversized tanks. It should be 

noted that tanks do not 

provide water quality 

treatment/amenity value and 

require costly maintenance 

than above ground features. 

At the end of SUDS 

hierarchy a note will be 

added as follows: Note: It 

should be noted that in 

order to provide sufficient 

water treatment of surface 

water as many SuDS 

techniques as possible should 

be used within the proposal 

Â


Organisation 

Ms 

Environment 


Mojzisova 


CNQPD82 

Landscape and Biodiversity and Public Realm: Policy 10 We welcome the additions with 

respect to biodiversity and the importance of the watercourse corridors. However there is 

still some ambiguity regarding the buffers around existing water courses. We welcome 

reference to a consistent offset of a minimum 10 meters (m) and to respond to â€œon the 

groundâ€ habitat areas however where to start the offset - waters edge, bank top, valley 

top is a matter of interpretation. For example on at least one of the watercourses 10m would 

only protect a proportion of the valley sides. Cont/d.. 5 We note the qualification to the 

aspiration for enhancement by ` where possible`. The definition of mitigation is a matter of 

interpretation but we are concerned that the reduction in the commitment to enhance may 

lead to missed opportunities e.g. improvements in fish passage. 

Comments noted - FoDDC will make the 

recommended change to Policy 10 re: Watercoursedelete 

"where possible" (third point).Â It is 

considered that the buffers around existing 

watercourses will have to be subject to some 

flexibility based on the 10m reference.Â It is agreed 

that in some cases this will need to be greater.Â 

These cases (and any where the distances are less) 

will have to be subject of individual consultation. 



Policy 10 re: Watercourse.Â 

Watercourse- delete "where 

possible" (third point). 

Ms 

Margareta 

Mojzisova 

Environment 

Agency 

CNQPD83 

.We are satisfied with the changes included in this policy. Habitats Screening Assessment The 

section on Hazard and Impact Identification now makes sufficient reference to fish as potential 

receptors. 

FoDDC has noted comments in relation to Policy 

26. 


the AAP 

Ms 

Margareta 

Mojzisova 

Ms 

Margareta 

Mojzisova 

Ms 

Margareta 

Mojzisova 

Environment 

Agency 

Environment 

Agency 

Environment 

Agency 

CNQPD84 

CNQPD85 

CNQPD86 

Some consideration as part of the phasing of development should also be given to foul 

drainage arrangements and its availability. In addition, the consideration of SUDS should be 

listed in section 5.16 as this would impact on landscaping. Landscaping and SUDS proposals 

should work in harmony with each other and not conflict. 

Northern Quarter Character Areas: Policy 6 We support this policy, particularly the 

statement under Forest Vale North section that areas in the functional floodplain will contain 

uses compatible with the floodplain. We would suggest however to include the word 

â€œonlyâ€ in this sentence: â€œLarge areas of the character area are in the functional 

floodplain and will only contain uses compatible with the floodplain.â€ 

Sustainability and design standards: Policy 9 We support this policy particularly the 

commitment to a high standard of design (e.g. Code for Sustainable Homes Level 4 as 

minimum and increasing with statutory changes over time and BREEAM excellent standards. 


3.Â The addition of the phrase "including any 

related to SUDs" is suggested as an addition to point 

3 in 5.16, after "Landscaping proposals or strategy". 

FoDDC has noted comments in relation to Policy 6. 


FoDDC note support for Policy 9. 

The addition of the phrase 

"including any related to 

SUDs" is suggested as an 

addition to point 3 in 5.16, 

after "Landscaping proposals 

or strategy". 

Include the word 

â€œonlyâ€ in this 

sentence: â€œLarge areas of 

the character area are in the 

functional floodplain and will 

only contain uses compatible 

with the floodplain.â€ 


the AAP 

Ms 

Margareta 

Mojzisova 

Environment 

Agency 

CNQPD87 

Other comments Water Framework Directive (WFD) As highlighted in our previous letter, 

the Cinderford Brook has been determined to have an Ecological Status of â€œpoorâ€ and 

as such the proposed regeneration of the area should improve this situation as the WFD 

requires us to aim to meet good status in all water bodies. In addition to the points made in 

our previous correspondence (see letter Ref. SV/2009/103522/01-L01 (dated 4 December 

2009), page 9), the AAP report should make reference to WFD. Furthermore our Fisheries, 

Recreaton and Biodiversity Officer has raised the matter of WFD compliance assessments. 

End 6 Any future works within the water environment that are proposed within the AAP area 

(e.g. watercourse alteration including - resectioning, straightening, realignment, channelisation; 

channel diversions; bank protection etc.) may require a WFD compliance assessment. If 

deterioration or failure to achieve good ecological status or good ecological potential cannot 

be avoided then this would need to be justified. This is achieved through satisfying the 

exemptions criteria as set out in Article 4.7 of the WFD. We are in the process of seeking 

further guidance internally on the status of these assessments and their role in relation to 

planning. We will be contacting you again in due course to further advise on this matter. It 

may be that a statement should be added within the supporting text of Policy 2: Cross-cutting 

approach to sustainability, that any proposals which have the potential to impact on WFD 

FoDDC has noted comments in relation to Water 

Framework Directive. 


the AAP


Organisation 


quality elements (biological, hydromorphological, physico-chemical and/or chemical quality) 

may need a formal WFD compliance assessment submitted to demonstrate there will be no 

deterioration in ecological status or potential status of a water body or prevent improvement 

measures or a water body from meeting its ecological objectives. 

Ms 

Margareta 

Mojzisova 

Environment 

Agency 

CNQPD76 

Cinderford Northern Quarter Area Action Plan (AAP) Publication Draft Thank you for 

consulting us on the above document which was received on 27 April 2011. First it should be 

noted that we were consulted on the Sustainability Appraisal (SA) and Preferred Options for 

the Cinderford AAP in 2009 and subsequently provided you with detailed comments for these 

reports and evidence base documents in our letters ref. SV/2009/103522/01-L01 (dated 23 

July 2009) and ref. SV/2009/103522/01-L01 (dated 4 December 2009). We were also recently 

consulted on changes within the plan and responded by letter ref. SV/2010/104029/AP- 

04/PO1-L01 (dated 07 March 2011). We welcome these opportunities to advise and inform 

your strategic planning documents and policies. We have reviewed the submitted AAP 

publication draft and wish to provide the following comments. Our position We welcome the 

changes you have made to the AAP following our previous consultation response. We 

consider these changes have significantly improved the document, and as such we are 

supportive of the document overall. We however wish to provide the following comments 

and some recommended additions/changes to the AAP. Â 

FoDDC noted general support for AAP 


the AAP 

Mr Colin 

Studholme 


Wildlife Trust 

CNQPD13 

3 

The area forming the subject of this Area Action Plan is recognised for its high ecological 

value and it is either designated or adjacent to land designated as a Key Wildlife Site. The 

presence on or nearby of species protected under national and European legislation, including 

the proximity of Natura 2000 sites, elevates the value of the site considerably. It is probably 

one of the most ecologically diverse and sensitive sites ever proposed for built development 

in Gloucestershire in recent decades and as such the ecological issues raised demand extra 

special attention. The Trust is also concerned about the completeness of the ecological 

information which has been used to inform the plan preparation. In particular we are strongly 

of the view that the evidence base for invertebrates (the subject, it appears, of a single survey 

carried out between the 27th â€“ 30th September 2007) is totally inadequate. Such timing will 

have missed out a whole range of invertebrates, not least spring and summer butterfly/moth 

species for which the locality is well known. Wood white, dingy skipper, grizzled skipper and 

the forester are all species of conservation concern known to use the proposed development 

area yet they do not feature in the ecological appraisal (3.2.10). This is a serious omission and 

clearly compromises the conclusion given in the EA that the site is only of District level 

importance for invertebrates. Given that the species of Lepidoptera mentioned above rely on 

open habitat types present within the proposed development area it is the Trustâ€s view 

Comments are noted. FoDDC recognised the 

complexity of the area. Any development will be 

subject to extensive wildlife appraisals and plans to 

mitigate any concerns.Â Atention is drawn in 

particular to Policy 10 of the AAPand the 

accompanying material which sets out the basic 

strategy.Â Further contact with the Wildlfie trust is 

welcome, especially in the context of the more 

detailed studies and plans for mitigation that will be 

prepared. 


the AAP


Organisation 


that a formal spatial plan cannot be formally adopted until their current distribution is 

determined and mitigation proposed â€“ at the Plan stage - to secure and enhance the 

populations of these species. 

Mr Laurie 

Moseley 

CNQPD11 

1 

The evidence of deprivation and the need for regeneration (except in purely physical 

rebuilding terms) are both weak. We need generation, not regeneration. Much of the 

evidence comes from the Indices of Multiple Deprivation. I have been analysing them since 

2000. There are 10 indicators which have historically been used for assessing whether an area 

is deprived or not. However, only 9 of them are meaningful. The one which should be ignored 

is the Barriers to Housing and Services one, which is the very one that planners use a great 

deal. The reason for omitting it is that (a) it does not measure deprivation and (b) it is open 

to abuse by politicians and developers. The word Housing in the title is grossly misleading. 

Prior to 2004 there was an indicator about Accessibility. It measured how far a super output 

area centroid was from a variety of services. Effectively it showed how rural an area was. That 

meant that some of the most desirable areas in the country were listed as though they were 

deprived. When the indices were revised in 2004, there was a consultation. Urban local 

authorities lobbied to have that indicator removed because, they argued, it was likely to direct 

funds to some of the least deprived, even if remote, areas. That argument held sway. From 

2004 onwards there has been a combined indicator with 2 housing elements and 2 

accessibility elements. Areas which appear deprived on that indicator appear so not because 

of any housing problems, but simply because they are rural. When one correlates the 

percentiles in England of LSOAs in the Forest of Dean on the Barriers measure and the 

overall IMD, the coefficient id -0.40 (that is a minus sign!). In other words, the areas which are 

most â€œdeprivedâ€ on that indicator are the least deprived overall. It is a nonsense 

indicator, and the District Council should reject any analyses based on it. Of course, they are 

at liberty to do what I have done and separate out the Living Environment elements from the 

Accessibility ones. In my analysis, I have included the remaining 9 domains expressed as their 

percentile position in England. The lower the figure, the more deprived they are; the higher 

the figure, the more comfortable they are. It is generally accepted that the criterion for being 

deprived is to be in the bottom 20% of England i.e. any figure of < 20 indicates deprivation. 

IMD Overall weighted indicator of multiple deprivation Inc Income EmploY Employment 

Health Health and well-being ETS Education training and skills Crime Crime and disorder Live 

Living environment Inc Dep Child Children in income deprived families Inc Dep Elderly Elderly 

in income deprived families There are 50 LSOAs (Lower level super output areas) â€“ a small 

part of a ward â€“ in the District. Of those, the numbers with different numbers of domains 

in the bottom 20% of England are: No. of domains No. of LSOAs 4 1 3 0 2 2 1 3 0 44 In other 

words, of the 50 LSOAs in the District 44 (obviously 88%) have no domains which score in 

the bottom 20% of England. That is hardly strong evidence for deprivation. Some areas are 

better off than others. For example, the median overall IMDs of major settlements are as 

follows: Settlement Median IMD Percentile Cinderford 37 Coleford 45 Littledean & Ruspidge 

The evidence shows the relative position of 

Cinderford and identifies a number of issues that are 

to be addressed.Â It is agreed that there should be 

a concentration on educational opportunity and 

using the exceptional (environment)Â location to 

provide varied job opportunities.Â it is not agreed 

that the proposals represent an urbanisation of the 

area.Â They would lead to a major chaneg and 

some presently undeveloped areas will be developed 

but overall the AAP's intention is to provide a form 

of development that does not read as urbanised. The 

points made that suggest that the population that 

should be planned for is 5000 less than the current 

population have been responded to as part of the CS 

exercise and this reduction is considered most 

unlikely.Â Should the current slow increase and the 

projected steady decrease in household sizes change 

then these potential changes can be taken into 

account.Â The comments from EN are that they 

are generally supportive of the way in which the 

AAP is addressing wildlife issues, not that they 

consider the document in any way unsound. In 

conclusion, the basis on which the AAP has been 

prepared is considered suitable as is the proposal 

itself when considered alongside the various issues 

that it seeks to address.Â It is a solution 

proportionate to the needs of the area and places at 

its centre education, employment and the 

environment Â 

no change


Organisation 


50 Lydney 56 Mitcheldean & Drybrook 55 Newent 62 Clearly they vary; some represent a 

more comfortable situation than others. However, none of them even remotely approach the 

score as low as 20 which might justify a label such as â€œdeprivedâ€ . Even the lowest area 

in the Forest would have to halve its percentile to justify that. That would mean dropping 

5,556 places in the England rankings â€“ an unlikely event. None of the major settlements 

could be fairly described as â€œdeprivedâ€ . Of course, the smaller the unit of analysis, the 

greater the variations become. For example, in Cinderford West (which has some of the 

lowest scores in the Forest, although not in Gloucestershire or England) there are 3 LSOAs. 

They have IMD percentiles of 20.3, 34.8, and 56.9 respectively. None of these quite reached 

the deprived level, but the striking feature is how varied they are. Within one ward, there are 

three sub-areas which go from below average to well above average. Indeed, the most 

comfortable of those areas is nearly 3 times higher up the England league than the least 

comfortable. All that variation is found not between settlements or even between wards 

within a settlement, but within a single ward, within a few minutesâ€ walk. Clearly, the 

lower the unit of analysis, the easier it is to find less comfortable areas. If one had data street 

by street or house by house, one would find huge variations. With such variations one is 

more likely simply by chance to find both good and bad. Clearly, solutions are unlikely to 

come from such gross sociological approaches. We need something more small-scale and 

individualised. This is borne out by the fact that the really striking feature of the data is just 

how poorly the lower scoring areas perform on Education Training and Skills. That correlates 

with the IMD at the +0.714 level. In other words, historical shortcomings in Education predict 

51% of the overall deprivation index. The lower performing areas are the ones with the least 

satisfactory educational performance. Of course, District Councils are not education 

authorities so FODDC will have to persuade the education authority to raise standards, 

particularly in the STEM subjects in which the UK has sunk so disastrously in the OECD 

world PISA rankings over the past 15 years. In Maths, for example, it has fallen from 4th to 

28th. The District Council could, on its own, start some projects specifically to raise 

performance in mathematics, engineering, chemistry, and biology. No amount of house 

building, or even providing routine jobs, will overcome that handicap. The solution is to 

improve educational performance, especially in the modern subjects in which our economic 

competitors have made such rapid progress in recent years. A possible solution We have one 

major advantage over other areas: we live in what is currently a beautiful area. According to 

all the 20+ research studies on the topic, that on its own is likely to attract modern, highincome, 

knowledge-intensive, sustainable industries. For that the District Council needs 

employ people whose full-time job is to attract spin-off companies from universities or other 

high-tech entrepreneurs. As the DEFRA Rural Economics Research Unit concluded â€œFor 

many rural areas, their greatest asset is the quality of their environmentâ€ . Note that it is 

not simply â€œan assetâ€ or even â€œa great assetâ€ . It is â€œthe greatest assetâ€ . 

For incoming businesses it was more important even than low rates or a supply of skilled 

labour. Fortunately, it is now the District Councilâ€s policy to press for AONB status. 

Clearly it should put a major effort into that. If the designation is obtained, that would do 

more for the future of young people in the district than any number of AAPs or other gross 

sociological schemes. In particular the District Council should eschew any policy which is 

likely to urbanize the area. The proposal in the Core Strategy to approve 6,200 new homes 

(over 14,000 additional population on current household sizes, i.e. two more Cinderfords) 

would be particularly disastrous. It would condemn our children and grandchildren to being 

consumers rather than producers and would increase the tendency in which we do the 

spending while people from the BRIC (Brazil, Russia, India, China) countries do the producing. 

That is clearly unsustainable and would lead to a situation in which the current spending 

cutbacks would look like a golden age. Conclusion If the proposed AAP were to do anything 

along the lines that I have suggested, I would approve of it. I regret to say that it does not. It is 

another example of top-down planning. 1. Given the natural population reduction of 5,000


Organisation 

Mr Laurie 

Moseley 

Mr Laurie 

Moseley 


CNQPD11 

2 

CNQPD11 

3 

over the next 25 years, the housing targets are far too high. They reflect the targets in the 

Core Strategy which have been shown to be based on poor evidence. They can be met only if 

the housing is intended for in-migrants and a policy of urbanisation. They do nothing either to 

provide for the identified needs of local residents in a district which is, according to central 

government, in R80 category â€“ the most rural category available... 2. By accepting the 

natural reduction of 5,000 one would take all the pressure of housing, jobs, commuting, the 

environment, and climate change targets. Any increase in population harms all those goals. 3. 

Given our numbers of large, under-occupied, properties, any housing proposals could be met 

by an enlightened policy of conversions to produce smaller units. That would mean that no 

new dwellings on previously undeveloped sites would be needed. 4. The proposal is on the 

wrong site. Comments from Natural England on the Core Strategy indicate that any such 

development is â€œUnsoundâ€ (their word). The independent biodiversity surveys 

undertaken indicate that many important species would be harmed. I accept that some of the 

Council sponsored work comes to a different conclusion, but until the disagreement has been 

independently evaluated it would be unsound (and showing a lack of due diligence) to proceed 

on the proposed site. Given the weakness of the Councilâ€s evidence base, we must 

assume that the same is true of the biodiversity surveys. 5. The major problem with 

Cinderford is that it is effectively a 19th century settlement. To improve it, one needs to 

redevelop existing old stock, not to keep on spilling out into the countryside (as has 

frequently happened over the past two decades). Development should mean â€œpull down 

old bad stuff and replace it with betterâ€ , not â€œdestroy beautiful countryside and 

replace it with worseâ€ . 

6. 6. The new road infrastructure is not needed and would serve only to increase traffic in an 

already overcrowded village. 

7. The educational facility is in principle a good idea. However, the level and type of education 

envisaged is much too low. If it was, as some has suggested, to be a â€œtechnical 

universityâ€ I would have supported it, although on a different site. If, as others have 

suggested, it is for 15-19 year olds, I would oppose it. Any serious educational facility for the 

coming century should insist on entry qualifications which include A-level or its equivalents in 

Maths, Chemistry, Physics, Biology, and Engineering. Anything less condemns our children to 

remain second-class citizens in the wider world. 

Disagree, the road infrastructure proposed is that 

necessary to serve the development and will be 

designed so that it provides for the increased traffic 

arising.Â It should not in itself increase traffic. 

Comments Noted 

no change 

No change 

Mr Rob 

Niblett 


County council 

CNQPD11 

6 

Thank you for consulting Gloucestershire County Council (GCC) on the above matter. I have 

the following comments to make. GCC supports the production of the Cinderford Northern 

Quarter AAP and the principle of mixed use development within this area. The phased, 

proposed mix of residential and employment uses along with community and educations 

facilities is supported and will provide a solid basis for the regeneration for the whole of 

Cinderford and surrounding area. Â Â Â 

FoDDC noted general support for AAP 


the AAP


Organisation 

Mr Rob Gloucestershire 

Niblett County council 


CNQPD11 

7 

As was affirmed by the evidence base work, the Northern Quarter has important biodiversity 

value and so the objectives within Theme 4 (Landscape, Environment and Biodiversity) are 

supported which are: Objective 6 - To ensure that development respects the areaâ€s 

important landscape, habitats and cultural heritage And Objective 7 - To protect and enhance 

the biodiversity value of the Northern Quarter These objectives, it is stated, are the basis for 

the policy statements. The policy statements in the list below certainly seem to respect this: 

Policy 2 - Cross-cutting approach to sustainability Policy 3 â€“ Phasing Policy 4 - Partnership 

working Policy 6 â€“ Character Areas Policy 8 â€“ Key Design Principles Policy 10 â€“ 

Landscape & Biodiversity Policy 15 - Road hierarchy and link road Policy 26 - European 

Nature Conservation Designations Policy 27 - Flooding Policy 28 - Water Quality, SuDS and 

Foul Drainage 

FoDDC note support for the AAP policies. 


the AAP. 

Mr Rob 

Niblett 



CNQPD11 

8 

In the supporting text for the policies on phasing and partnership working (3 & 4) we are 

pleased to note that more work will be needed on defining the detailed biodiversity 

mitigation, enhancement and green infrastructure required and that this would involve 

consultation with Natural England, Butterfly Conservation, Gloucestershire Bat Group, 

Gloucestershire Naturalistsâ€ Society and the Gloucestershire Wildlife Trust. This 

commitment will help to deliver development that is environmentally sensitive in the 

Northern Quarter. Policy 10 is based on the Masterplan assertion that adverse impacts on 

biodiversity will be mitigated and also enhanced where possible. Some of this would be a legal 

requirement, e.g. for bats. Policy 15 has supporting text that covers habitat mitigation 

measures (5.72 & 5.73) which is useful but could mention that there are also likely to be other 

protected species that need to be dealt with accordingly such as reptiles. 


No change 

Mr Rob 

Niblett 



CNQPD11 

9 

Policy 26 on protecting European Sites is welcome and so is the supporting text for advising 

developers. However the District Council should check that although a policy is very 

desirable within the AAP is it actually allowable We only say this because we still have in 

existence PPS9 which at paragraph 6 states: â€œSince they enjoy statutory protection specific 

policies in respect of these sites should not be included in local development documentsâ€ 

However as PPS9 will probably be subsumed into a single National Planning Policy Framework 

this may mean that soon international sites policies in LDF documents could be acceptable to 

government 


26. FoDDC will make the recommended change. 


recommended change 

relating to Policy 26: The 

District Council will check 

that a policy on protecting 

European Sites within the 

AAP area is allowable. 

Mr Rob 

Niblett 



CNQPD12 

0 

The Sustainability Appraisal - Non Technical Summary (Pre Submission Draft) incorporates 

the SEA. It rightly highlights mitigating the negative impact on biodiversity from proposed 

development as a key issue. Our view is that the policies included in the AAP (and mentioned 

above) provide a mechanism to ensure this can happen through the delivery of sustainable 

development at this sensitive location. 

FoDDC noted general support for the Sustainability 

Appraisal. 


the AAP


Organisation 



Mr Rob 

Niblett 

Mr Rob 

Niblett 

Mr Rob 

Niblett 

Mr Rob 

Niblett 










CNQPD12 

1 

CNQPD12 

2 

CNQPD12 

3 

CNQPD12 

4 

CNQPD12 

5 

As part of the Waste Core Strategy (WCS) process parts of the Northern Quarter were 

looked at as potential sites to be allocated for the development of a strategic waste facility. 

However these have not been formally allocated within the published WCS. Although they 

have not been formally allocated in the published WCS it does not mean they are unsuitable 

for waste management purposes and does not preclude the possibility of proposals for waste 

management facilities coming forward. Should a speculative proposal come forward this will 

be considered having regard to the relevant general policies of the WCS, national policy and 

any other material considerations. In the document there is reference to the need for Site 

Waste Management Plans to be produced. The County Council has an adopted SPD on 

Waste Minimisation in Development Projects. Those applying for planning permission for 

â€œmajorâ€ developments (see definition below and paragraph 1.11) are required to 

prepare and submit a Waste Minimisation Statement to accompany their planning application. 

Major development is either 10+ dwellings (or residential development on a site larger than 

0.5 hectare), or for any other type of development where the floorspace exceeds 1,000 

square metres or site area is 1 hectare or more. Therefore Waste Minimisation Statements 

will likely be required for a majority of the potential planning applications that will form part 

of the regeneration. 

In general the Area Action Plan takes on board the heritage of the area through Policy 12 

Heritage which I would support. In addition I suggest that: â€¢ The Vision (3.1) should 

reference the cultural heritage of the area, which has had such a strong influence on the 

development of the landscape and built development of the northern quarter â€¢ Policy 12 on 

Heritage discusses the Northern United complex and the Secretary of State's decision not to 

list. The very full extract from the decision however omits the important conclusion which 

will be relevant to the future of the Northern United Buildings, as follows: The buildings at 

the Northern United Colliery are not of sufficient architectural interest and are not intact 

enough to merit designation in the national context. However, they are undoubtedly of a high 

degree of local and regional significance as, though incomplete, the site has the most extensive 

remaining complex of pit buildings in the Forest of Dean district, and is part of the last deep 

mine in the area. â€¢ This conclusion should be included in this section of the AAP in order 

to make an accurate statement of the assessment of the buildingsâ€ significance. â€¢ This 

section should also consider the value of using the distinctive heritage of the area to underpin 

economic regeneration, consistent with the current FoDDC policy on maximising the value of 

heritage for tourism in the area. 

Matrix on p. 20 should also link sustainable transport and Strategic Amenity Hub and all Land 

Uses. 

P. 46: key design principles: should also encourage future development to promote 

sustainable transport e.g. by providing high quality cycle parking, bus shelters, RTPI, travel 

plans, encourage car sharing and car sharing parking places, etc. 

Policy 15: also respect Manual for Gloucestershire Streets design guidance 

(http://www.gloucestershire.gov.uk/index.cfmarticleid=102331), including guidance on street 

lighting and enhanced materials guidance as well as walking and cycling and PT provision. 

Travel Plan guidance: (http://www.gloucestershire.gov.uk/index.cfmarticleid=102337) should 

also be considered. 

FoDDC noted comments. 

FoDDC noted comments on Policy 12 and will 

include suggested text in AAP. 

FoDDC has noted comments, the change is 

supported (add to diagram links from "sustainable 

transport to the items listed under "land use and 

activities"). 

Agree add a new point (third in policy 8) ... 

Transport principles- Promote sustainable transport. 

comments noted 


the AAP. 

FoDDC will include 

suggested text in AAP: The 

buildings at the Northern 

United Colliery are not of 

sufficient architectural 

interest and are not intact 

enough to merit designation 

in the national context. 

However, they are 

undoubtedly of a high degree 

of local and regional 

significance as, though 

incomplete, the site has the 

most extensive remaining 

complex of pit buildings in 

the Forest of Dean district, 

and is part of the last deep 

mine in the area. 

Add to diagram links from 

"sustainable transport to the 

items listed under "land use 

and activities" 

Add a new point (third in 

policy 8) ... Transport 

principles- Promote 

sustainable transport. 

No change to this policy


Organisation 



Mr Rob 

Niblett 




CNQPD12 

6 

CNQPD12 

7 

Policy 17 should refer to Gloucestershireâ€s Cycling Design Guide. Cycle facilities should 

be in line with GCC Cycle Facility Guidelines. 

(http://www.gloucestershire.gov.uk/index.cfmarticleid=102337) 

Policy 18: Guidance on Bus Stop design should be considered. 

(http://www.gloucestershire.gov.uk/index.cfmarticleid=102337) 

Noted, there is no objection to adding a footnote/ 

link to the design guide. 

noted, the consideration will apply at the more 

detailed design stage 

change- add footnote which 

references theÂ 

Gloucestershire Cycling 

Design Guide 

no change 

Mr Rob 

Niblett 



CNQPD12 

8 

Policy 26 (European Nature Conservation Designations) mentions detailed wider area traffic 

modelling to confirm flow changes on the A48 in the area of Walmore Common and the 

Severn Estuary. This should be coordinated with any additional traffic modelling needed to 

assess wider transport impacts. 

noted, 

no change 

Sophie 

Franklin 

CNQPD77 

The land for this proposed development is a Key Wildlife Site, an English Nature Grasslands 

Inventory site and contains a wide variety of plant life whilst being the breeding and/or feeding 

ground for a wide range of species, some of them very important. The development itself and 

during construction, is likely to significantly reduce the area for species using the area for 

breeding and feeding and effect surrounding areas through smothering by construction dust. 

Data records and survey work undertaken for the project show that of European importance 

is the lesser horseshoe bat and the Great Crested Newt. Some notable species for butterflies, 

the Wood white and Small Pearl bordered butterfly, the Grizzled and Dingy Skipper, birds 

such as linnet, bullfinch, song thrush, reed bunting, tree pippet, goshawk, woodcock, reptiles, 

adders, slow-worms, common lizards, toads, frogs, otter, white clawed crayfish., 210 

terrestrial and 114 aquatic invertebrate, 1 a red data book species and 6 nationally important 

species. The Survey Report produced for the project by Entec is no 12 and can be foundby 

copying and pasting http://www.fdean.gov.uk/nqcontent.cfma_id=7440&tt=graphic 

At the last Local Plan 

Inquiry when a very similar proposal came forward, called the Northern Arc, English Nature 

expressed its disappointment about the proposal because of the recognised value of the site 

as part of one of the most important open space wildlife sites in the Central Forest area. In 

his Report the Inspector said,â€œ/My overall conclusion is that PIC17 would result in serious 

harm to the landscape setting of the town, and to the natural environment and recreational 

amenity value of the site. This would outweigh the potential economic regeneration 

benefitsâ€ / and rejected the proposal. The Inspector also said of Cinderford that there 

is/â€œa need for environmental improvements to parts of the urban fabric to improve the 

townâ€s image and quality of life.â€ / Other issues are that this area is an effluvial 

floodplain, has numerous abandoned mineshafts which are likely to be costly to land stabilise, 

whilst the College, which is for the whole of the District could be updated on its existing site. 

Ibelieve that effort and money should be focussed in the town which would benefit local 

businesses and residents directly and more immediately. I understand that the Forest Of dean 

Friends of the Earth Group has put forward alternative ideas based on enhancing the wildlife 

value of the site and conserving it for future generations as it is an irreplaceable asset for 

Cinderford.This area is rich in wildlife, should not be built on and needs to be conserved for 

future generations to enjoy, study and appreciate the wonders of nature. Please take the 

proposals by the FoDFoE group seriously and re-think the project completely. I look forward 

to hearing from you as soon as convenient. 

Integral to the AAP is a design and layout that offers 

opportunities for enhancement of biodiversity and 

respects the existing features. A degree of change is 

inevitable however and where necessary mitigation 

on or off site is essential. Special attention has and 

will continue to be given to protected species on the 

site. Although mitigation strategies have been 

developed as the document has evolved, it is agreed 

that additional work is necessary. This need arises as 

the AAP proposals become clearer and as for 

example the detailed spine road alignment is drawn. 

Actions such as the extensive bat survey (which has 

the support of Natural England) are under way and 

will lead to appropriate mitigation. Although bats are 

the main consideration due to their known location 

and status in terms of protection, there are other 


FoDDC approach is supported by Natural England. 


the AAP

Full Name Company / ID Submission Officer Response Officer Recommendation 

Organisation 

Mr L Thomas CNQPD88 I am aware that this proposed development is on a Key Wildlife Site and an English Nature 

Grasslands Inventory site, containing a wide range of species, some of them very important. I 

understand there are the Lesser Horseshoe Bat and the Great Crested Newt of European 

importance, as well as important species of butterfly, the Wood White and others, and 

different birds such as Linnet, Bullfinch, Song Thrush and Woodcock. And there are Adders, 

Slow-worms, Common Lizards, and then Toads and Frogs, even Otters and White Clawed 

Crayfish, and a great variety of insects. The development is likely to greatly reduce the area 

for species which use it for breeding and feeding. And if the plan were to go ahead, the 

construction would be even more harmful to the landscape and the natural environment 

because the surrounding land would be smothered by construction dust and because of the 

effect of the disturbance and noise of the movement of heavy vehicles and working of 

machinery on the wildlife. Also this area is a flood plain and has lots of abandoned mineshafts 

which could be costly to build on. Regeneration focused I the town would be more immediate 

benefit to local businesses and residents. This area is rich in wildlife â€“ its irreplaceable. It 

should not be built on. It must be conserved for future generations to enjoy the open space 

and to appreciate the wonders of nature. I ask that this Cinderford Northern Quarter Area 

Action Plan is stopped now, turn it down and leave a valuable varied lovely wildlife site alone. 

The proposed NQ does focus on Cinderford in a 

location where the development of an appropriate 

scale and nature for the needs of the area can be 

accommodated.Â Â It is recognised that much of the 

site is of wildlife interest and extensive studies have 

already been conducted.Â Not all of the proposed 

development would be located on land which is 

presently undeveloped, and the proposals are 

designed to include a relatively open form of 

development allowing wildlife corridors.Â It is 

accepted that there will be need for further study 

and that some aspects of the proposed 

development, especially the access road will need to 

give full consideration and provide mitigation.Â 

no change 

Mr L Thomas CNQPD89 Also this area is a flood plain and has lots of abandoned mineshafts which could be costly to 

build on. 

Mr L Thomas CNQPD90 Regeneration focused I the town would be more immediate benefit to local businesses and 

residents 

Mr J Leighton CNQPD91 I am aware that this proposed development is on a Key Wildlife Site and an English Nature 

















Mr J Leighton CNQPD93 Regeneration focused in the town would be more immediate benefit to local businesses and 

residents. 

The site does contain disused mineshafts and also 

part of it is within an area vulnerable to flooding.Â 

These issues have however been the subject of 

extensive study and the development proposals have 

been drafted to avoid areas vulnerable to flooding 

and will take full account of the mining legacy (see 

response to Coal Authority representations) 

The AAP proposals are part of the wider proposals 

embodied in teh Core Strategy.Â These make clear 

the focus on Cinderford overall and the NQ is very 

much a complementary plan to those for the rest of 

the town. 

The comments are noted. Extensive studies are 

underway and have already been carried out to 

ensure that the proposals can be satisfactorily 

accommodated.Â Measures including mitigation of 

the impacts of the development mnd possibly 

translocation will be considered if necessary.Â It is 

agreed that it will be necessary to protect the area 

during the construction phase as well as 

incorporating any measures when it is complete. 

Regeneration proposals are focussed on Cinderford 

as a whole and this includes the need for the type of 

new development that can only be accommodated 

on sites such as the NQ.Â In evaluating alternatives 

the NQ site is considered to be the best and only 

area suitable for the mix of uses proposed. 


embodied in the Core Strategy. These make clear 



the town. 

no change 

no change 

no change 

no change


Organisation 

Mr H 

Leighton 

Mr H 

Leighton 

Mr H 

Leighton 

Mr H 

Leighton 


CNQPD94 

CNQPD95 

CNQPD96 

CNQPD92 

I am aware that this proposed development is on a Key Wildlife Site and an English Nature 

















Also this area is a flood plain and has lots of abandoned mineshafts which could be costly to 

build on. 

Regeneration focused I the town would be more immediate benefit to local businesses and 

residents. 


build on. 




accommodated. Measures including mitigation of the 

impacts of the development mnd possibly 

translocation will be considered if necessary. It is 




the site does contain disused mineshafts and also 

part of it is within an area vulnerable to flooding. 







embodied in the Core Strategy. These make clear 



the town. 








no change 

no change 

no change 

no change


Organisation 

Mr J Hall CNQPD97 I am aware that this proposed development is on a Key Wildlife Site and an English Nature 


























no change 

Mr J Hall CNQPD98 Also this area is a flood plain and has lots of abandoned mineshafts which could be costly to 

build on. 

Mr J Hall CNQPD99 Regeneration focused in the town would be more immediate benefit to local businesses and 

residents. 

Mr Weslee 

Leighton 

CNQPD10 

0 

I am aware that this proposed development is on a Key Wildlife Site and an English Nature 

























embodied in teh Core Strategy. These make clear 



the town. 










No change 

no change 

no change


Organisation 

Mr Weslee 

Leighton 

Mr Weslee 

Leighton 

Mr D 

Burford 


CNQPD10 

1 

CNQPD10 

2 

CNQPD10 

3 


build on. 

Regeneration focused in the town would be more immediate benefit to local businesses and 

residents. 

Just this last week a report has come out saying there's been a tendency in the past to focus 

on the market value of resources and thatâ€s led to the decline of some ecosystems and 

habitats through pollution, over-exploitation and land conversion. It said our natural heritage 

is very valuable and spoke of species diversity, the pleasure of walking in nature, the value of 

the effect of the view of green space from our windows and that a price can be put on each 

aspect. This new report has valued our environment â€“ just as we should. This plan will 

destroy the wildlife on our doorstep. That area down at Steam Mills is an environment and 

nature introduction to tourists to Cinderford. Itâ€s got loads of varieties there. The report 

stated that policy choices can make a difference to the UK economy of Â£50bn per year, and 

that roughly 30% of all ecosystem services are still declining or degrading. Lets look after ours. 

Thereâ€s a vast industrial site over near Lower Lydbrook, at Stowfield I think it is, that 

should be used. I want to stop this decline locally because of the Cinderford Northern 

Quarter Area Action Plan. Itâ€s a special place for Cinderford that gives us somewhere to 

get into the world of nature. Please turn it down. 

the site does contain disused mineshafts and also 








embodied in teh Core Strategy. These make clear 



the town. 

The site chosen is the result of the evaluation of 

options.Â It is necessary to provide for the needs of 

Cinderford in a loctaion convenient to the town and 

where the types of development that are sought can 

be provided.Â The NQ is considered suitable.Â 

The wildlife interests will need careful study and 

where needed mitigation or otther measures.Â 

Extensive studies have been undertaken and further 

work is underway to ensure the impact of the 

development is acceptable. The site at Stowfield is 

also suitable for re use but is constrained by its 

AONB location and the relative isolation form the 

remiander of the district. 

no change 

no change 

no change 

Ms Elsa Hale CNQPD10 

4 
















options. It is necessary to provide for the needs of 

Cinderford in a loction convenient to the town and 


be provided. The NQ is considered suitable. The 

wildlife interests will need careful study and where 

needed mitigation or otther measures. Extensive 

studies have been undertaken and further work is 

underway to ensure the impact of the development 

is acceptable. The site at Stowfield is also suitable for 

re use but is constrained by its AONB location and 

the relative isolation form the remiander of the 

district 

no change


Organisation 

Mr T Oliver CNQPD10 

5 



























district 

no change 

Mr M 

Beckett 

CNQPD10 

6 



























district 

no change


Organisation 

Mr C 

Leighton 


CNQPD10 

7 



























district 

no change 

Mr K 

Burford 

CNQPD10 

8 

English Nature expressed its disappointment about the last proposal for that part of the 

Forest of Dean. Cinderford, a very similar one called the Cinderford Northern Arc. At the 

Local Plan Inquiry for that proposal the value of the site was recognised as part of one of the 

most important open space wildlife sites in the Central Forest. â€œThe Inspector said it 

would seriously harm the landscape setting of the town and badly damage the siteâ€s 

natural environment for Cinderford people. He also said thereâ€s a need for building and 

environmental improvements to the parts of the centre of Cinderford to improve the 

townâ€s image and quality of lifeâ€ . So do work on the town centre care with the 

money available. The College, which is for the whole of the district, is more central to its 

catchment area at its existing site and could be upgraded there rather than that existing 

building being demolished and a new building erected on this wildlife site. I object to the plans. 

I want wildlife to be protected and the area free to enjoy naturally. 













district 

no change 

Mr A 

Leighton 

CNQPD10 

9 













The proposal previously considered was of a 

different nature to that contained in the AAP.Â 

Whilst the inspector highlighted considerations taht 

still apply, the AAP needs to be looked at as a new 

scheme.Â It provides for development which can be 

satisfactorily accommodated.Â Extensive studies 

have been and are being undertaken in order to be 

able to protect the natural environmant and provide 

any necessary mitigation or translocation. The 

choice of site was the result of extensive 

investigation and the need to balance constraints 

against the need to accomodate the mixed from of 

development proposed.Â It is intended to serve 

Cinderford and the wider area and is 

complementary to other regeneration 

initiativesÂ (and developments) in the remainder of 

the town, and District.Â Â 

no change


Organisation 

Mr A 

Leighton 

Ms Daphne 

A Lane 


CNQPD11 

0 

CNQPD11 

4 













After walking around this area at the North end of the Linear park, I am more than ever 

convinced that this is completely the wrong development planning here. In the eyes of 

developers this may be a useless waste/brownfield site but I think you must be unaware of its 

wildlife value and I am sure that you must have papers containing an assessment of the area 

from the period when my late partner Bob Godfrey was engaged in planning the development 

of the Linear Park â€“ right round past Steam Mills Lake to the end. It does not have to be a 

lush green beauty spot to be termed a valuable haven for wildlife, and the answer is not that 

we already have a forest on our doorsteps. This site is quite different in that the very nature 

of the ex-industrial site is a thin layer of vegetation which supports a wide variety of species 

some of which are now protected (Bat species). You will no doubt have received much 

information on these species already, which I have no need to repeat, except to emphasise 

the fast disappearing butterflies which are there, already not as abundant as, say, twenty years 

ago. Common blues â€“ not so common now - reed trefoil for the caterpiller food plant. 

Grizzled skippers need the wild strawberry. These and vetches, cinquefoil, tormentil and 

many others of the thinner and poorer soils are in â€œabundanceâ€ now, 

(â€œabundanceâ€ is now becoming a purely relative term) understandably of less 

importance to the majority than hotels, chalets and activity centres, but valuable on a 

completely different level. The peach and quiet of the lake will also b e destroyed. Build hotels 

and chalets elsewhere and give them the ornamental lakes which are part of the usual layout 

â€“ there are plenty of places in the forest surely for that. There is always space elsewhere 

too for industrial development without the destruction of important wildlife habitats. You 

may not be interested in the flora, fauna, range of wetland habitats with their own associated 

wildlife, but have you considered that future generations may feel quite differently about the 

loss Do you want your great grandchildren to ask â€œwhat was a butterflyâ€ 

The proposal previously considered was of a 

different nature to that contained in the AAP. Whilst 

the inspector highlighted considerations taht still 

apply, the AAP needs to be looked at as a new 

scheme. It provides for development which can be 

satisfactorily accommodated. Extensive studies have 

been and are being undertaken in order to be able 

to protect the natural environmant and provide any 

necessary mitigation or translocation. The choice of 

site was the result of extensive investigation and the 

need to balance constraints against the need to 

accomodate the mixed from of development 

proposed.It is intended to serve Cinderford and the 

wider area and is complementary to other 

regeneration initiatives(and developments) in the 

remainder of the town, and District. 







site. Â Although mitigation strategies have been 











The decision to proceed with the AAP is the result 

of an evaluation for development options for 

Cinderford. These are limited because of the 

landscape and planted forest which encircles it. The 

Northern Quarter (NQ) contains sensitive 

landscapes but equally has areas of previously 

developed land which are in part derelict and areas 

which are developed but are appropriate for 

redevelopment. The NQ as a whole offers 

developable land in an exceptional setting. The area 

is dominated by man made features and by the 

landscape which followed the opencast mining of 

coal. The AAP will bring major changes in the form 

of built development. Its masterplan and design will 

ensure that the new form that is created is of very 

high quality and is appropriate to the setting 

(predominantly but not exclusively woodland). The 

nature conservation measures, including the actual 

design of the overall development are an integral 

no change 


the AAP


Organisation 


part of the new environment and will lead to a 

distinct area that is appropriate for its location, with 

a unique (neither urban nor rural character). Â The 

NQ will become part of the forest environment but 

also has clear well defined boundaries that separate 

it from areas of planted forest. These already bring 

the type of activity that will be generated in the NQ 

(walkers, cyclists, vehicles). The types of uses that 

are being promoted and their intended locations 

have been carefully selected. The masterplan and the 

design code guide the form of development and the 

spaces between. Â 

Mr Roy Dyke 

CNQPD11 

5 

The provision of a Renal Dialysis Satellite Centre located within Cinderford has been formally 

approved by Gloucestershire Hospitals NHS Foundation Trust Board and agreed in 

collaboration with NHS Gloucestershire commissioners to provide additional capacity for 

future growth and is in accordance with the Government agenda for delivering care services 

closer to home. The service provision forms an integral part of the wider clinical strategy for 

Gloucestershire Hospitals NHS Foundation Trust and following extensive negotiations and 

option appraisal, a facility has been selected in Cinderford at Forest Vale Industrial Estate, 

New Town Road and design and construction feasibility planning works have commenced. 

The service provision benefits from being accommodated within the proposed Cinderford 

Area Action Plan and long term regeneration of the Forest of Dean Northern Quarter. The 

facility is anticipated to be operational from April 2012. 

FoDDC notes support for the AAP andÂ its 

suitabilityÂ for a healthcare use.Â FoDDC 

welcomesÂ NHS involvement. Â Â 


the AAP 

Mrs Sue 

Smith 

CNQPD13 

0 

I am writing as Chairperson of the Gloucestershire Branch of Butterfly Conservation to 

object to the proposals contained within the above development plan. Butterfly Conservation 

is the national charity working to conserve butterflies, moths and their habitats, and has 31 

branches, of which Gloucestershire is one. Â 



the AAP


Organisation 

Mrs Sue 

Smith 


CNQPD13 

1 

The Gloucestershire Branch of Butterfly Conservation objects to the above planning 

application for the following reasons: 1. The proposed development could cause loss or 

damage to breeding habitat of the following UK BAP Priority Species, all listed because of 

rapid recent declines: â€¢ Wood White: underwent a 65% national decline in distribution 

between 1970-82 and 1995-2004 â€¢ Small Pearl-bordered Fritillary: underwent a 34% 

national decline in distribution between 1970-82 and 1995-2004 â€¢ Pearl-bordered Fritillary: 

underwent a 61% national decline in distribution between 1970-82 and 1995-2004 â€¢ 

Grizzled Skipper: underwent a 49% national decline in distribution between 1970-82 and 

1995-2004 â€¢ Dingy Skipper: underwent a 48% national decline in distribution between 

1970-82 and 1995-2004 Four of these UK BAP Butterfly species either breed or use the 

North Linear Park as a corridor from one area to another. The Forest of Dean is the only 

area in Gloucestershire where the Wood White butterfly can still be found and the proposed 

development area contains a breeding colony which has recently become established. The 

Dean also contains the three remaining Gloucestershire colonies of the Small Pearl-bordered 

Fritillary, down from over 40 colonies in the Forest only twenty years ago. These sites are 

now remote from each other and the development site is an important linkage between two 

of these remaining colonies. The Dingy Skipper Breeds within the site and has an established 

colony on the north side of the fishing lake. Grizzled Skipper also uses the area for nectaring 

and is suspected to breed in the vicinity. This area is extremely important to all of these 

UKBAP species and to Lepidoptera in general - they must not be lost! All five species are 

associated with open habitats within the Forest of Dean, where their larval foodplants occur. 

Further details on the ecology of these species and suggested management recommendations 

to maintain suitable habitat can be forwarded on request. 2. A previous invertebrate survey 

undertaken as part of the Cinderford Ecological Appraisal Report by Entec UK Limited was 

not adequate to inform the true value of the site in respect of its Lepidoptera. The survey was 

undertaken between 27-30th September 2007, long after the flight period of all five UK BAP 

Priority Species, which could potentially be breeding within Cinderford Linear Park. 3. The 

Branch is concerned that the proposed work on the site, together with its change of use, will 

disrupt the breeding colonies of the butterflies listed above. It is also important that wildlife 

corridors be available to all species present in order not to disrupt connectivity between 

colonies of these UKBAP Prioritiy Species and other butterflies and insects. 4. This proposal 

will cause damage to Open Mosaic Habitats on Previously Developed Land, a UK BAP Priority 

Habitat. As a UK BAP Priority Habitat which could be supporting breeding populations of 

several UK BAP Priority Species butterflies, the planning policy guidance note PPS 9 â€“ 

Biodiversity and Geological Conservation, is relevant to this proposal and states that:"Where 

granting planning permission would result in significant harm to those interests, local planning 

authorities will need to be satisfied that the development cannot reasonably be located on any 

alternative sites that would result in less or no harm. In the absence of any such alternatives, 

local planning authorities should ensure that, before planning permission is granted, adequate 

mitigation measures are put in place. Where a planning decision would result in significant 

harm to biodiversity and geological interests which cannot be prevented or adequately 

mitigated against, appropriate compensation measures should be sought. If that significant 

harm cannot be prevented, adequately mitigated against, or compensated for, then planning 

permission should be refused."Section 40 of the Natural Environment and Rural Communities 

Act 2006 has brought in a new biodiversity duty on public bodies â€“ updating that in CROW 

Act 2000: â€œEvery public authority must, in exercising its functions, have regard, so far as is 

consistent with the proper exercise of those functions, to the purpose of conserving 

biodiversityâ€ For each relevant S.74 habitat local authorities need to: 1. Know the location 

and the condition of each site and habitat, and any opportunities for enhancement. 2. Protect 

habitats (and species) in the planning system (and through local authority land and property 

management, etc. if relevant) As a UK BAP habitat the site should now be regarded as a 

Section 74 habitat: PPS9 refers to the Section 74 list in paragraph 11: 'Through policies in 

Further detailed work is planned to address the 

conservation issues raised as the design of the 

developments and infrastructure for the NQ is 

progressed.Â Â Overall the proposals for 

development are intended to provide a "sub 

strategy" (policy 10) as a means to ensure that the 

issues raised are addressed.Â These are considered 

adequate measures but the council welcome further 

discussion as the plan evolves and is implemented. 

no change


Organisation 

Mrs Sue 

Smith 


CNQPD13 

2 

plans local authorities should conserve . . . habitat types that have been identified in CROW 

Act 74 . . . and identify opportunities to enhance and add to them' and paragraph 16: 'Local 

authorities should take measures to protect the habitats â€¦â€¦ from further decline through 

policies in local development documents . . . . Planning authorities should refuse permission 

where harm to species or their habitats would result, unless the need for and benefits of the 

development outweigh the harm. Although the Gloucestershire Branch of Butterfly 

Conservation is objecting to this planning proposal it would be very happy to reconsider its 

position if the above issues can be addressed. The Branch would like to see: 1. That a detailed 

survey of the Dingy Skipper, Grizzled Skipper, Wood White, Small Pearl-bordered Fritillary 

and Pearl-bordered Fritillary butterfly populations should be undertaken to determine their 

distribution and extent of breeding habitat within Cinderford Linear Park and specifically 

within the area outlined for development. Butterfly Conservation can give further advice and 

guidance on appropriate survey methodologies. 2. That reference be made to previous 

surveys undertaken in the area. 3. That reference also be made to data previously recorded in 

this area (Butterfly Conservation has a national reputation for valid survey data and has the 

largest collection of Lepidoptera records in Europe). 4. That the District Council has 

considered alternative options for the location of this development to avoid losing as much as 

possible of the likely breeding areas for those UK BAP butterflies present. 5. Detailed plans of 

how the District Council proposes to mitigate and /or compensate for the loss of breeding 

habitat if this cannot be avoided by the proposal. 6. How â€key habitats, feeding areas and 

commuting corridors for protected species are maintained and where possible enhancedâ€ 

will be upheld (ref Policy 10). The Branch thinks it would be very difficult for this to be 

supported in the current plans. . 

I look forward to hearing from you with regard to the concerns outlined in this objection. 

Butterfly Conservation (nationally and locally) would be more than happy to provide help. Â 

Â Â 



the AAP 

Mr Pepi 

Barrington 

CNQPD13 

4 

I wish to raise the following objections to the above: This development proposal is so 

obviously flawed it is hard to know where to begin and where to end. Â 

Noted 


the AAP 

Mr Pepi 

Barrington 

CNQPD13 

5 

Environment. Last year, Prof. John Lawton, former chair of the Royal Commission on 

Environmental Pollution recommended the establishment of 'Ecological Restoration Zones'. 

The proposed development site is widely recognised as a Key Wildlife Site so the above plan, 

flies in the face of David Cameron's policy to become the 'greenest ever' Government. This 

project is set to destroy a very important Open Space Wildlife Site and therefore goes wholly 

against the governments policy which attempts to redress the Widespread loss of 

Biodiversity. 







site. Although mitigation strategies have been 











FoDDC approach is supported by Natural England. 


the AAP


Organisation 

Mr Pepi 

Barrington 

Mr Pepi 

Barrington 


CNQPD13 

6 

CNQPD13 

7 

Proposed college The idea of building a new college on this site fails to make any economic 

sense. The whole field of higher education is bogged down in a climate of unprecedented 

economic uncertainty. Government cuts and budget constraints raise alarm bells over the 

whole future level of student demand and the financial viability of courses on offer. Given this 

level of uncertainty, It seems grossly irresponsible to be even considering a new college when 

others in the foreseeable future, may be actually contemplating closure. Precious money and 

resources would be better spent redeveloping and modernising the existing site. 

Forestry Commission land. Given the wealth of local opposition to the sale of FC woodland 

and publicly owned land in general, this proposal seems to demonstrate contempt for public 

opinion. The FC have to attempt to balance the books, but lest it be forgotten, it was local 

people that saved many of the jobs at Bank House. Now we see, the clever trading of parcels 

of land Which in reality constitute selling off FC woodland via the backdoor. It creates a 

precedent and betrays the wishes of people of the forest. 

The NQ offers an accessible and attractive location 

for development. It lies within an area where there 

is a great desire to improve educational attainment 

and to retain younger and more qualified persons in 

the local job market. At the same time there are 

major changes in further education both in respect 

of the institutions themselves and in the way it may 

be delivered. The role of the NQ is to be able to 

facilitate some of this change (by making land 

available) in a manner that enables new or existing 

institutions to enhance their delivery. 



the AAP 


the AAP 

Mr Pepi 

Barrington 

CNQPD13 

8 

Forestry Commission land. Given the wealth of local opposition to the sale of FC woodland 

and publicly owned land in general, this proposal seems to demonstrate contempt for public 

opinion. The FC have to attempt to balance the books, but lest it be forgotten, it was local 

people that saved many of the jobs at Bank House. Now we see, the clever trading of parcels 

of land Which in reality constitute selling off FC woodland via the backdoor. It creates a 

precedent and betrays the wishes of people of the forest. 

The proposals to develop the AAP area do not 

include areas of planted woodland.Â They do 

include land owned by the Forestry commission 

which are forest waste.Â These it is considered are 

able to be made available for development.Â 

no change 

Mr Pepi 

Barrington 

CNQPD13 

9 

Access The proposed access route to this site appears from the highways and safety 

perspective to be seriously flawed. There is already a complex road junction half a mile away 

with double lights at the Cinderford/Drybrook intersection . The proposed access route 

would require further lights, impeding the traffic flow on the already extremely busy And 

dangerous A4136. 

Comments noted, although subejct to more detailed 

investigation, the road pattern shown in the AAP is 

believed able to be implemented in a safe, 

satisfactory manner. 


the AAP 

Mr Pepi 

Barrington 

CNQPD14 

0 

This whole proposal seems a white elephant, a complete waste of public money; it appears ill 

thought out and more is to the point, it flies in the face both of current government policy 

and economic facts. Â 



the AAP 

Mr Mike 

Jones 

CNQPD14 

1 

Please take account of the following: I consider I am qualified to make this statement by a 

lifetimes experience of residing in Dean. I have also had my own Civil Engineering 

Construction Mining business for many years here as well â€“ Should anyone wish to querie 

or challenge this I would welcome the opportunity to expand. 


No change


Organisation 

Mr Mike 

Jones 

Mr Mike 

Jones 


CNQPD14 

2 

CNQPD14 

3 

1. This Consultation Package is flawed because it does not meaningfully draw the publicâ€s 

attention to the fact that this is a proposal to develop a significant parcel of Forest Waste 

Land. Any comments received should be discounted as invalid and the process re-commenced 

with a impartial package 

2. For the third time over circa. 30 years consecutive Plans has centred on Cinderford; indeed 

the 2005 Plan committed virtually the entire Councilâ€s annual capital improvements 

budget (not sure if this is the right name) and yet over this period the consecutive plans have 

largely succeeded in spending large sums on Consultant after Consultant but has failed to 

meaningfully deliver the majority of the aspirations hoped for. 3. This political rather than 

logical and rational initiative has for 30years denied the rest of the South Forest endless 

opportunities to properly develop and grow new ideas; and it is not unreasonable to say that 

the rest of the area has suffered at the expense of Cinderford and that the budget allocations 

for the Cinderford initiative has largely been squandered on endless and countless Consultant 

Studies, many arguably producing inappropriate and / or unachievable results presumably in 

order to attempt to meet their briefs; and the well known saying â€“ â€˜You canâ€t make 

a silk purse out of a sowâ€s earâ€ is appropriate to both the historical background and 

the Northern Quarter proposal itself. That is not specifically attributed to the nature of the 

site itself but more to the potentially insurmountable difficulties with land acquisition funding; 

etc., although, the underlying strata is predominantly Forest clay renowned for its fine narrow 

grading curve; making the strata particularly difficult and costly to work (as well as questioning 

the logic). 

It is not agreed that the consultation package for the 

Northern quarter is flawed. The proposals are 

clearly set out and have been in the public arena 

since 2009 in their current form, but were the 

subject of extensive public consultation before that. 

The latest version of the AAP was the subject of 

extensive publicity involving the local media and the 

distribution of leaflets in the area. There is extensive 

information on the Councilâ€s website and this 

has been maintained throughout the life of the AAP. 

the proposals do involve the intended development 

of significant areas of forest waste. 

Over the past 30 years a great deal of change has 

taken place in Cinderford, however the situation 

remains that there are still issues to be addressed 

that lead to the town and district not prospering as 

well as it could.Â Changes have included the 

development of Forest vale employment area, 

improvements to the town centre and the building 

of the present Co Op store in the centre.Â 

Â There is a mismatch between employment 

available in the district and employees (who 

commute out) and there is a low level of educational 

attainment.Â The need is considered to be to 

provide a renewed focus for the town and the 

district in a manner that makes best use of its assets 

(especially the environment).Â The scheme is able 

to be implemented and committments already exist 

in the form of spending by the HCA and their 

interest through being a significant land holder in the 

NQ. Whatever the past hisitory of initiatives, the 

present proposed NQ is at an advanced stage.Â It 

represents an alternative to slow incremental 

growth and relative decline. 

no change 

no change


Organisation 

Mr Mike 

Jones 

Mr Mike 

Jones 


CNQPD14 

4 

CNQPD14 

5 

4. Policy RFBE.9 of the 2005 District Local Plan (still in force) seeks to Identify and protect 

Forest Waste from development; and for that purpose the boundary of the Statutory Forest 

of Dean is now shown on all relevant Planning Maps. These hard won provisions contributed 

to frustrating a similar sized development of the same site then called the â€Ñorthern 

Arcâ€ which was also dealt with as a similar specific Plan / Inquiry item at the last District 

Plan Inquiry. 

5. Subject to any adjustments arising from impartial public consultation; the provisions of 

RFBE.9 is now proposed to be lumped into Core Strategy Policy: CSP - 9 - Recreational Land 

and Amenity Land including Forest Waste - Protection and Provision Description of Policy: 

The purpose of the policy is to protect recreational and amenity land and to ensure that any 

recreation space that may be lost is replaced. The policy covers the protection of amenity 

land with additional reference to Forest Waste;. With the Summary of Effects: Majority of 

effects are neutral/positive. Effects are likely to enhance landscape and townscape. (this is as 

taken from the CSD paragraph itself with attempt to re-word here and there to try to make 

sense â€“ difficult, - in fact the language used can in a way be arguably likened to the 

Northern Quarter proposal itself). This policy is more akin to an urban situation and is not at 

all helpful to circumstances that apply here. 

The AAP and the Core Strategy will replace the 

Local Plan.Â It reflects the changing needs of the 

area while retaining much of its general approach.Â 

The Council is now promoting the Northern 

Quarter for a form of mixed development. This is 

being carried in the Cinderford Area Action Plan 

which will become a development plan document 

under the new regime. It is supported by a strategic 

allocation in the draft Core Strategy. The proposals 

do represent a departure from the Local Plan which 

is the reason why they are being promoted through 

a new Plan and masterplan. This process will provide 

a very clear brief for how the area will develop and 

will ensure that the result will be a high quality 

scheme appropriate to its setting. As proposals are 

being brought forward in a development plan the 

scheme follows the principle in Local Plan Policy 

(R)FBE9 though of course it cannot comply. The 

proposed successor policy to (R)FBE9, numbered 

CSP9 in the Core Strategy protects land including 

Forest waste except where allocated in a 

development plan. Its intention is to allow 

development when allocated in the AAP and other 

development plan documents, but to convey a high 

level of protection where this does not apply 

(except in the case of previously developed sites 

which are occupied by buildings where each case will 

be treated on its merits). 

The policy CSP 9 is intended to cover a wide range 

of circumstances and being in the Core strategy has 

to do this.Â It would apply to the AAP area and 

most importantly its protection of forest waste 

would too, unless the land concerned is allocated in 

a development plan.Â The AAP and the CS make 

this allocation, and the AAP in particular contains 

policies to ensure that the form the development 

takes is acceptable. 

No change 

no change


Organisation 

Mr Mike 

Jones 

Mr Mike 

Jones 


CNQPD14 

6 

CNQPD14 

7 

6. The definition of a Forest is a tract of unenclosed land comprised of woodland and open 

spaces. The term â€˜Forest Wasteâ€ is used to describe all land within the Statutory 

Forest of Dean which is not legally enclosed (see Dean Forest (Timber) Act, 1808) so that 

this open land (Waste of the Forest) is always readily available to Commoners for grazing and 

the Crown (FC) holds the unenclosed land in joint occupation with the Commoners 7. The 

ability of FC to dispose of Forest Land is laid down by the Forestry Act 1981 which by S1 

does not apply to the Forest of Dean so that if Forestry Land in the Forest of Dean can be 

disposed of at all; then it can only be done under the terms of the Forestry Act 1960 which 

only allows small areas to be exchanged for more suitable land where the Minister can 

demonstrate the land is not required for forestry use. But taking S1 & S4 of the 

aforementioned !981 Act together; it is difficult to see how any case for disposal / exchange 

could ever be made; particularly when the work of Forest Scientific is applied because they 

have built a outstanding reputation for growing trees on land of far worse quality than any 

Crown / FC owned land in the Dean. 9.The consultation document does not appear to 

expand on the uncertain effects; when it should have made clear reference to the difficulty of 

land acquisition; and uncertainty of funding, the latter of which the CSD admits will require 

large sums of public funding to realise; which in todayâ€s squeezed and restricted economic 

and tight monitory conditions; puts this proposal into the â€˜ Unachievable Wish Listâ€ 

category and should therefore be removed from the LPF altogether. 

8. Now fast forward two policies; and you come to CSP 11 Cinderford Northern Quarter 

Description of Policy:, boldly and confidently states that â€˜land (Forest Waste) will be 

allocated for mixed use development, with the aim of contributing to the regeneration of the 

town and that land will be set aside for approximately 175 dwellings, about 6ha of 

employment and 3.5ha for mixed use; that affects are mixed with a variety of uncertain effects 

(neutral/positive). Negative effects relate to the potential implications surrounding 

construction and pollutionâ€ (this is again taken from the CSD itself and the comments I 

have made at Para. 5 above are equally applicable here â€“ The 2005 plan was heavily 

criticised for not using easily understandable language). â€“ But in the first place the land in 

question is divorced from the town by the Industrial Estate i.e. on the far side of it from the 

town; and secondly this policy takes no account of Core Strategy Policy: CSP 9 above; nor 

does it refer to the legal complications involved in trying to acquire the land - admittedly a 

lesser part of the land lies outside the Forest and available but it is only a small proportion by 

comparison; not nearly sufficient enough on its own to realise any specific part of the 

intended allocations. 10. In any event; part of the Forest Waste involved has already been the 

subject of substantial public funding to make it what it is today - part of the Linear Park â€“ 

created with 100% DoE Grant Aid obtained by FODDC â€“ with a specific condition that the 

land must remain open and available to the public; etc..- How would it be proposed to get by 

that one, one might ask â€“ Particularly as the land has long since passed back to FC for 

inclusion back to into the Waste of the Forest where it remains open and available for grazing 

(commoning) and re-enclosure. (it is not being regularly grazed at the moment because of dog 

problems) 11. the legal definition of Forest Waste is: anything not legally enclosed under 

either the â€˜Enclosures Legislationâ€, or the small amount of freeholds; term 

â€˜freeholdâ€ relating to land bought in by the Crown as opposed to decreed and 

confirmed by the Forest Law. The authoritative origin of this term derives from S.1 of the 

Dean Forest (Re-Afforestation) Act, 1668 and is again re-affirmed in The Dean Forest 

(Timber) Act,1808 which also lays down the system and terms of enclosing and how it should 

operate. The later Act repealed the earlier. - Although the term Forest Waste is perhaps a 

unfortunate title; it is nevertheless invaluable to the story of the Forest of Deanâ€s 

Cultural History and for that reason alone it must be left as it is; even though it is difficult to 

describe and oftener than not, misunderstood; as was most certainly the case before RFBE.9) 

. However it should now be encumberant on the LPA and the Council to educate its staff and 

its councillors etc. 12. Forest Waste (or the Waste of the Forest as it often called) is best 

The proposals of the AAP are considered able to be 

implemented and do involve the development of 

substantial areas of forest waste.Â They could be 

the subject of exchange of land which is provided for 

under the 1981 Forestry Act, and further discussion 

about the way in which this could take place as well 

as the wider area of implementation is welcome as 

part of teh Examination of this DPD. 

The Core Strategy seeks to focus on areas within 

the district where there is the greatest 

need.Â Â Lydney will see a much greater scale of 

change than Cinderford.Â The needs of Cinderford 

are however considered important and the focus on 

education and a mixed from of new development 

that will raise its profile are planned.Â The principle 

of the development will be discussed as part of the 

CS examination.Â There are however common 

issues between this representation and others in 

bothe the CS and the AAP which the Council is 

willing to discuss in a combined or separate format. 

The points regarding the development of forest 

waste are considered above.Â The area proposed 

to be developed in the NQ is not all forest waste 

but does include a substantial area.Â Its release for 

development in planning terms is being managed 

through the development plan in order to ensure 

that it is controlled and does not set any form of 

precedent.Â It will change the character of teh NQ, 

but in a manner that creates an attractive if different 

environment whilst providing much needed 

employment and educational opportunities. 

no change 

no change


Organisation 

Mr Mike 

Jones 


CNQPD14 

8 

viewed as the Land Bank out of which New Enclosures are made and others are throw open. 

The Crown (FC) can enclose up to a maximum of 11000 acres (slightly less than half of the 

whole) but only for forestry purposes. Enclosures thrown open become Forest Waste. This 

process is overseen by an Enclosures Commission made up of local people. If the Forest 

Waste is continually eroded and reduced at the edges by development the system will sooner 

or later become Unsustainable. Enclosing is necessary to protect young trees from deer and 

sheep and is just as relevant today as it was in 1668 and beyond. 13. At meetings with the 

Forward Planning Department held before the CSD went out to public consultation 

assurances were given that the CSD policies would be more robust and would beef up 

protection of Forest Waste to remove recent doubt created when consent was granted by 

Appeal allowing a small parcel of isolated Forest Waste to be developed; it was naturally 

assumed this was the case because the Public Consultation Draft CSD actually selects Forest 

Waste as a typical example of â€˜the type of land that must be afforded the top level of 

protection at all timesâ€ (or words to this effect). Now the Northern Quarter Draft 

proposal Doc. completely reverses the integrity encompassed in the example in the CSD 14. 

.At the Inquiry into the 2005 Plan, the Inspector Mr Simms adjourned the session to allow him 

to ascertain the proper legal meaning and status of Forest Waste and subsequently came back 

to recommend the inclusion of Policy RFBE.9 which was obviously taken that Mr Simms 

accepted that what was said was right.. 15. In these circumstances there is in any event 

justification for a explanation as to why and on what grounds a virtually identical project in 

terms of land take and type has been resurrected again, when the hard won protection 

hindered the progress of its predecessor -the Northern Arc Main issues 1. .The Northern 

Quarter seems not to comply with the Councilâ€s present stated Policy of the 2005 Plan 2. 

The Draft CSD is contradictory insofar as it advocates the highest level of protection for 

Forest Waste and uses it as embedded example; when at the same time it also promotes the 

taking of Forest Waste to develop the Northern Quarter 3. The Consultation Package for the 

Northern Quarter misguides the public and is therefore seriously flawed and should be 

withdrawn. 4. The Northern Quarter does not seem to comply with Gov. Guidelines for 

inclusion into The Local Plan Framework. And should therefore be withdrawn 5. The language 

of the documentation has not improved despite the efforts of the 2005 Inquiry process to do 

so Conclusion The CSD identifies top priority for Cinderford over the other three Forest 

Centres then attempts to part back it up with this potentially legally unachievable flagship 

scheme â€“ The Northern Quarter; which is really a refocused attempt to match the 

perceived potential of changes in public funding rather than whatâ€s really best for the 

Local Area in general. It is essentially the latest re-jig of an old worn out wish-list embarked 

on more than 30 years, achieving very little success and now ought to be binned, and start a 

fresh A combination of a new Framework for Planning together with the emerging provisions 

of the Localism Bill presents a perfect opportunity and reason to come up with a new and 

better vision for the South Forest that would be better focused on its best asset; the Historic 

Forest itself. Expansion should centre on lower lying Lydney; and resources for Higher lying 

Cinderford and Coleford concentrated on improving the towns themselves and their 

immediate surrounds, with an overall vision that with time; Lydney could eventually become 

the Forests own PUC with the Historic Forest of Dean its backcloth. Which ever way it 

stands it makes much better sense than focussing expansion on Cinderford which would in 

time do more damage than good and it does not need the same volume of expensive 

consultancy exercises to show it.- just take it to the public and providing a proper plan of the 

vision is produced I have no doubt they would go for it hands down. 

Subject to my availability I would welcome the opportunity to participate in the relevant 

Inquiry sessions and or any connected forums and the like. 


No change 

Ms Dawn 

Williams 

Severn Trent 

Water 

CNQPD19 

3 

No Comments Added Support Noted Recommend no change to 

the AAP


Organisation 

Ms Dawn Severn Trent 

Williams Water 

Mr Keith 

Morgan 

Dean Forest 

Voice 


CNQPD19 

4 

CNQPD14 

9 

Water Supply Severn Trent Water supports the Strategy and has worked closely with 

Gloucestershire County Council to develop the Gloucestershire Service Infrastructure 

Delivery Plan to identify any constraints to new development. STW has published a Water 

Resource Management Plan that sets out the strategy to manage water supply resources for 

the next 25 years. This is a high level plan, but in essence the strategy is to make the best use 

of existing resources and strategic infrastructure thereby increasing water available for use. 

Also, key to the strategy is to promote water efficiency and recycling. To identify the 

infrastructure needed for each specific area of development, network modelling would be 

needed together with detail information of each development including build trajectory. 

Waste Water With regard to waste water, STW supports the Core Strategy approach to 

mitigate flood risk and minimise sewage treatment capacity by separating foul and surface 

water. However the SIDP identified that there were no known flooding issues downstream of 

this development and providing the surface water is not connected to the foul sewer and 

subject to hydraulic modelling no capacity issues are envisaged. Where sewage treatment 

capacity maybe restricted, STW will work closely with Forest of Dean and the Environment 

Agency to determine how capacity can be provided in line with new development as a degree 

of certainty is needed before the funding can be committed. 

I submit this objection to the proposals for the Northern Quarter of Cinderford, on behalf of 

Dean Forest Voice. (DFV) 

FoDDC notes no in principle objection 



the AAP 


the AAP 

Mr Keith 

Morgan 

Dean Forest 

Voice 

CNQPD15 

0 

Our objection is based on the intention to develop a significant parcel of Forest Waste Land. 

2. Since the proposals to develop this particular area of land came to our attention in 2003 

we have been critical of them - not for what they proposed for the area - but because it 

infringed on large areas of Forest Waste. 3. The term 'Forest Waste' is used to describe all 

land within the Statutory Forest of Dean (SFoD) that is not legally enclosed, (1908 Forestry 

Act) so that this open land (Waste of the Forest) is available to Commoners for pasture , and 

they hold this land in joint occupation with the Crown (invested in the Forestry Commission) 

(FC) 4. The Forestry Act, 1981 controls the disposal of any designated SFoD land and only 

permits the exchange of small areas of it where the FC deem it is not required, or unsuitable 

for forestry or related uses. This provision is exclusive to the SFoD. The same Act also 

imposes a general duty, which is translated into the FC's 'Mission Statements' as follows: 

'Protect and expand Britain's forests and woodlands and increase their value to society and 

the environment'. Taking these two requirements on their own it is difficult to see how any 

justification can be made for taking SFoD land on a scale suggested for the Cinderford 

Northern Quarter. 5. Under the terms of the Forestry Act 1960 only small areas of land can 

be exchanged for more suitable land where the Minister can demonstrate the land is not 

required for forestry use. The ability of the FC to dispose of Forest Land is laid down by the 

Forestry Act 1981 which by S1 does not apply to the Forest of Dean, so that if forestry land 

in the Forest of Dean can be disposed of at all; then it can only be disposed of under the 

terms of the aforementioned 1960 Act. 6 Discussions between DFV and FC have revealed 

FC's doubt as to there being a parcel of land large enough, and available to exchange, for the 

area to be taken up by the Northern Quarter proposals. It would however, they say, be a 

condition of them conceding the land. 7. These points were argued by DFV and others at the 

Public Inquiry into the District Local Plan 2003 . At the Inquiry the Inspector recommended 

the inclusion of Policy RFBE.9 and in so doing accepted that the facts as presented were right. 

8. Policy RFBE.9 of the 2005 District Local Plan (still in force) seeks to identify and protect 

Forest Waste from development and for that purpose the boundary of the SFoD is now 

shown on all relevant Planning Maps. 9 DFV do not wish to get into arguments about housing 

or education establishments etc, our policy is to protect the SFoD which includes Forest 

Waste. This argument represents the basis of our objection to development in the 

Cinderford Northern Quarter. 

this representation concentrates on the legality of 

the development of forest waste and the way in 

which policies in the development plan are used. It is 

the intention to replace the old Local plan (2005) 

with the LDF which includes this AAP and the draft 

Core Strategy.Â the Loacl plan contains a policy to 

protect forest waste from development, except 

where it is allocated for the purpose in the Local 

Plan.Â the Core Strategy proposes a policy which 

does the same only with what is considered greater 

clarity.Â It (CSP9) protects forest waste except 

where it is allocated for development in a 

Development Plan Document.Â These two policies 

therefore enable development on forest waste 

where that land is identified in a dvelopment plan.Â 

The AAP is such a plan document and identifies land 

for development. In terms of the legal issues raised 

the council are satisfied that the land can be 

developed but would welcome a discussion as part 

of the AAP examination. Â 

no change


Organisation 

Mr T Holder East Dean 

Initative 


CNQPD17 

1 

The East Dean Initiative is an independent community organisation formed through the 

auspices of the former SWRDA to help promote the regeneration process in the Cinderford 

area. As a result of extensive local public consultation exercises, a strategic Community 

Action Plan was produced in 2005 taking into account the key elements required of economic 

environmental, social and cultural themes for Cinderford, whilst realising that major 

investment would be needed to fulfil the vision of the aims and ambitions. This blue-print for 

the areaâ€s future identified some priority schemes which would be key in helping to 

provide solutions to help revive a deprived area suffering from long term under-investment. 

Much of the thinking that was prioritised in the Community Strategic Plan (2005) has been 

incorporated and built upon in the current proposed Area Action Plan and the East Dean 

Initiative strongly supports all its proposals and objectives as being the cornerstone for the 

much needed development of this under utilised area and provide a much needed boost for 

the economy of Cinderford and the Forest of Dean. 

FoDDC notes comments and welcomes the 

continued support from EDI 


the AAP 

Mr T Holder 

East Dean 

Initative 

CNQPD17 

2 

The major scheme identified was the creation of a link road from A41236 at the former 

Northern United Colliery site joining up with A4151 near the town. This much improved 

access would enable the area, formed largely from an old open-cast mining site, to be opened 

up for sensible and sensitive quality mixed developments to promote new business 

opportunities and housing. 




the AAP 

Mr T Holder 

East Dean 

Initative 

CNQPD17 

3 

Cinderford in particular suffers from the lack of learning and skills facilities to further improve 

the prospects for a more diverse local economy and a new prestige education facility was 

envisaged as a priority within this site. 




the AAP 

Mr Colin 

Studholme 


Wildlife Trust 

CNQPD15 

7 

The Gloucestershire Wildlife Trust has a number of concerns regarding the Area Action Plan, 

the most serious of which is the failure for the plan to have been subject to an appropriate 

assessment as required by The Conservation of Habitats and Species Regulations 2010 

(â€œthe Habitats Regulationsâ€ ). The regulations clearly state (102) that: â€œWhere a 

land use plan (a) is likely to have a significant affect on a European siteâ€¦, and (b) is not 

directly connected with or necessary to the management of that site, the plan-making 

authority must, before the plan is given effect, make an appropriate assessment of the 

implications for the site in view of that siteâ€s conservation objectivesâ€ . The Habitat 

Regulations Screening Report prepared as part of the Action Plan production process has 

identified potential impacts on a European site but has deferred an appropriate assessment to 

a later stage once the AAP has been adopted. This is unacceptable and in contravention of the 

Habitat Regulations. 

Forest of Dean District CouncilÂ will undertake a 

robust assessment of the likely impacts of the plan 

when the AAP is sufficiently developed. FoDDC 

approach is supported by Natural England. 


the AAP


Organisation 

Mr Colin Gloucestershire 

Studholme Wildlife Trust 


CNQPD15 

8 

Our final concern relates to the implementation of the Plan once it has been adopted. Even if 

the concerns raised above are incorporated into a preferred option and all ecological issues 

are addressed there is no guarantee that the planning applications which come forward will 

deliver the requirements and aspirations of the AAP. It is not uncommon in our experience 

for spatial plans to be implemented in a less than ideal way and for ecological considerations 

in particular to be relegated at the expense of other â€œprioritiesâ€ . It is vital therefore 

that the policy framework which underpins a hopefully improved AAP is as strong as it can 

possibly be to ensure that the ecological integrity of this very special part of Gloucestershire 

is maintained and enhanced. 

Comments noted. More detailed works will be 

undertaken as the plan progresses. FoDDC has 

developed Masterplan and Design Code guidance in 

order to ensure suitable development 

standardsÂ within the Northern Quarter. 


the AAP 

Mr Laurie 

Moseley 

CNQPD21 

2 

The evidence of deprivation and the need for regeneration (except in purely physical 

rebuilding terms) are both weak. We need generation, not regeneration. Much of the 

evidence comes from the Indices of Multiple Deprivation. I have been analysing them since 

2000. There are 10 indicators which have historically been used for assessing whether an area 

is deprived or not. However, only 9 of them are meaningful. The one which should be ignored 

is the Barriers to Housing and Services one, which is the very one that planners use a great 

deal. The reason for omitting it is that (a) it does not measure deprivation and (b) it is open 

to abuse by politicians and developers. The word Housing in the title is grossly misleading. 

Prior to 2004 there was an indicator about Accessibility. It measured how far a super output 

area centroid was from a variety of services. Effectively it showed how rural an area was. That 

meant that some of the most desirable areas in the country were listed as though they were 

deprived. When the indices were revised in 2004, there was a consultation. Urban local 

authorities lobbied to have that indicator removed because, they argued, it was likely to direct 

funds to some of the least deprived, even if remote, areas. That argument held sway. From 

2004 onwards there has been a combined indicator with 2 housing elements and 2 

accessibility elements. Areas which appear deprived on that indicator appear so not because 

of any housing problems, but simply because they are rural. When one correlates the 

percentiles in England of LSOAs in the Forest of Dean on the Barriers measure and the 

overall IMD, the coefficient id -0.40 (that is a minus sign!). In other words, the areas which are 

most â€œdeprivedâ€ on that indicator are the least deprived overall. It is a nonsense 

indicator, and the District Council should reject any analyses based on it. Of course, they are 

at liberty to do what I have done and separate out the Living Environment elements from the 

Accessibility ones. In my analysis, I have included the remaining 9 domains expressed as their 

percentile position in England. The lower the figure, the more deprived they are; the higher 

the figure, the more comfortable they are. It is generally accepted that the criterion for being 

deprived is to be in the bottom 20% of England i.e. any figure of < 20 indicates deprivation. 

IMD Overall weighted indicator of multiple deprivation Inc Income EmploY Employment 

Health Health and well-being ETS Education training and skills Crime Crime and disorder Live 

Living environment Inc Dep Child Children in income deprived families Inc Dep Elderly Elderly 

in income deprived families There are 50 LSOAs (Lower level super output areas) â€“ a small 

part of a ward â€“ in the District. Of those, the numbers with different numbers of domains 

in the bottom 20% of England are: No. of domains No. of LSOAs 4 1 3 0 2 2 1 3 0 44 In other 

words, of the 50 LSOAs in the District 44 (obviously 88%) have no domains which score in 

the bottom 20% of England. That is hardly strong evidence for deprivation. Some areas are 

better off than others. For example, the median overall IMDs of major settlements are as 

follows: Settlement Median IMD Percentile Cinderford 37 Coleford 45 Littledean & Ruspidge 

50 Lydney 56 Mitcheldean & Drybrook 55 Newent 62 Clearly they vary; some represent a 

more comfortable situation than others. However, none of them even remotely approach the 

score as low as 20 which might justify a label such as â€œdeprivedâ€ . Even the lowest area 

in the Forest would have to halve its percentile to justify that. That would mean dropping 


No change


Organisation 


5,556 places in the England rankings â€“ an unlikely event. None of the major settlements 

could be fairly described as â€œdeprivedâ€ . Of course, the smaller the unit of analysis, the 

greater the variations become. For example, in Cinderford West (which has some of the 

lowest scores in the Forest, although not in Gloucestershire or England) there are 3 LSOAs. 

They have IMD percentiles of 20.3, 34.8, and 56.9 respectively. None of these quite reached 

the deprived level, but the striking feature is how varied they are. Within one ward, there are 

three sub-areas which go from below average to well above average. Indeed, the most 

comfortable of those areas is nearly 3 times higher up the England league than the least 

comfortable. All that variation is found not between settlements or even between wards 

within a settlement, but within a single ward, within a few minutesâ€ walk. Clearly, the 

lower the unit of analysis, the easier it is to find less comfortable areas. If one had data street 

by street or house by house, one would find huge variations. With such variations one is 

more likely simply by chance to find both good and bad. Clearly, solutions are unlikely to 

come from such gross sociological approaches. We need something more small-scale and 

individualised. This is borne out by the fact that the really striking feature of the data is just 

how poorly the lower scoring areas perform on Education Training and Skills. That correlates 

with the IMD at the +0.714 level. In other words, historical shortcomings in Education predict 

51% of the overall deprivation index. The lower performing areas are the ones with the least 

satisfactory educational performance. Of course, District Councils are not education 

authorities so FODDC will have to persuade the education authority to raise standards, 

particularly in the STEM subjects in which the UK has sunk so disastrously in the OECD 

world PISA rankings over the past 15 years. In Maths, for example, it has fallen from 4th to 

28th. The District Council could, on its own, start some projects specifically to raise 

performance in mathematics, engineering, chemistry, and biology. No amount of house 

building, or even providing routine jobs, will overcome that handicap. The solution is to 

improve educational performance, especially in the modern subjects in which our economic 

competitors have made such rapid progress in recent years. A possible solution We have one 

major advantage over other areas: we live in what is currently a beautiful area. According to 

all the 20+ research studies on the topic, that on its own is likely to attract modern, highincome, 

knowledge-intensive, sustainable industries. For that the District Council needs 

employ people whose full-time job is to attract spin-off companies from universities or other 

high-tech entrepreneurs. As the DEFRA Rural Economics Research Unit concluded â€œFor 

many rural areas, their greatest asset is the quality of their environmentâ€ . Note that it is 

not simply â€œan assetâ€ or even â€œa great assetâ€ . It is â€œthe greatest assetâ€ . 

For incoming businesses it was more important even than low rates or a supply of skilled 

labour. Fortunately, it is now the District Councilâ€s policy to press for AONB status. 

Clearly it should put a major effort into that. If the designation is obtained, that would do 

more for the future of young people in the district than any number of AAPs or other gross 

sociological schemes. In particular the District Council should eschew any policy which is 

likely to urbanize the area. The proposal in the Core Strategy to approve 6,200 new homes 

(over 14,000 additional population on current household sizes, i.e. two more Cinderfords) 

would be particularly disastrous. It would condemn our children and grandchildren to being 

consumers rather than producers and would increase the tendency in which we do the 

spending while people from the BRIC (Brazil, Russia, India, China) countries do the producing. 

That is clearly unsustainable and would lead to a situation in which the current spending 

cutbacks would look like a golden age. Conclusion If the proposed AAP were to do anything 

along the lines that I have suggested, I would approve of it. I regret to say that it does not. It is 

another example of top-down planning. 1. Given the natural population reduction of 5,000 

over the next 25 years, the housing targets are far too high. They reflect the targets in the 

Core Strategy which have been shown to be based on poor evidence. They can be met only if 

the housing is intended for in-migrants and a policy of urbanisation. They do nothing either to 

provide for the identified needs of local residents in a district which is, according to central


Organisation 

Mr Laurie 

Moseley 


CNQPD21 

3 

government, in R80 category â€“ the most rural category available... 2. By accepting the 

natural reduction of 5,000 one would take all the pressure of housing, jobs, commuting, the 

environment, and climate change targets. Any increase in population harms all those goals. 3. 

Given our numbers of large, under-occupied, properties, any housing proposals could be met 

by an enlightened policy of conversions to produce smaller units. That would mean that no 

new dwellings on previously undeveloped sites would be needed. 4. The proposal is on the 

wrong site. Comments from Natural England on the Core Strategy indicate that any such 

development is â€œUnsoundâ€ (their word). The independent biodiversity surveys 

undertaken indicate that many important species would be harmed. I accept that some of the 

Council sponsored work comes to a different conclusion, but until the disagreement has been 

independently evaluated it would be unsound (and showing a lack of due diligence) to proceed 

on the proposed site. Given the weakness of the Councilâ€s evidence base, we must 

assume that the same is true of the biodiversity surveys. 5. The major problem with 

Cinderford is that it is effectively a 19th century settlement. To improve it, one needs to 

redevelop existing old stock, not to keep on spilling out into the countryside (as has 

frequently happened over the past two decades). Development should mean â€œpull down 

old bad stuff and replace it with betterâ€ , not â€œdestroy beautiful countryside and 

replace it with worseâ€ . 

6. The new road infrastructure is not needed and would serve only to increase traffic in an 

already overcrowded village. 


No change 

Mr Laurie 

Moseley 

CNQPD21 

4 

7. The educational facility is in principle a good idea. However, the level and type of education 

envisaged is much too low. If it was, as some has suggested, to be a â€œtechnical 

universityâ€ I would have supported it, although on a different site. If, as others have 

suggested, it is for 15-19 year olds, I would oppose it. Any serious educational facility for the 

coming century should insist on entry qualifications which include A-level or its equivalents in 

Maths, Chemistry, Physics, Biology, and Engineering. Anything less condemns our children to 

remain second-class citizens in the wider world. 


No Change 

Mrs Lynda 

Thomas 


Town Council 

CNQPD17 

0 

The Town Council has now had the opportunity to discuss the final version of the Cinderford 

Area Action. Hopefully this will now obtain approval and the people in the town will have 

something positive to look forward to with this prestigious development of the Northern 

quarter. 


continued support of Cinderford Town Council 


the AAP 

Mr Jeremy 

Williamson 


College 

CNQPD20 

6 

I write on behalf of Gloucestershire College to respond to the current consultation taking 

place regarding the proposed amendments to the scheme and departures from the 2009 

Preferred Options Report. I trust that you will be able to take these comments into 

consideration as part of the consultation exercise. 

Note support for AAP and welcome involvement of 

GlosCol 


the AAP 

Mr Jeremy 

Williamson 


College 

CNQPD20 

7 

Revised Road Alignment The new route is supported by the College and it still meets the 

original objectives of â€˜unlockingâ€ this area and providing the necessary permeability. By 

utilising the existing tracks and routes it will hopefully have a reduced environmental impact 

and development cost but still deliver the anticipated traffic reduction on the Nailbridge 

junction. 


GlosCol 


the AAP


Organisation 

Mr Jeremy Gloucestershire 

Williamson College 


CNQPD20 

8 

Proposed educational facility location The revised location is supported by the College. It is a 

minor amendment but critically provides additional benefits as an education location. The 

revised site would provide â€˜destination attractivenessâ€ for students and thereby assist 

in the wider regeneration ambition of long term improvements of the skill sets available to 

Forest employers whilst also reducing the need for outward travel and migration of young 

people seeking training opportunities. 


GlosCol 


the AAP 

Mr Bob 

Morgan 

CNQPD17 

6 

I would like to make the following comments about the "latest" action plan for Cinderford 

northern area. Many years this area was blessed with a regeneration grant on the basis of the 

loss of the coal industry, the initial plan was to use this money to put a straight forward 

bypass road to link forest vale industrial park with the main Glos/Monmouth road the benefits 

being offering better commercial access to the industrial park at the same time opening up 

other areas of land to attract industry and improving the dangerous traffic bottle neck in 

Steam mills. A very straight forward plan. Some 15yrs later and after many changes to the 

funding name, not one inch of progress has been made, moreover we have gone from a 

simple plan to complete mess, this latest plan now proposes In summary through successive 

poor decision making by the FODDC despite thousands being spent on consultants, we have 

the dregs of a plan that is a million miles from the original concept that far from bringing 

prosperity to the area will kill off any chance of recovery. I would appreciate it if you could 

pass my comments on 



the AAP 

Mr Bob 

Morgan 

CNQPD17 

7 

A road which is little better than a maze with twists and turns that will only lead to more 

traffic problems not less. It is so complex it will never offer improved access to the current 

industrial est or help the Steam mills traffic problem. 



the AAP 

Mr Bob 

Morgan 

CNQPD17 

8 

Houses that will totally clash the established industrial aspects of that area, you already have 

evidence of how industrial and residential do not mix on valley road with the Ensors site. This 

has taken many years to resolve but now you plan to create the same problem on a bigger 

scale, sheer madness! 

There is potential forÂ incompatibility if uses are not 

considered in a comprehensive manner. One 

purpose of the AAP is to do this and the 

supplementary masterplan shows how the area can 

be developed without conflict. 


the AAP 

Mr Bob 

Morgan 

CNQPD17 

9 

As for the college if there is money of that magnitude spare to spend locally then it should be 

put to better use with policing or health care, we are in a belt tightening economy, this will 

not sit well with locals and with respect I am one. 



the AAP 

Mr Bob 

Morgan 

CNQPD18 

0 

A foot note, the response process to your plans is also questionable it is both complicated 

and directional in the way it allows comment which is why I send this e mail 



the AAP


Organisation 

Mrs Mary 

Newton 


CNQPD18 

1 

Forest of Dean Friends of the Earth (FODFOE) object to and find unsound the strategy and 

content of the Cinderford Northern Quarter Area Action Plan Pre-submission Draft April 

2011 and the accompanying Sustainability Appraisal Report Pre-Submission Draft March 2011 

for the following reasons:- Please note that Forest of Dean Friends of the Earth wish to 

appear at the Inquiry. Evidence base for the above and to be added to the Evidence base for 

the Core Strategy and the examination library please add:- Environmental Impact Assessment 

and Environmental Statement on the Northern Arc Project produced for the South West 

Regional Development Agency and included in the last Forest of Dean Local Plan Inquiry 

Forest of Dean Employment Study November 2003 by WM Enterprise Consultants The 

Forest of Dean District A 2004 Rational Approach to Planning Its Future July 2004 by 

Professor Moseley and Colin Evers The Economic Gains of a Forest of Dean Area of 

Outstanding Natural Beauty by Professor Moseley The Submission paper by Professor 

Moseley Life Support by DEFRA National ecosystems Assessment and announcement by 

Caroline Spelman 


no change 

Mrs Mary 

Newton 

CNQPD18 

2 

The documents are not accompanied by an Appropriate Assessment. FODFOE believe that 

an Appropriate Assessment is required under the EC Habitats Directive (92/43/EEC) and in 

the UK under the Habitat Regulation 61. â€œ61.â€”(1) A competent authority, before 

deciding to undertake, or give any consent, permission or other authorisation for, a plan or 

project whichâ€” (a) is likely to have a significant effect on a European site or a European 

offshore marine site (either alone or in combination with other plans or projects), and (b) is 

not directly connected with or necessary to the management of that site, must make an 

appropriate assessment of the implications for that site in view of that siteâ€s conservation 

objectives. FODFOE believe that the Cinderford Northern Quarter Area Action Plan Presubmission 

Draft Development Plan Document (DPD) is such a â€œplan or projectâ€ as it 

is not directly connected or necessary to the management of a European site and therefore 

requires an appropriate assessment of the implications for that site in view of that siteâ€s 

conservation objectives and should be available for public consultation and public examination. 

Furthermore in the Habitats Regulations Screening Assessment Pre-Submission Draft of 

March 2011 it states â€œHowever Natural England clearly state in their recent consultation 

that an appropriate assessment will be requiredâ€ . It would appear that Natural England 

has already made the decision that there is sufficient information presented for it to make the 

statement â€œthat an appropriate assessment will be requiredâ€ therefore there is no 

doubt that the effects of the proposed development would be of significance to warrant an 

appropriate assessment. To adopt the Cinderford Northern Quarter Area Action Plan as a 

DPD and adopt it into the core strategy would be unsound as it would provide unwarranted 

weighting to the Cinderford Northern Quarter Area Action Plan as itâ€s effects would 

have not been assessed through an appropriate assessment required by Habitat Regulation 61. 

In the Habitats Regulations Screening Assessment Pre-Submission Draft of March Table 5.2 

Screening Assessment Table lists Probability of impact Low (L), Medium and of the (M), High 

(H) and in the probability listing there are 4 (H), 2 H/M and L/M. In the Sustainability Appraisal 

Report Pre-Submission Draft March 2011 1b)Designated & Non designated ecological sites: 

Biodiversity the Assessment only contains 2 assessments high and negative to minor to 

moderate in contrast to the Screening Assessment quoted above. . FODFOE believe that 1b) 

does not fully translate the important findings of the above quoted Screening Assessment of 

March 2011 and does not give it proper weighting. FODFOE believe that the Screening 

Assessment translated into 1b should be moderate to major across all three options, 

therefore the SA is unsound. 

The Council consider the approach taken is 

appropriate whereby the appropriate assessment is 

carried out when the plans are at a more detailed 

level.Â This has the support of Natural England, and 

the aproach is set out in material accompanying the 

SA.Â Preliminary surveys to provide additonal 

infromation in relation to the bat colony(ies) are 

being carried out at present. 

no change


Organisation 

Mrs Mary 

Newton 


CNQPD18 

3 

Spatial Strategy and PPS12 From a strategic viewpoint because of the high biodiversity value of 

the site FODFOE believes that the appropriate interpretation of PPS 12 for this site should be 

Page 20. 3.6 Action Area Plans â€œAreas that are particularly sensitive to change or 

development, such as areas of significant natural or cultural heritage value. Plans for such 

areas would establish the conservation and enhancement objectives and how these might be 

reconciled with sensitive developmentâ€ rather than the urbanising approach of building on 

the site contained in all three options that came forward for selection of a preferred option. 

Because of the significant biodiverse nature of the site the focus should be on conserving the 

site as it is whilst meeting other aspirations by more imaginative and alternative options. The 

three options presented for selection of a preferred option contain the same elements in 

different configurations on the same site. From the beginning, local people have not been 

presented with real alternatives in the development of this project. For example when the 

rich biodiverse nature of this site became evident with the Entec Report there appears to 

have been no consideration of changing the elements of site development or meeting some 

elements on alternative sites. For instance optimising the use of employment and housing land 

adjoining or close to the site, developing an active strategy to bring into use vacant property 

in and around Cinderford or considering the site as an open classroom/study area from an 

educational and tourism viewpoint whilst leaving the college on its existing site. Inspectors 

Report for Forest of Dean District Council Local plan now adopted There seems to have 

been little consideration of the Inspectorâ€s report with regard to the development of the 

Cinderford Northern Quarter Area Action Plan Pre-submission Draft April 2011 and the 

accompanying Sustainability Appraisal Report Pre-Submission Draft March 2011, therefore 

FODFOE believe that these reports are unsound because of this lack of consideration and 

have reproduced his findings to illustrate the importance of their content, how he arrived at 

his conclusions and as evidence of the unsuitability of this site for development of this nature. 

As far as FODFOE are aware there has been no significant change to warrant the 

Inspectorâ€s comments to be considered invalid with reference to the Cinderford 

Northern Quarter Area Action Plan Pre-submission Draft April 2011 Policy (R)F.Cinderford 

17 - Steam Mills Lake Recreation/Leisure Site 51.228 At present this part of Cinderford Linear 

Park provides mainly for informal recreation and angling. The land was restored as a park by 

the District Council with Government grants which were not then available to the Forestry 

Commission. This would have been compatible with the policy of the Forestry Commission to 

provide public access for recreational use to its land within the Dean National Forest Park. 

The Linear Park is agreed to be subject to a grant condition requiring that unlimited public 

access continue be available for a 30-year period beginning in the early 1990s. 51.230 

Paragraph 2.81 requires the type of tourism and leisure development proposed in the Steam 

Mills area to be compatible with the continued recreational use of the Linear Park. 51.231 I 

conclude that the enhanced recreational provision would be an important social benefit which 

would need to be weighed against any identified harm. 51.233 Objection 26/51894 seeks a 

more commercial development for the (R)F.Cinderford 17 in order to increase funding for 

the road. The road would improve access to that objectorâ€s adjacent Northern United 

site within the (R)F.Cinderford 3 policy area. SWRDA did not submit a similar objection but 

would evidently support a more intensive commercial employment-based development of the 

(R)F.Cinderford 17 site along the lines set out in the its published Northern Arc Preferred 

Option [LPD71], to realise perceived greater benefits for regeneration. That has led to 

proposed Pre-Inquiry Change 17, which I consider below. PRE-INQUIRY CHANGE 17 to 

Policy (R)F.Cinderford 17 â€“ Steam Mill Lake [Cinderford Northern Arc] Summary of 

proposed changes:- i Allocation name to be changed from Steam Mills Lake to Cinderford 

Northern Arc. i Site area defined in the policy to be reduced from 15ha to 8.3ha to reflect 

the calculation of the land capable of being developed, but leaving site boundaries unchanged. i 

Allocation to be for class B1 business use and education, in addition to commercial 

recreation, leisure and tourism with deletion of allocation for non-commercial leisure and


Organisation 


recreation use, sports pitches and buildings for outdoor sports. i Design reference to be 

added to the policy. i Paragraphs 2.83-2.85 to be rewritten accordingly. Economic 

Regeneration 51.253 At the beginning of this Chapter, I refer to the tension in the Cinderford 

Northern Arc proposals between the economic regeneration benefits of the proposed 

developments and the risk that they may unacceptably damage the townâ€s notable 

strengths in its landscape setting and the recreational amenity value of the Linear Park. 51.255 

The Pre-Inquiry Changes to the (R)F.Cinderford 17 site are much more radical. The likely 

resulting scale and built volume of the proposed employment, education and commercial 

leisure development would be substantial, as would the resultant economic regeneration 

benefits, were the proposals to be successfully implemented. However the features which 

contribute to the development potential, in terms its prominent location and attractive 

topography and landscape within the Linear Park, are the precisely the same features which 

are most vulnerable to harm from the development. 51.259 I accept that the Masterplan is 

only indicative, and that it does not form part of PIC17. However it is referred to in proposed 

revised version of paragraph 2.83 and it has evidently informed the definition of the 

developable site area. I conclude that development on the likely scale implied by PIC17, and 

indicated on the Masterplan, would radically alter and harm the natural appearance of the 

landscape and would not be compatible with its established character. 51.263 I consider that 

the PIC17 proposals would be likely to result in a much more severe environmental impact 

and loss of habitat than the Revised Deposit proposals for this site, and that there would be 

much less scope for on-site compensatory provision to maintain bio-diversity. This would 

compound the loss of habitat on adjacent Northern Arc sites. 51.268 SWRDA seeks the 

inclusion of class B2 general Industry and class B8 storage and distribution uses within the site. 

At the Inquiry, SWRDA accepted that class B8 use would be inappropriate and, in effect, 

withdrew this part of the objection. In Document FOD/P4.3, the Council agrees to the 

inclusion of class B2 uses. However I consider that the inclusion of B2 use would risk noise 

and other pollution that would exacerbate the harmful impact of the development on the 

landscape and the natural environment. Overall Conclusions 51.271 My overall conclusion is 

that PIC17 would result in serious harm to the landscape setting of the town, and to the 

natural environment and recreational amenity value of the site. This would outweigh the 

potential economic regeneration benefits. Recommendation 51.272 I recommend that the 

Plan be not modified as proposed in PIC17. CHAPTER 2 CINDERFORD AND RUSPIDGE - 

Part 1 [Report Pages 2-2-1 to 2-2-] CINDERFORD NORTHERN ARC 12.14 Those 

weaknesses of Cinderford include: a reliance on manufacturing which is declining as a provider 

of employment, both here and elsewhere; an underperforming town centre and a small 

service sector; a need for environmental improvements to parts of the urban fabric to 

improve the townâ€s image and quality of life; and a scarcity of development land that is 

not constrained by considerations of access, topography, high site remediation costs relative 

to land value, or its protection for forestry use. 12.15 The town also has strengths, including 

its proximity to the high quality environment of the Forest of Dean. This provides 

opportunities for recreation, tourism, nature conservation and economic activity related to 

timber production and other traditional forest activities as well as forming an attractive 

setting for the town. The areaâ€s past use for mining, quarrying and industrial activities has 

left residual problems of land contamination and stability, and water quality issues. However it 

has also left a heritage of forest traditions, landscapes and industrial archaeology which is of 

interest and value to local people, as well as having potential for tourism. 12.16 The challenge 

for this Local Plan is to achieve economic regeneration by addressing the townâ€s 

weaknesses, whilst at the same time taking advantage of the strengths. However there is a 

risk that inappropriate measures to address the weaknesses may cause unacceptable damage 

to the assets of the area. To my mind this tension is clearly evident in the Cinderford 

Northern Arc proposals. I return to the proposals in detail below. 12.24 My first concern 

remains to establish whether there would be substantial planning harm as a result of the


Organisation 


allocations of the draft Plan, and then to consider whether any planning or economic need or 

benefit would outweigh any such harm. This can relate to any qualitative local employment 

needs of Cinderford town as well as to any wider quantitative need based on strategic 

planning requirements â€“ all against the background of current economic circumstances. 

12.27 The other main impact of not implementing the employment provisions on Crown land 

in the Northern Arc would relate to the quality of the sites provided. Existing employment 

provision on the townâ€s industrial estates is concentrated in manufacturing and storage 

and this is reflected in the type of premises and the industrial environment. There is a 

shortage of other types of employment such as offices, education and research which would 

seek higher quality modern premises and a more attractive setting such as might be provided 

within the Cinderford Northern Arc and which would be available in competing locations 

outside the District. A lack of suitable sites is likely to reduce the variety of skills and 

employment which might otherwise be accommodated. Landscape Impact 51.256 The 

Countryside Agency expresses concern about the potential changes to the landscape of this 

significant site, should the proposal be adopted as proposed. The Agency regards the 

description of the proposals in paragraph 2.84 as insufficiently explicit. It is not clear whether 

the Agency had, at that stage, seen the Preferred Option Masterplan [now in LPD 71], as the 

objection states that the joint study of the area was not then in the public domain. The 

objection seeks that the policy should acknowledge the existing landscape character and its 

sensitivity to change. 51.257 The present landscape character of the area is one of a rolling 

open parkland of rough grass around the lake, together with tree-lined watercourses. An area 

of enclosed young woodland to the north of the lake is excluded from the Key Wildlife Site 

designation. The site is criss-crossed by footpaths and has a backdrop of mature woodland to 

the north and west. Notwithstanding its history of mineral extraction, the restoration of the 

land in the early 1990s as part of the Linear Park has created one of the most attractive and 

accessible areas of countryside around Cinderford. There is open public access, which allows 

it to be seen from any area within the site. More distant views are available from the 

Newtown area, and the site would be highly visible from the proposed Western Access Road 

or the Forest Vale Spine Road Extension. 51.258 The preferred option Masterplan indicates 

that almost all of the site north and east of Steam Mills Lake would be developed for 

employment and education uses, and there would be a pub/restaurant to the south east of the 

Lake. Within these areas are shown a narrow strip of parkland extending into the Newtown 

area of policy (R)F.Cinderford 5, a retained pond in the south-east corner of the site, and 

formal avenues. Narrow strips of informal woodland are indicated on sloping land to the 

south and west of Steam Mills Lake, but much of the young woodland to the north of the 

Lake would be removed and replaced with built development for employment. Although the 

Council maintains that public access would still be available to the area, this would no longer 

be unlimited but would inevitably be greatly restricted by buildings, other structures and 

enclosures, and by vehicle parking. These features would also intrude into views across the 

area, and would potentially block important views of the landscape beyond. 51.259 I accept 

that the Masterplan is only indicative, and that it does not form part of PIC17. However it is 

referred to in proposed revised version of paragraph 2.83 and it has evidently informed the 

definition of the developable site area. I conclude that development on the likely scale implied 

by PIC17, and indicated on the Masterplan, would radically alter and harm the natural 

appearance of the landscape and would not be compatible with its established character. 

Nature Conservation 51.260 English Nature expresses its disappointment that the land is to 

be allocated for development, despite the recognised value of the site as part of one of the 

most important open space wildlife sites in the Central Forest area. The objection goes on 

the seek measures to minimise, mitigate and compensate for the harm. Again it is not clear 

whether the objector was fully aware of the Masterplan proposals. 51.261 Gloucestershire 

Wildlife Trust draws attention to the siteâ€s status as an identified Key Wildlife Site. This is 

important for biodiversity, and the Trust objects to the removal of that reference from the


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text as not adequately reflecting the ecological importance of the area. The objection also 

claims the site as important in English Natureâ€s Grassland Inventory. 51.262 The 

Councilâ€s response to these objections refers to the examination of environmental issues 

as part of the Cinderford Regeneration Arc â€“ Stage 1 Desk Study [LPD 70]. The Council 

claims that this fully explored the environmental issues that would need to be considered. The 

Preferred Option in the Stage 3 Final Report [LPD71] is said to retain all significant landscape 

and habitat features of the area, including the standing water, stream courses, existing 

woodland planting and linear woodland features. In its original response to these objections 

[Document LPD 59] the Council stated that it would add to the text of the Plan a statement 

requiring a full Environmental Impact Assessment as part of any development of the 

Cinderford Northern Arc. The Council also refers to the requirements of Policy (R)FNE.9 in 

respect of compensatory measures for lost or damaged nature conservation features. 

However PIC17 would remove the reference in the Revised Deposit version of paragraph 

2.85 to the location of the land within a Key Wildlife Site. That paragraph, and the policy, 

would refer only to mitigation measures in respect of environmental considerations and 

impacts, and would not properly reflect the requirements of Policy (R)FNE.9. 51.263 I 

consider that the PIC17 proposals would be likely to result in a much more severe 

environmental impact and loss of habitat than the Revised Deposit proposals for this site, and 

that there would be much less scope for on-site compensatory provision to maintain biodiversity. 

This would compound the loss of habitat on adjacent Northern Arc sites. Forest of 

Dean District Local Plan Review â€“ Inspectorâ€s Report Part 2 - Chapter 2 - Cinderford 

and Ruspidge PRE-INQUIRY CHANGE 17 to Policy (R)F.Cinderford 17 â€“ Steam Mill Lake 

[Cinderford Northern Arc] Summary of proposed changes:- i Allocation name to be changed 

from Steam Mills Lake to Cinderford Northern Arc. i Site area defined in the policy to be 

reduced from 15ha to 8.3ha to reflect the calculation of the land capable of being developed, 

but leaving site boundaries unchanged. i Allocation to be for class B1 business use and 

education, in addition to commercial recreation, leisure and tourism with deletion of 

allocation for non-commercial leisure and recreation use, sports pitches and buildings for 

outdoor sports. i Design reference to be added to the policy. i Paragraphs 2.83-2.85 to be 

rewritten accordingly. Objections 18/80009 English Nature 26/80005 Coleford Brick and Tile 

41/80002 Countryside Agency 288/80001 Gloucestershire County Council 634/80012 

Gloucestershire Wildlife 813/80008 South West Regional Development Agency 833/80006 

Mr & Mrs D Coe 834/80003 Mr B Whittington Issues a. Economic regeneration. b. Type of 

development. c. Landscape impact. d. Nature conservation. e. Description and extent of site. 

f. Access, traffic and infrastructure contributions Reasoning and Conclusions Introduction 

51.249 PIC17 implies a reduction of almost a half in the area allocated for development under 

this policy. However the overall extent of the policy area remains unchanged. Whilst 

introducing education and business uses, the wording of the policy and text gives no indication 

of the relative scale of these developments or the proportion of the site which would be 

given to them, rather than to the commercial recreation, leisure and tourism uses, which 

remain included in the allocation. Whereas PIC17 deletes the reference to sports pitches in 

the policy, it proposes no corresponding change to text paragraph 2.79, which refers to the 

major shortfall in sports pitches in Cinderford and 2 - 2 -55 Forest of Dean District Local Plan 

Review â€“ Inspectorâ€s Report Part 2 - Chapter 2 - Cinderford and Ruspidge continues, 

misleadingly, to state that (R)F.Cinderford 17 includes provision for sports pitches near Steam 

Mills Lake. 51.250 A revised Development Brief for the policy area is listed in the index of 

Briefs published in May 2002 [LPD 35], but the revised brief itself was not published then, nor 

before the close of the Inquiry. Neither was any proposed change to the Proposals Map or 

other illustrative material issued with PIC17 to explain the reduction in the site area or the 

proposed change from a recreation use allocation to a mixed use allocation. The only 

information available to interested persons was the amended wording of the policy and the 

supporting paragraphs. 51.251 Text paragraph 2.83 refers to the Cinderford Northern Arc


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and to an initial Masterplan of this area. However the Masterplan was not published with 

PIC17 or 18 and, when published subsequently with Document LPD 71, it did not correspond 

closely with the Plan allocations themselves, nor even the Pre-Inquiry Changes. Paragraph 2.84 

includes the statement that: â€˜The proposals for this site comprise high quality business uses 

in a Business Park surrounding with enhanced structural landscaping to develop the 

waterfront setting around the water features on the site, and the existing forest 

background.â€ That makes no reference to the other uses described in the policy and its 

meaning was evidently not clear to those who did submit objections, including the 

Countryside Agency. 51.252 Despite some degree of confusion, I consider that the main 

issues germane to this proposal emerged from the objections and I go on to assess them in 

turn. Economic Regeneration 51.253 At the beginning of this Chapter, I refer to the tension in 

the Cinderford Northern Arc proposals between the economic regeneration benefits of the 

proposed developments and the risk that they may unacceptably damage the townâ€s 

notable strengths in its landscape setting and the recreational amenity value of the Linear 

Park. 51.254 In relation to the other Plan allocations within the compass of the Cinderford 

Northern Arc proposals, I have generally concluded that the harm would be acceptable, in 

that it would be outweighed by the economic benefits. Some of those proposals are carried 

forward from the adopted Local Plan and most were featured in the First and Revised Deposit 

Local Plans and only relatively modest changes proposed some of the policies at the Pre- 

Inquiry stage. This applies to the substantive Revised Deposit version of policy 

(R)F.Cinderford 17, which would result in a moderate change to the landscape and only 

modest built development, whilst achieving important social benefits in terms of addressing a 

deficiency in recreational provision. 51.255 The Pre-Inquiry Changes to the (R)F.Cinderford 

17 site are much more radical. The likely resulting scale and built volume of the proposed 

employment, education and commercial leisure development would be substantial, as would 

the resultant economic regeneration benefits, were the proposals to be successfully 

implemented. However the features which contribute to the development potential, in terms 

its prominent location and attractive topography and landscape within the Linear Park, are the 

precisely the same features which are most vulnerable to harm from the development. 2 - 2 - 

56 Forest of Dean District Local Plan Review â€“ Inspectorâ€s Report Part 2 - Chapter 2 - 

Cinderford and Ruspidge Landscape Impact 51.256 The Countryside Agency expresses 

concern about the potential changes to the landscape of this significant site, should the 

proposal be adopted as proposed. The Agency regards the description of the proposals in 

paragraph 2.84 as insufficiently explicit. It is not clear whether the Agency had, at that stage, 

seen the Preferred Option Masterplan [now in LPD 71], as the objection states that the joint 

study of the area was not then in the public domain. The objection seeks that the policy 

should acknowledge the existing landscape character and its sensitivity to change. 51.257 The 

present landscape character of the area is one of a rolling open parkland of rough grass 

around the lake, together with tree-lined watercourses. An area of enclosed young woodland 

to the north of the lake is excluded from the Key Wildlife Site designation. The site is crisscrossed 

by footpaths and has a backdrop of mature woodland to the north and west. 

Notwithstanding its history of mineral extraction, the restoration of the land in the early 

1990s as part of the Linear Park has created one of the most attractive and accessible areas of 

countryside around Cinderford. There is open public access, which allows it to be seen from 

any area within the site. More distant views are available from the Newtown area, and the site 

would be highly visible from the proposed Western Access Road or the Forest Vale Spine 

Road Extension. 51.258 The preferred option Masterplan indicates that almost all of the site 

north and east of Steam Mills Lake would be developed for employment and education uses, 

and there would be a pub/restaurant to the south east of the Lake. Within these areas are 

shown a narrow strip of parkland extending into the Newtown area of policy (R)F.Cinderford 

5, a retained pond in the south-east corner of the site, and formal avenues. Narrow strips of 

informal woodland are indicated on sloping land to the south and west of Steam Mills Lake,


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but much of the young woodland to the north of the Lake would be removed and replaced 

with built development for employment. Although the Council maintains that public access 

would still be available to the area, this would no longer be unlimited but would inevitably be 

greatly restricted by buildings, other structures and enclosures, and by vehicle parking. These 

features would also intrude into views across the area, and would potentially block important 

views of the landscape beyond. 51.259 I accept that the Masterplan is only indicative, and that 

it does not form part of PIC17. However it is referred to in proposed revised version of 

paragraph 2.83 and it has evidently informed the definition of the developable site area. I 

conclude that development on the likely scale implied by PIC17, and indicated on the 

Masterplan, would radically alter and harm the natural appearance of the landscape and would 

not be compatible with its established character. Nature Conservation 51.260 English Nature 

expresses its disappointment that the land is to be allocated for development, despite the 

recognised value of the site as part of one of the most important open space wildlife sites in 

the Central Forest area. The objection goes on the seek measures to minimise, mitigate and 

compensate for the harm. Again it is not clear whether the objector was fully aware of the 

Masterplan proposals. 51.261 Gloucestershire Wildlife Trust draws attention to the siteâ€s 

status as an identified Key Wildlife Site. This is important for biodiversity, and the Trust 

objects to the removal of that reference from the text as not adequately reflecting the 

ecological importance 2 - 2 -57 Forest of Dean District Local Plan Review â€“ Inspectorâ€s 

Report Part 2 - Chapter 2 - Cinderford and Ruspidge of the area. The objection also claims 

the site as important in English Natureâ€s Grassland Inventory. 51.262 The Councilâ€s 

response to these objections refers to the examination of environmental issues as part of the 

Cinderford Regeneration Arc â€“ Stage 1 Desk Study [LPD 70]. The Council claims that this 

fully explored the environmental issues that would need to be considered. The Preferred 

Option in the Stage 3 Final Report [LPD71] is said to retain all significant landscape and 

habitat features of the area, including the standing water, stream courses, existing woodland 

planting and linear woodland features. In its original response to these objections [Document 

LPD 59] the Council stated that it would add to the text of the Plan a statement requiring a 

full Environmental Impact Assessment as part of any development of the Cinderford Northern 

Arc. The Council also refers to the requirements of Policy (R)FNE.9 in respect of 

compensatory measures for lost or damaged nature conservation features. However PIC17 

would remove the reference in the Revised Deposit version of paragraph 2.85 to the location 

of the land within a Key Wildlife Site. That paragraph, and the policy, would refer only to 

mitigation measures in respect of environmental considerations and impacts, and would not 

properly reflect the requirements of Policy (R)FNE.9. 51.263 I consider that the PIC17 

proposals would be likely to result in a much more severe environmental impact and loss of 

habitat than the Revised Deposit proposals for this site, and that there would be much less 

scope for on-site compensatory provision to maintain bio-diversity. This would compound the 

loss of habitat on adjacent Northern Arc sites. Site Description and Extent 51.264 The 

Countryside Agency proposes, on the grounds of avoiding confusion, to apply the Cinderford 

Northern Arc title not to this site but to the group of adjoining sites, which were covered by 

the Cinderford Regeneration Study. That would include the lands covered by policies 

(R)F.Cinderford 5, 3, 14, 15 and 16 as well as 17. I agree that it is confusing to rename this 

site as the Cinderford Northern Arc when that term has been used elsewhere to apply to the 

wider area and for the proposed Development Brief. However the Cinderford Northern Arc 

term has also become associated with the Preferred Option proposals, some of which I do 

not support, and others [(R)F.Cinderford 16] which the Council themselves does not support. 

Whilst it remains a useful collective title, appropriate for a joint Development Brief, I do not 

consider it necessary or desirable to re-order the Plan to put these related policies together 

under one title. That would confuse the numbering and would make it difficult for interested 

persons to track the changes. 51.265 I also do not support a suggestion, made by the Council 

at the Inquiry, that policy areas (R)F.Cinderford 5, 3 and 17 be subsumed into one policy to


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permit uses to be redistributed within that area. That would risk considerable uncertainty and 

confusion, particularly for adjoining occupiers. 51.266 I conclude that the site should retain its 

substantive Revised Deposit title of â€˜Steam Mills Lakeâ€ and that the Cinderford 

Northern Arc term would be better applied to the Development Brief and not used within 

the Local Plan, save within the descriptive text. 51.267 Coleford Brick and Ttile question the 

unexplained reduction in the site area from 15ha to 8.3ha. The oral explanation given for the 

change at the Inquiry was that the 2 - 2 -58 Forest of Dean District Local Plan Review â€“ 

Inspectorâ€s Report Part 2 - Chapter 2 - Cinderford and Ruspidge reduced site area 

excludes land which is not intended to be developed. This superseded the incorrect written 

explanation at paragraph 5.33 of Document FOD/P4.3. The lack of explanation is likely to 

have misled interested persons when PIC17 was published into believing that the scale of the 

development was to be reduced, when this was not the case. Type of Development 51.268 

SWRDA seeks the inclusion of class B2 general Industry and class B8 storage and distribution 

uses within the site. At the Inquiry, SWRDA accepted that class B8 use would be 

inappropriate and, in effect, withdrew this part of the objection. In Document FOD/P4.3, the 

Council agrees to the inclusion of class B2 uses. However I consider that the inclusion of B2 

use would risk noise and other pollution that would exacerbate the harmful impact of the 

development on the landscape and the natural environment. Access, Traffic and Infrastructure 

Contributions 51.269 In Document 288G, the County Highway Authority proposes detailed 

modifications to Policy (R)F.Cinderford 17 to address its objections in respect of provision for 

contributions to the Forest Vale Spine Road Extension [if required to provide access to the 

site], and to improve accessibility by means other than the car. These refer to contributions 

for both the Western Access and Spine Roads and also the A4136, pedestrian, cycle and 

footpath links, and a Travel Plan. 51.270 The Council agrees to all these changes, and they 

would also address objections regarding the mitigation of traffic impact in settlements along 

the A4136. I concur with the view that they would be necessary in the context of the major 

employment-centred development proposed in PIC17. However they would not be necessary 

in the context of the more modest development proposed for the site in the substantive 

Revised Deposit Plan. Overall Conclusions 51.271 My overall conclusion is that PIC17 would 

result in serious harm to the landscape setting of the town, and to the natural environment 

and recreational amenity value of the site. This would outweigh the potential economic 

regeneration benefits. Recommendation 51.272 I recommend that the Plan be not modified as 

proposed in PIC17. 2 - 2 - 59 Overwhelming need and the Indice of Deprivation Cinderford 

Northern Quarter Area Action Plan Pre-submission Draft April 2011 and the accompanying 

Sustainability Appraisal Report Pre-Submission Draft The Forest of Dean District of today has 

overcome the difficulties that made it a focal point as a possible strategic area of need. The 

paper â€œThe Forest of Dean District A 2004 Rational Approach to Planning Its Future July 

2004â€ by Professor Moseley and Colin Evers was accepted by the Panel of Inspectors for 

the EIP into the Third Alteration of the Gloucestershire Structure Plan and recommended 

that the County undertake a Review of the Forest of Dean ASN designation and subsequently 

the ASN designation was removed from the district. The new figures for the Indice of 

Deprivation have just been released and Professor Moseley has provided information showing 

that Cinderford median IMD 37 percentile He has looked at the main towns in the District as 

well as Mitcheldean and Drybrook and Littledean and Rusbridge and concluded that Clearly 

they vary; some represent a more comfortable situation than others. Most place the 

settlement in the most comfortable half of England. However, none of them even remotely 

approach the score as low as 20 which might justify a label such as â€œdeprivedâ€ . Even 

the lowest area in the Forest would have to halve its score to justify that. That would mean 

dropping 5,556 places in the England rankings â€“ an unlikely event. None of the major 

settlements could be fairly described as â€œdeprivedâ€ . FODFOE request that their 

Submission to the Core Strategy be as read into this document but salient points will be 

repeated to provide coherence to this document. To m


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Mrs Mary 

Newton 


CNQPD18 

4 

Biodiversity The Entec Report points up the long list of species related to the site from 

species of European importance, red data book species and biodiversity indicator species to 

generalist species, yet there is no overall strategy for all of the variety of species present and 

even rare species such as the Wood White, Grizzled and Dingy Skipper are not recorded in 

the Report. Thus the SEA/SA is unsound in not recording all species and in making no 

consideration of the effects of development on the range of species present and in 

combination and in their use of the site in differing ways and their possible inter relationship 

Because of the BAP species recorded this site should be regarded as UK BAP habitat and 

should be regarded as a Section 74 habitat. Section 40 of the Natural Environment and Rural 

Communities Act 2006 has brought in a new biodiversity duty on public bodies â€“ updating 

that in CROW Act 2000:â€œEvery public authority must, in exercising its functions, have 

regard, so far as is consistent with the proper exercise of those functions, to the purpose of 

conserving biodiversityâ€ For each relevant S.74 habitat local authorities need to know the 

location and the condition of each site and habitat, and any opportunities for enhancement. 

Protect habitats (and species) in the planning system (and through local authority land and 

property management. and PPS9 refers to the Section 74 list in paragraph 11: â€œThrough 

policies in plans local authorities should conserve . . . habitat types that have been identified in 

CROW Act 74 . . . and identify opportunities to enhance and add to them' and paragraph 16: 

'Local authorities should take measures to protect the habitats â€¦â€¦ from further decline 

through policies in local development documentsâ€ Landscape The Sustainability Report of 

2009 describes the area as being bordered to theâ€ north, south and west by coniferous 

plantation woodland and the east by Cinderford Business Park.â€ whereas there is oak, 

broadleaved semi- natural woodland in the Hawkswell Inclosure, a Key Wildlife Site, a broadleaved 

plantation and mixed woodland including oak. The Report goes on to cite the 

operational brickworks, a waste sorting depot, several small industrial units and that the area 

previously supported several large colleries. The area has also been described in reports as 

being derelict and brownfield, whereas it is greenfield having been reclaimed by nature . The 

Landscape & Visual Impact Appraisal March 2011on page 8 talks of â€œThe development will 

displace an already man made landscape of grassed spoil heaps dating back to the industrial 

past of the siteâ€ This is in contrast to the Inspectors Report of the last Local Plan Inquiry. 

â€œLandscape Impact 51.256 The Countryside Agency expresses concern about the potential 

changes to the landscape of this significant site, should the proposal be adopted as proposed. 

The Agency regards the description of the proposals in paragraph 2.84 as insufficiently 

explicit. It is not clear whether the Agency had, at that stage, seen the Preferred Option 

Masterplan [now in LPD 71], as the objection states that the joint study of the area was not 

then in the public domain. The objection seeks that the policy should acknowledge the 

existing landscape character and its sensitivity to change. 51.257 The present landscape 

character of the area is one of a rolling open parkland of rough grass around the lake, 

together with tree-lined watercourses. An area of enclosed young woodland to the north of 

the lake is excluded from the Key Wildlife Site designation. The site is criss-crossed by 

footpaths and has a backdrop of mature woodland to the north and west. Notwithstanding its 

history of mineral extraction, the restoration of the land in the early 1990s as part of the 

Linear Park has created one of the most attractive and accessible areas of countryside around 

Cinderford. There is open public access, which allows it to be seen from any area within the 

site. More distant views are available from the Newtown area, and the site would be highly 

visible from the proposed Western Access Road or the Forest Vale Spine Road Extension. 

51.258 The preferred option Masterplan indicates that almost all of the site north and east of 

Steam Mills Lake would be developed for employment and education uses, and there would 

be a pub/restaurant to the south east of the Lake. Within these areas are shown a narrow 

strip of parkland extending into the Newtown area of policy (R)F.Cinderford 5, a retained 

pond in the south-east corner of the site, and formal avenues. Narrow strips of informal 

woodland are indicated on sloping land to the south and west of Steam Mills Lake, but much 

Disagree, the AAP is considered to be sound and the 

way in which the wildlfie and ecology issues are 

being addressed is considered appropriate.Â It is an 

approach which recognises the complexity of the 

issues involved and the needs of the site.Â It has the 

support of Natural England. The nature of the site is 

that it contains areas of previously developed land 

and semi derelict buildings.Â It also includes areas 

that were once developed but have now re 

vegetated.Â Within the whole there are several 

largely man made watercourses and a number of 

footpaths.Â The landscape and landforms are largely 

man made and the central core of the site was 

worked for coal by opencast. The proposed form of 

development suggested does include some of the 

elements of the AAP, the proposedÂ education 

facility could support the environmental education 

theme suggested.Â It is agreed that there is an 

important role for tourism based on ecology/ the 

natural environment and that the NQ is well suited 

to this.Â It is agreed that there need to be good 

links to the remainder of Cinderford and especially 

to its centre.Â The scheme suggested does address 

a number of the issues that have been identified, 

however a broader form of employment offer is 

considered desirable and a range of houisng is also 

considered an importnat part of a mixed 

development.Â The idea of a Local Nature 

Partnership may be able to be explored. The AAP is 

designed to include wildlife corridors and makes 

provision for enhanced watercourses.Â It is a very 

different proposal to the previous 2002/3 draft 

schemes thet were the subject of the Â discussions 

and objection by the then Countryside Agency, 

although many of the issues discussed are still 

relevant. 

no change


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of the young woodland to the north of the Lake would be removed and replaced with built 

development for employment. Although the Council maintains that public access would still 

be available to the area, this would no longer be unlimited but would inevitably be greatly 

restricted by buildings, other structures and enclosures, and by vehicle parking. These 

features would also intrude into views across the area, and would potentially block important 

views of the landscape beyond. 51.259 I accept that the Masterplan is only indicative, and that 

it does not form part of PIC17. However it is referred to in proposed revised version of 

paragraph 2.83 and it has evidently informed the definition of the developable site area. I 

conclude that development on the likely scale implied by PIC17, and indicated on the 

Masterplan, would radically alter and harm the natural appearance of the landscape and would 

not be compatible with its established character.â€ The above description is very different 

to the impression gained in reading the various report. Additionally the suggested heights of 

some buildings to be of three and four floors is incompatible with the scale and form of 

Cinderford and the setting of this site, therefore FODFOE consider the landscape component 

of the Drafts to be unsound. Quality of life It is recognised that the landscape and biodiversity 

greatly add to the quality of life of local communities and a significant ambition for local 

people is to protect the Forest and itâ€s wildlife hence the Friends of the Forest campaign 

for AONB designation and the HOOF campaign for public ownership of the Forest of Dean. 

Both campaigns have been supported by thousands of local people and visitors through 

petitions. Quotes from Life Support â€œPeople together in your Community Strategy 

Nature doesnâ€t discriminate between people â€“ it provides opportunities for people to 

get together to achieve great things. Working with our Local Biodiversity Action Partnership 

is helping us identify and deliver what our communities are asking for in terms of the natural 

world.â€ Sue Adeney, Chair, Strategic Board, Vision 21, Malvern Hills Local Strategic 

Partnership â€œThe natural world around us is a precious resource which can help prevent 

illness and encourage recovery. Physical and mental health and general well-being thrive in 

abiodiverse environment where we each treasure and enjoy our natural heritage.â€ Angela 

Mawle, Chief Executive, UK Public Health Association â€œI have spent my life in contact with 

biodiversity â€“ an inexhaustible source of inspiration. Biodiversity is exciting and humbling 

and it's potential to enrich our future lives is infinite, so long as we look after it. This task lies 

in all our hands, whatever our age or background, whether our ability to act lies locally or 

globally. If we embrace the challenge of learning about and understanding biodiversity we can 

all make better decisions about our future. Professor David Bellamy, President of The Wildlife 

Trusts â€œLife Supportâ€ Draft Outline Proposal That the Action Area be studied from 

the viewpoint of â€œLife-Supportâ€ covering the 5 main areas as set out in the DEFRA 

Government Publication and the project be a beacon example as to how to approach action 

areas sensitive to change (and AONB areas) in this period of climate change. The Action 

Area to include Lightmoor to Northern United to Heywood Plantation and small sections of 

forest waste and degraded areas that extend into Cinderford Town. Nature for Natureâ€s 

Sake In developing an outline feasibility study this section should be the first stepping stone in 

any recommendation for the development of a full feasibility project study. A mapping 

exercise (desk based and updated by field surveys) of the buffer zones between Cinderford 

and the afforested areas surrounding Cinderford to be assessed from the viewpoint of 

biodiversity, rare and general species, their supporting habitats, other habitat areas of value 

and drawing out the importance of forest fringe habitats and the unique habitats created by 

nature taking over the long abandoned industrial remnants around Cinderford. Include in 

mapping degraded and semi-developed areas that would be of value to restore moving into 

built up areas. In parallel a landscape and geophysical mapping exercise to include historical 

features, viewpoints, soil types, water features, water quality, effluvial areas (material may be 

already readily available from the FOD Local Plan Inquiry including the Northern Arc 

Environmental Statement and information gathered by the Environment Agency). Having 

mapped the area and the strategic ecological/landscape areas, draw together proposals for


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enhancement putting Nature first. A Store of Natural Knowledge Dependent on advice some 

restoration work may be needed to maintain the bat roost. The use of cctv cameras have 

been successfully used for the monitoring of bats which could connect to an Environment 

Centre away from the Northern United site. A Site for the Environment Centre should not 

be built on the site but be in Cinderford to encourage spend within the town. The 

Environment Centre would be for schools, college students and visitors based on entomology 

and/or effluvial habitats and amphibian species and bats, the extended areas along the buffer 

zones providing a resource for education. Nationally, the Forest of Dean has a possibly unique 

concentration of different roost sites and bat species in a relatively small area. An 

Environment Centre would give prestige and employment to the Forest of Dean, in terms of 

direct and indirect spend. As the bat sites are designated as being of European importance 

perhaps a European link and thereby European prestige could be fostered. Strong educational 

and tourism links should be made to the special geology, hydrology and history of this unique 

area the centre of the Forest of Dean and the way nature has re-inhabited over time the 

remains of mans exploitation, from quarries, coal tips, mines and deserted buildings, to 

provide ideal habitats for a wide variety of species including many rare and protected species. 

A Natural Source of Wealth and Jobs Cinderford is surrounded by beauty and breathtaking 

vistas. To enhance Cinderford it needs to be linked from the inside out so it becomes part of 

its surroundings, linking the centre of Cinderford with the surrounding beauty which in turn 

will enhance the tourism potential of Cinderford. Green fingers of restored areas need to 

stretch out, preferably following stream edges or remains of or restored areas of oak, 

degraded lines of ancient hedging or remnant areas of ancient grassland and old banks so that 

residents and tourists are able to walk out from the centre of Cinderford to the Linear Park 

and adjacent buffer zones and on into the afforested areas Enhance tourism by a dedicated 

tourist centre in Cinderford showing the biodiversity, geology and historical interests in the 

surrounding areas. Displays on the variety of species in the area eg glow-worms, frogs, toads, 

dragonflies, butterflies, Great Crested Newt, Lesser Horseshoe Bat etc and their needs for 

certain types of habitats. Route maps for walking round the area with information on what to 

look out for, starting from the Cinderford tourist centre, walking out along stream edges and 

the green areas, stretching from the centre of Cinderford to the Linear Park and adjacent 

buffer zones and on into the afforested areas.These tracks are not laid surfaces but rather like 

a sheep track and directional in directing people away from sensitive areas. Information could 

be put on line and linked to the Councilâ€s Tourist website. Local people who have 

become involved in survey work etc, having developed a knowledge in the ecology or the 

history of the area, may wish to act as guides to tourists or parties of visitors thereby 

providing employment Work with the leaseholders and owners on the industrial estates to 

link into the greening scheme to link from Cinderford centre through the Industrial Estate to 

the afforested areas which will at the same time enhance the estate and help to attract up 

market business. It would be helpful to upgrade the current designated uses from heavy 

industrial uses, lorry parks and warehouse storage to office uses. A commitment to providing 

a bright future of well paid jobs needs to be reflected in the land uses. The employment ratio 

to land use for the lorry parks and warehouse storage is poor. Look at the possibility of 

providing small starter units the size of a double garage, preferably located within the 

Cinderford townscape for transport access, underground for insulation and landscape blend, 

with one window vista view and light funnels for light and energy saving, alternative 

technology for energy needs such as photo voltaic cells and solar, dealing with sewage by reed 

bed and all cables underground so that they have low impact on the environment and could 

be a beacon for sustainable development whilst providing low running expense units. Teach 

coppicing skills and develop the production of products from coppicing such as green 

furniture, basket making, hurdle garden fencing etc Prescription for Good Health Interlinking 

schemes to encourage people with depression etc to become involved with other members 

of the community in survey work, maintenance work for ecology, green furniture, links with


Organisation 


the long term unemployed placement schemes or youth schemes. Improve the quality of life 

for local residents by encouraging a closer contact with nature, increasing the peace and 

tranquillity of the mind and spirit that this brings. Developing a sense of wellbeing, confidence 

and sense of security through a sense of ownership by involving and enabling the local 

community to be involved in and to help take forward this scheme. To foster a pride in the 

beauty of the surrounding forest landscape, mining and forest heritage of the area. Links with 

schools to establish an early interest and understanding in and to foster a responsibility 

towards nature. Links with further education colleges and universities for involvement in 

original and continuing (monitoring) survey work on general ecology and biodiversity and the 

geology and hydrology of the area. Common Ground for Communities Nature is the catalyst 

for Community Action and by instigating this scheme it could bring together the community 

of Cinderford and the Forest and local community groups in a positive way by putting at the 

centre of the scheme what people cherish, the Forest, streams, open spaces and wildlife that 

surrounds them and inhabits their landscape. It could also bring together agencies in funding a 

series of interlocking projects and programmes, such as Communities and Local Government, 

Natural England, Environment Agency, Forestry Commission, perhaps the Big Lottery Fund 

and/or European funding, to provide a sustainable future for Cinderford and the beauty of the 

natural habitats that surrounds it. Climate Change In this period of climate change when 

species are struggling against adverse conditions for survival it is important to conserve and 

enhance habitats rich in ecology and biodiversity. This area is an important habitat as a Key 

Wildlife Site and an English Nature Unimproved Grassland Inventory Site. This scheme would 

be a positive action for the conservation of habitats valuable to the maintenance of species, 

some of which are of European importance because of their rarity. Existing habitats should be 

maintained and extended to ensure that there are corridors for the migration of species to 

enable their survival during climate change. Caroline Spelman has just announced funding for 

such work and has just announced the National Ecosystem Assessment and says â€œWe 

want to move from a net loss of nature to a net gain.am delighted to announce a competition 

to identify 12 Nature Improvement Areas, putting Â£7.5 million in to the initial phase. These 

areas will span across ecosystems â€“ from the managed landscape to urban areas, to national 

parks â€“ creating wildlife corridors and stepping stones to allow species space to flourish 

and move. We are also supporting the development of Local Nature Partnerships. They will 

bring together all the interested parties in a local area to deliver environmental goals. They 

will ideally have strong links with Local Enterprise Partnerships to better inform decision 

making. Alongside this we will pilot the concept of biodiversity offsetting in the planning 

system, making development greener and meeting public aspiration to access green space. A 

new Green Areas Designation will allow local people to protect the green spaces in their 

local areas as part of their neighbourhood plans.â€


Organisation 

Mrs Mary 

Newton 

Mrs Mary 

Newton 


CNQPD18 

5 

CNQPD18 

6 

Mining The Mining Legacy Assessment only gives a superficial indication of the real difficulties 

of using this site for urban development in â€œ3. Considerations for development of the site 

Much of the site is covered with loosely-compacted fill material to depths up to 30 m. Ground 

investigations will be needed to determine the extent of the fill and its condition. Foundation 

designs for the new buildings may need deep piles or ground improvement techniques (such 

as installation of vibro stone columns) to deal with the ground conditions. Drains would need 

to be laid to steeper than normal falls to compensate for future ground movements. And 

There are so many old shaft locations on the site, so a strategy of trying to avoid building near 

shaft locations does not appear to be practical here. The north-east part of the site, near 

Steam Mills Road, may also have remains of early shallow bell-pit workings and the whole of 

this area will need careful investigation for voids.â€ The SEA/SA and the project as a whole 

is unsound as no detailed work or serious consideration is presented as to the feasibility of 

actually being able to build all the elements in the preferred option because of the old mine 

workings, the potential costs involved in stabilising this site and whether these costs actually 

offer value for money. Ground Water No in depth work has been undertaken of the 

interrelationship of ground water movements naturally and within the mining system and their 

effects both on the site and away from the site. In a letter contained in the Northern Arc 

Environmental Statement Charlotte Pagendam, Conservation Officer for English Nature raised 

her concerns about the possible effects, particularly on Laymore Quag on the possible 

changes in the movement of ground water with reference to the development contained in 

the Northern Arc proposals. In â€œThe last Deep Mine of the Forest of Dean by Maurice 

Bent on page 23 he talks of â€œThese washouts are clearly the result of erosion by streams 

contemporary to depositionâ€ In â€œThe Ancient Wells, Springs and Holy Wells o f 

Gloucestershire R.C.Skyring-Walters talks of St. Anthonyâ€s Well in the Flaxley Valley 

which â€œissues from the quartz conglomerate of old red sandstone.â€ He says that as the 

strata of the Forest of Dean is comparable to a stack of saucers, consequently all rainfall tends 

to flow inwards; â€œthis enters the coal-mines and gives trouble, and has to be pumped out 

or else the mines abandoned.â€ At the head of this valley is the entrance to the third adit 

purportedly linked to Northern United. Even today after heavy rain a water spout can appear 

shooting up from the ground with force on open ground in Church Road behind the 

Telecottage. The possible links and the effects of change by development on ground water in 

the mines and naturally occurring needs further investigation and therefore FODFOE believe 

that the SA is unsound. 

Flooding The Appraisal of Flood Risk March 2011 points up that â€œdue to the land take 

required within Zone 3a and 3b, this report can confirm that the exception test will be 

triggered by this aspect of the proposalsâ€ Table 2 shows that no less than 7 development 

types require the Exception Test. FODFOE believe that the Report needs to be revisited to 

incorporate further information with regard to ground water movements as set out above. 

The site is considered able to be developed with the 

acknowledgement that the mining legacy needs to be 

taken into account.Â This includes the 

consequences of any groundwater.Â Policy 29 

(wrongly titled) considers this issue 

Part of the site is within an area vulnerable to 

flooding. These issues have however been the 

subject of extensive study and the development 

proposals have been drafted to avoid areas 

vulnerable to flooding and take full account of any 

necessary restrictions 

no change (except to correct 

policy numbering) 

no change


Organisation 

Mrs Mary 

Newton 


CNQPD18 

7 

Biomass Plant This site is at the bottom of a valley surrounded on three sides by woodland 

and the forth side the steeply rising built up area of Cinderford. The biomass plant would be 

sited in the bottom of the valley. As far as FODFOE can ascertain no air quality assessment 

has been undertaken or investigation into the meteorological conditions of the site. FODFOE 

understand that the most important meteorological parameters governing the atmospheric 

dispersion of pollutants are as follows: â€¢ wind direction determines the broad transport of 

the emission and the sector of the compass into which the emission is dispersed; â€¢ wind 

speed will affect ground level concentrations of emissions by increasing the initial dilution of 

pollutants in the emission â€¢ rainfall, which will determine the potential for release of dusts; 

and â€¢ Atmospheric stability: is a measure of the turbulence, particularly of the vertical 

motions present. FODFOE cannot find any detailed work on these parameters and no 

assessment of lorry movements the biomass plant would necessitate, therefore the drafts are 

unsound in itâ€s inclusion of the biomass plant. 

The proposal is at an early stage and it is not 

possible to provide detail of any likely scheme. The 

theme of biomass is however supported by the AAP 

for development at some time during its 15 year life. 

no change 

Mrs Mary 

Newton 

Mrs Mary 

Newton 

CNQPD18 

8 

CNQPD18 

9 

New alignment of road If the site is not developed then no new road would be necessary. A 

new road brings into the area compete urbanisation next to a very sensitive biodiverse area 

and the difficulties of siting the road and the emissions it would bring into a sensitive area 

illustrates that this site should not be used for development. 

Housing The over provision of housing in Cinderford will only encourage the influx of 

commuters from the Vale as housing in the District is already cheaper than in other areas of 

the County. Therefore it is more likely that a policy of over provision of housing will 

exacerbate commuting out of the area for employment not mitigate it. Social and affordable 

housing to meet the needs of the local people of the Forest of Dean based on robust 

evidence of need through Parish Plans should be the way forward and with a referendum as 

appears to be promoted by in the Localism Bill The Core Strategy claims a need for 6, 200 

dwellings which is largely based on a forecast rise in one-person households. The number of 

one-person households is projected to surge from 82,000 to 129,100 between 2008 and 

2031, equivalent to an increase of 57.4%. It is patently unsound to claim that large housing 

allocations are required in the District and thereby in Cinderford when over half of that 

allocation is based on one person allocation. 

The design of the road is not of an urban nature 

though it is accepted that its presenceÂ would bring 

a change to the locality. The movement principles 

established in the AAP and the design proposed, 

together with careful choice of routes and any 

necessary mitigation will ensure that the impacts of 

the road are acceptable. 

It is not agreed that there is an over provision 

planned.Â Much of the housing will be affordable 

housing for local persons.Â the overall houisng 

provision, which is a matter best consideerd in the 

Core Strategy is appropriate for teh 

requirementsÂ of the area which differ from the 

representation made. 

no change 

no change


Organisation 

Mrs Mary 

Newton 


CNQPD19 

0 

Prescription for Good Health Interlinking schemes to encourage people with depression etc 

to become involved with other members of the community in survey work, maintenance 

work for ecology, green furniture, links with the long term unemployed placement schemes 

or youth schemes. Improve the quality of life for local residents by encouraging a closer 

contact with nature, increasing the peace and tranquillity of the mind and spirit that this 

brings. Developing a sense of wellbeing, confidence and sense of security through a sense of 

ownership by involving and enabling the local community to be involved in and to help take 

forward this scheme. To foster a pride in the beauty of the surrounding forest landscape, 

mining and forest heritage of the area. Links with schools to establish an early interest and 

understanding in and to foster a responsibility towards nature. Links with further education 

colleges and universities for involvement in original and continuing (monitoring) survey work 

on general ecology and biodiversity and the geology and hydrology of the area. 

The general prescription above is noted and includes 

some of the benefits which are intended to flow 

from the proposed development. 

no change 

Mrs Mary 

Newton 

CNQPD19 

1 

The Statement of Community Involvement Forest of Dean Friends of the Earth (FODFOE) 

are concerned that the conduct of consultation may not be in alignment with The Statement 

of Community Involvement because of the lack of response to suggestions made through 

consultation and the difficulties encountered in downloading documentation and gathering 

information on the background of the development of the Cinderford Northern Quarter 

Area Action Plan Pre-submission Draft April 2011 and the accompanying documents 

The consultation was available in a variety of forms, 

including paper copies of key documents.Â It is not 

therefore agreed that comments could not be 

made.Â the responses to various stages of 

consultation are available and have been so on 

request or can be viewed on a dedicated website 

section. 

no change 

Mrs Mary 

Newton 

CNQPD19 

2 

SEA/SA Alternative/Options The SEA/SA for the Cinderford Northern Quarter Area Action 

Plan is unsound because there is no attempt to develop alternative projects which give proper 

weighting and recognition to the value of the biodiversity of the site From 2003 Government 

Guidance â€œon the assessment of the effects of certain plans and programmes on the 

environmentâ€ provided guidance on the development of alternatives yet it appears no 

attempt has been made to really consider alternatives to the same urban elements of 

development or choice of site. 

no change 

Councillor 

Bernie 

O'Neill 


District Council 

CNQPD17 

4 

I would like to make the following points regarding the above Development Plan. I have been 

living in Cinderford for the past 3 and a half years, and fully recognise the fact that there is a 

very serious need for regeneration of the town, and especially the town centre. It has the 

appearance of having been neglected for a number of years, but it does have a small, but very 

important number of independent traders. The High Street in particular is looking very run 

down, and I would very much support any regeneration which would improve this aspect and 

introduce a cleaner and better environment. I shall be looking at ways to do this as I am now 

a Cinderford Town Councillor, as well as a District Councillor. 

FoDDC notes and agrees with these comments. 


the AAP


Organisation 

Councillor Forest of Dean 

Bernie District Council 

O'Neill 


CNQPD17 

5 

I think that there are many aspects of the Northern Quarter Development Plan which could 

help with the regeneration of the town as a whole, and as already explained, I support this. 

However, I think that this has to be tempered with issues that have arisen before, and that is 

the ecological and environmental impact of the plan and particularly in this quarter. There 

really does need to be very careful monitoring and evaluation of the scheme so that the 

impact of it is not to the detriment of a very important wildlife and ecological area. In these 

sort of schemes there must be a clearly defined balance as to the positive outcomes and 

benefits, compared to the negative outcomes and disadvantages . I trust that this will indeed 

be the case. 

FoDDC notes concern for ecological and 

environmental impacts and acknowledges that 

further survey/monitoring/mitigation work needs 

toÂ be done, which will complement the existing 

studies relating to this matter.Â 


the AAP 

Mr Pat 

Morris 

CNQPD15 

3 

However, one aspect, the location of a new further/higher education campus at Cinderford, is 

a matter which concerns the whole Forest of Dean in that the catchment area intended is 

much larger than the immediate Cinderford area. 1. Location. While Cinderford may be fairly 

central for the local government district of the Forest of Dean, the eastern part of that area is 

close to existing further and higher education provision in Gloucester and Cheltenham, which 

are transport accessible at the focus of existing roads and public transport. Any new 

further/higher education provision should therefore be located to serve the western half of 

the FoD and county including Sedbury, Lydney, St Briavels etc. 2. In relation to the south 

western half of the FoD Cinderford now has two major problems, access and parking. While 

lack of parking provision relates mainly to the town centre and any new campus must be 

assumed to provide considerable parking, access is a more intractable problem. Access will be 

by road. The main road routes to Cinderford are Gloucester to Coleford/Monmouth or by 

reasonable approach via Mitcheldean to/from the M50. Routes to the south west are poor, ie 

Cinderford to Newnham, Cinderford to Blakeney via Ruspidge, Cinderford to Blakeney via 

Speech House and New Fancy, Cinderford to Yorkley via Speech House and Moseley Green, 

Cinderford to Parkend and Bream via Speech House and new Fancy, Cinderford to Parkend 

and Bream via Cannop Road, Cinderford to Lydney via any of the last five routes, Cinderford 

to Woolaston, Tidenham, Sedbury via Lydney or via Tidenham Chase, St Briavels and 

Coleford. All these routes are indirect and in places narrow and dangerous for increased 

traffic volumes. This is a consideration for sixth form and specialist further education. 3. The 

strategy document refers to provision of public transport between the education facility, 

employment areas, the local community and the 'wider area'...... and 'student buses can be 

introduced from the main education facility catchment areas'. This implies transport provision 

is envisaged around Cinderford, failing students from further away. 4. Cinderford clearly 

would like and needs a good further education facility nearby. Whether a higher education 

facility is viable in this location is an additional consideration. Higher education involves costly 

facilities and staffing qualifications and expertise to achieve national credibility. Established 

higher education facilities already exist at Gloucester/Cheltenham, Newport and Bristol, 

accessible by road, motorway, and rail to students in the intended Cinderford Higher 

education catchment area - probably often more quickly and easily than by bus to Cinderford. 

All higher education establishments are under increasing financial pressures to maintain 

courses of quality. Could a new Cinderford site attract sufficient finances or students 

Presumably a policy of shared facilites and staff with Gloucester College is envisaged, and the 

easy access of Gloucester to Cinderford a factor in choice of location. However, such 

multisite working is costly in travel, tiring for those involved, wasteful of staff time and 

frequently a failure. Conclusion While a Higher Education facility in FoD may apear attractive, 

its viability is questionable. To be credible the Cinderford North Quarter Regeneration 

Strategy should not place much weight on its realisation to underpin the success of the 

development. A successful further education facility (perhaps with an Open University Study 

Centre) may be more practicable and realistic. 

Comments noted, it is agreed that a further 

education facility is more achievable and that the 

ease of access to it from a variety of locations is of 

critical importance.Â It is also agreed that 

Cinderfrod would benefit from such a facility.Â 

Additional bus routes or changes to existing ones 

will be required to serve the mix of uses in the 

NQ.Â These must include services that access the 

education facility at times convenient for the 

users.Â These would have to address the wider 

catchment, not just Cinderford. Whilst the precise 

nature of the facility is not yet known, the Council 

are confident that the site is suitable and that the 

plans can be realised Â 

no change


Organisation 

Mr Pat 

Morris 


CNQPD15 

4 

2. In relation to the south western half of the FoD Cinderford now has two major problems, 

access and parking. While lack of parking provision relates mainly to the town centre and any 

new campus must be assumed to provide considerable parking, access is a more intractable 

problem. Access will be by road. The main road routes to Cinderford are Gloucester to 

Coleford/Monmouth or by reasonable approach via Mitcheldean to/from the M50. Routes to 

the south west are poor, ie Cinderford to Newnham, Cinderford to Blakeney via Ruspidge, 

Cinderford to Blakeney via Speech House and New Fancy, Cinderford to Yorkley via Speech 

House and Moseley Green, Cinderford to Parkend and Bream via Speech House and new 

Fancy, Cinderford to Parkend and Bream via Cannop Road, Cinderford to Lydney via any of 

the last five routes, Cinderford to Woolaston, Tidenham, Sedbury via Lydney or via Tidenham 

Chase, St Briavels and Coleford. All these routes are indirect and in places narrow and 

dangerous for increased traffic volumes. This is a consideration for sixth form and specialist 

further education. 

See 153 above.Â Â The NQ is generally one of 

theÂ more accessible locations in the district 

butÂ that needs to be seen in the context of the 

nature of the roadÂ network and theÂ basic public 

transport which exists.Â 

no change 

Mr Pat 

Morris 

CNQPD15 

6 

3. The strategy document refers to provision of public transport between the education 

facility, employment areas, the local community and the 'wider area'...... and 'student buses can 

be introduced from the main education facility catchment areas'. This implies transport 

provision is envisaged around Cinderford, failing students from further away. 

Noted, the intention would be to ensure that the 

catchment was adequately served and this would 

mean services from a wider area than simply 

Cinderford. 

no change 

Ms Elsa Hale CNQPD20 

9 

Just this last week a report has come out saying thereâ€s been a tendency in the past to 

focus on the market value of resources and thatâ€s led to the decline of some ecosystems 

and habitats through pollution, over-exploitation and land conversion. It said our natural 

heritage is very valuable and spoke of species diversity, the pleasure of walking in nature, the 

value of the effect of the view of green space from our windows and that a price can be put 

on each aspect. This new report has valued our environment â€“ just as we should. This plan 

will destroy the wildlife on our doorstep. That area down at Steam Mills is an environment 

and nature introduction to tourists to Cinderford. Itâ€s got loads of varieties there. The 

report stated that policy choices can make a difference to the UK economy of Â£50bn per 

year, and that roughly 30% of all ecosystem services are still declining or degrading. Lets look 

after ours. Thereâ€s a vast industrial site over near Lower Lydbrook, at Stowfield I think it 

is, that should be used. I want to stop this decline locally because of the Cinderford Northern 



Comments noted. 

No change


Organisation 

Mr T Oliver CNQPD21 

0 
















No change 

Mr M 

Beckett 

CNQPD21 

1 
















No change 

Mr I G Ellis CNQPD15 

9 

The proposed development called the Northern Quarter is full of inaccuracies and false 

innuendos, for a start the 2005 District Local Plan is still in force and relevant to this begging 

letter from our council, in R.F.B.E 9 specific mention is made by the inspector to the 

protection of â€˜Forest Wasteâ€ there Is no mention of this in your document, do I take it 

you wish to hide this fact from the public and the Government This is supposed to be a plan 

for the regeneration of Cinderford. How can taking a huge area of this relative small and 

unique Forest miles away from Cinderford be regeneration, if the town needs regenerating so 

be it, but concreting over a vast area if protected Forest to form a satellite development is 

not regeneration, it is desecration & one that forms no useful purpose. Attaching a suggestion 

to build a new college to a previous discarded plan, thus giving the whole project a chance to 

tap into a â€˜educationâ€ income stream is just blatant optimism; the Forest of Dean does 

not need a new college in a different location. I would be more than happy to participate in 

any oral part of the examination. 

Comment noted. The NQ will need to be 

developed in a manner that ensures that there are 

good links to the remainder of Cinderford.Â 

Development in the location proposed is considered 

the best option given the needs of the area, 

especially for creation of a better range of 

employment and the ability to provide for 

recreation.Â The site combines the ability to 

regenerate existing industrial areas (eg Northern 

United) with the opportunity to provide an 

exceptional setting for new uses such as the 

education centre. 

no change


Organisation 


1 

I would like to protest most vigorously against the proposals for the Cinderford Northern 

Arc or quarter or whatever you call it, the Council, most publicly and strenuously voiced 

their opposition to the privatisation of Forest of Dean land, yet here they are aiming to do 

just that to vast areas (approx 108 acres) of statutory Forest.Â I reserve the right to 

comment further on this matter. 

The decision to proceed with the AAP is the result 

of an evaluation for development options for 

Cinderford. These are limited because of the 

landscape and planted forest which encircles it. The 

Northern Quarter (NQ) contains sensitive 

landscapes but equally has areas of previously 

developed land which are in part derelict and areas 

which are developed but are appropriate for 

redevelopment. The NQ as a whole offers 

developable land in an exceptional setting. The area 

is dominated by man made features and by the 

landscape which followed the opencast mining of 

coal. The AAP will bring major changes in the form 

of built development. Its masterplan and design will 

ensure that the new form that is created is of very 

high quality and is appropriate to the setting 

(predominantly but not exclusively woodland). The 

nature conservation measures, including the actual 

design of the overall development are an integral 

part of the new environment and will lead to a 

distinct area that is appropriate for its location, with 

a unique (neither urban nor rural character). Â The 

NQ will become part of the forest environment but 

also has clear well defined boundaries that separate 

it from areas of planted forest. These already bring 

the type of activity that will be generated in the NQ 

(walkers, cyclists, vehicles). The types of uses that 

are being promoted and their intended locations 

have been carefully selected. The masterplan and the 

design code guide the form of development and the 


the AAP 


2 

Attaching to the plan the intention to build a "College" is just a blatant attempt to coerce the 

Government to give its blessing and our money in that it gives the plan "Education" 

implication, indeed some of the items in your presentations are downright rude and demening 

to the people of Cinderford. The Forest does not need another hotel the ones we have now 

more than meet the needs of this area in both quality and size, plus the existing hotels etc 

have been provide, improved and enlarged throughout the years by private individuals not by 

public money, in other words their taxes would be used to build something to put them out 

of business (blatant socialism, that got us in this mess in the first place), the need for a college 

is nil, we already have one its sited in the right place, if it needs renovating so be it. 

spaces between. 

The uses proposed on the NQ are considered 

appropriate.Â There is a need to re focus the 

provision of further education in the Cinderford 

area, which arises because of the re organisation that 

is taking place.Â One option for the "college" is to 

re locate, it will in any event need to change as a 

result of the merger.Â The NQ offers a suitable 

location around which new complimentary activities 

can take place in a location (Cinderford) convenient 

for access by students. There is a lack of an hotel 

suitable for groups in the forest, though it is agreed 

that there is a range of mainly small quality 

accommodation. The combination of uses proposed 

for the NQ and its environment ensure that the 

benefits of grouping the uses proposed in one 

attractive location are able to be realised.Â 

no change


Organisation 

Ms Carole SE Essex 

Shorney Organic 

Gardners 


CNQPD16 

0 

I have witnessed the destruction of a local wildlife site in Hockley, on the outskirts of 

Southend-on-Sea, Essex. This was at Etheldore/Wood Avenue, Hockley, which you can read 

at this link: http://archive.corporatewatch.org/magazine/issue10/cw10pd2.html This site is now 

totally wrecked. I therefore object to the Local Action Area Cinderford Development Plan 

Document which, I understand, includes allocations for new housing and employment, a 

college, a biomass plant, a new road and street lighting on land now called the Northern 

Quarter. I understand that this area contains a greal of wildlife, including bats, the Great 

Crested Newt, butterflies, birds and reptiles. 

Comments noted. The NQ proposals are 

considered to represent a comprehensive and 

balanced plan for the area including appropriate 

safeguards for the wildlife. 

no change 

Wendy 

Corum 

Alison 

Rennie 

CNQPD16 

1 

CNQPD16 

3 

I was very upset when the Cinderford campus of the Royal Forest of Dean College was 

closed because I wanted to attend some of the language classes held there. Would it not be 

more economical to update the existing building rather than building a new one on the edge 

of the town which is more difficult for me to get to I therefore object to the proposed 

development in the Northern Quarter Area. 

I wish to object to the plan to develop the Northern Quarter area of Cinderford on the 

following grounds: It is an important wildlife site with a wide variety of flora and many species 

of fauna (some rare and one endangered) feeding and breeding there. They would lose their 

habitats during and after the development. This would not only be sad for the creatures 

concerned but would also irrevocably destroy an asset and tourist attraction for the area. 

Comment noted. The establishment of a facility at a 

particular location would not preclude classes at 

other more local places, however the need for a site 

suitable for the education facility and related uses 

together with those that are complementary means 

that a large area is required.Â The NQ is 

considered to be the only option available in 

Cinderford. 

The NQ is an integral part of the council's emerging 

LDF. It is a response to the need to look forward to 

2026 and re assess the needs and issues that are 

apparent. It is intended to provide a focus for a 

mixed from of sustainable development in order to 

reinforce the role of Cinderford. It should not be 

seen within the Local Plan context. The Local Plan 

does allocate almost all of the NQ for development, 

though the large central core is identified for 

recreational use. If this were to have been 

implemented it would have resulted in an 

intensification of the use of the area. Â Integral to 

the AAP is a design and layout that offers 

















no change 


the AAP


Organisation 

Alison 

Rennie 

Alison 

Rennie 


CNQPD16 

4 

CNQPD16 

5 

Secondly, it would be more economical to update the college on its existing site, where it is 

more accessible to Cinderford residents, than to build a new one. 

Thirdly, the nature of the ground and undergound abandoned mineshafts make it rather 

unsuitable for building on. 

If the education facility is to be occupied by Gloscol, 

the council does not consider the option of 

rebuilding on the current site necessarily more 

attractive as the buildings thereÂ need considerable 

works.Â The major parts of the College at 

Mitcheldean and at Coleford are less accessible that 

a new building on the NQ would be.Â Also, the 

Northern Quarter does provide an attractive 

location for an education development which has 

been supported at NQ consultations. 



the AAP 


the AAP 

Mr Andrew 

Mcdermid 

Mr Greg 

Herbert 

CNQPD16 

6 

CNQPD16 

9 

I wish to register my objection to the above. It is difficult to imagine a more wanton short 

termist act of vandalism than this proposal which would destroy or compromise an 

irreplaceable green space of substantial biodiversity & thus throw away a unique selling point 

attracting visitors to Cinderford area. The proposal would also be short sighted on 

commercial development grounds as development should be concentrating on reviving the 

town centre not encouraging opportunistic sprawl. 

Dear Sirs I wish to object to your proposals for the above area of Cinderford. I regularly visit 

this area from my home in Dunstable, having friends in the Cinderford area. The area subject 

to your proposals is very rich in insect life particularly the Wood White, Wall Brown and 

Small Pearl-bordered Fritillary butterflies, both these species are declining nationally and all 

proposals that affect their well being must be declined. These butterflies are of National 

importance. I urge you to reconsider the development in this area of Cinderford. 












intensification of the use of the area. 

Noted, the the concerns expressed are addressed in 

the AAP especially in policy 10.Â As the more 

detailed design progresses so will proposals to 

safeguard the wildlife. 

No change 

no change 

Ms Cherry 

Lavell 

CNQPD19 

5 

I wish to object to the proposed adoption of the Cinderford Northern Quarter Area Action 

Plan document on the grounds that it offers a wholly unsuitable future for this area. Please 

register my objection and keep me informed. 

noted, see under detailed representation 


the AAP


Organisation 

Ms Cherry 

Lavell 

Ms Cherry 

Lavell 

Mr Simon 

Glover 


CNQPD19 

6 

CNQPD19 

8 

CNQPD20 

1 

Although I live in Cheltenham I have visited the Forest several times and been struck each 

time by its beauty and naturalness, and particularly its wildlife interest. I am not at all surprised 

that it has been designated one of the most important open space wildlife sites in the Central 

Forest area. The land proposed for development needs to be kept as it is, the reasons being: 

It is very important for wildlife, indeed is a Key Wildlife Site. It is also an English Nature 

Grasslands Inventory site and thus worthy of preservation in its own right. It contains a wide 

variety of plant life. It is used for breeding and feeding by a wide range of species including key 

species like Lesser Horseshoe Bat, Great Crested Newt; various kinds of butterflies including 

two kinds of Skipper; bires including goshawk, pipit, woodcock, as well as song thrush (I 

hardly ever see a thrust these days as they are becoming rare). There are also reptiles 

including useful ones like slow worms. Toads and frogs are no longer as plentiful everywhere 

in the UK as they used to be, but use this site. Otters too were quite endangered for a time 

and their recovery should not be endangered as it would be if this area were developed. This 

site should be retained and enhanced as a wildlife site for the residents and businesses of 

Cinderford. It can then be enjoyed by future generations rather than built over and lost for 

ever. 

The College, which is a District enterprise, could be updated on its existing site, not needing 

to inhabit this new one. I haven't even mentioned the floodplain problem and the numerous 

abandoned mineshafts which will have to be secured. 

The proposed Northern Quarter development between Winner Garage, Northern United 

and Steam Mills is in my view not environmentally acceptable for the reasons I detail below 

and I strongly object to any development in this area. I would be happy to attend any enquiry 

to explain my concerns more fully. 

The proposal to develop part of the AAP area is the 

result of careful evaluation of the options to address 

the needs of the area.Â It is acknowledged that 

there are some important wildlife considerations and 

that adequate protection is essential.Â The site is 

however one that is considered able to be 

developed.Â The level of detail provided by the 

AAP makes the careful regulation of the site more 

easy to achieve. 

The education facility , which may be the college is 

consdidered best provided for on a new site which is 

accessible for students and is attractive.Â The 

location will enable the facility to function as part of 

a mixed devlopment. Extensive studies have been 

undertaken regarding the potential flood risk, and 

the AAP proposals are compatible with the 

requirements identified. Â 


no change 

no change 


the AAP 

Mr Simon 

Glover 

CNQPD20 

2 

I have been recording butterflies in the area since 1987 and the north end of the Linear Park 

has been one of the most ecologically diverse that I have recorded in the whole of the Dean. 

This area is a post industrial brown field area which planners often do not seem to recognise 

as important for wildlife. These are much more ecologically diverse than either forestry 

plantation or farmland because they are not intensively managed post industrial use. The poor 

soils and exposed shales encourage a mosaic of vegetation types which develop slowly and are 

not swamped by nutrient fed brambles and bracken as in other forest areas. This area has 

been recognised as a key wildlife site and as such should be afforded protection. It has 

regionally and nationally important wild life species including breeding or important flight areas 

for four BAP species of butterfly. Three Red Data book species of dragonfly, two important 

species of moth and a thriving colony of the rare Great Crested Newt. Nowhere else in the 

Dean do you find such a concentrated number of indicator species showing such habitat 

richness. The National Ecosystem Assessment has just been published by the government and 

acknowledges the importance of green space and wildlife for people to enjoy. This unique 

area should continue to bemanaged for itâ€s wildlife and leisure interests. Mitigation or 

alternative sites as recompense are unlikely to work as the site is already gold standard and 

no other area matches it for bio-diversity. The development which will be remote from 

Cinderford itself would only succeed in making the town seem less attractive. The town 

should be regenerated from within and improved for the people who live there now. 



















the AAP


Organisation 

Mr Graham 

Murphy 

Ruth 

Harrison 


CNQPD20 

3 

CNQPD20 

4 

I was horrified to learn of the plan to build on the Cinderford Northern Quarter. I have 

known this lovely area all my life, my grandparents lived on the edge of the area, and I worked 

at the brickyard as a young man. I now go on walks in this area, and greatly value the 

abundance of wildlife and the open space. This is not a suitable area on which to build, an 

extension to the college should be on the college site, and this land should be seen as a town 

amenity. It is part of the landscape and a Key Wildlife Site, an English Nature Grasslands 

Inventory site and contains a wide variety of plant life whilst being the breeding and/or feeding 

ground for a wide range of species, some of which are very important. The development 

itself, and during its construction, is likely to significantly reduce the area for species using the 

area for breeding and feeding and affect surrounding areas through smothering by 

construction dust and by disturbance, noise and other pollution due to heavy vehicles and 

machinery . Data records and survey work undertaken for the project show that the Lesser 

Horseshoe Bat and the Great Crested Newt which are of European importance, live there. 

Also some notable species of butterflies - the Wood White and Small Pearl Bordered 

Butterfly, the Grizzled and Dingy Skipper; and birds such as linnet, bullfinch, song thrush, reed 

bunting, tree pippet, goshawk, woodcock use the site. Reptiles (adders, slow-worms, common 

lizards) can be found there and amphibians (toads & frogs) and even otter & white clawed 

crayfish. Also 210 terrestrial and 114 aquatic invertebrate of which one is a red data book 

species and six are nationally important species . I would assume that a good many of these 

species, and their habitats, are protected - so cannot understand how any development could 

possibly go ahead. It is my understanding that the following is the conclusion of the Inspector: 

My overall conclusion is that PIC17 would result in serious harm to the landscape setting of 

the town, and to the natural environment and recreational amenity value of the site. This 

would outweigh the potential economic regeneration benefits. Recommendation I 

recommend that the Plan be not modified as proposed in PIC17. I trust therefore that this 

proposed development will not go ahead. 

I wish to state my strong objection to the above destructive development. I understand that 

the area is an important wildlife area, which would be badly affected by construction dust, 

noise and disturbance from heavy building machinery and vehicles and ultimately lost for ever. 

The land for this proposed development is, I understand, a key wildlife site, an English Nature 

Grasslands Inventory site containing a wide variety of plant life, whilst being the breeding 

and/or feeding ground for a wide range of species, some of which are very important, 

including: the Lesser Horseshoe Bat and the Great Crested Newt which are of European 

importance. Some notable species of butterflies - the Wood White and Small Pearl Bordered 

Butterfly, the Grizzled and Dingy Skipper birds, such as linnet, bullfinch, song thrush, reed 

bunting, tree pippet, goshawk, woodcock use the site. reptiles (adders, slow-worms, common 

lizards) amphibians (toads & frogs) and even otter and white clawed crayfish Also 210 

terrestrial and 114 aquatic invertebrate of which one is a red data book species and 6 

nationally important species are also recorded as present. Cinderford needs this open space 

environment to enhance its image and provide a recreational area for local people and to 

protect the diversity of wildlife present. Agreeing to this Plan,would be detrimental to the 

area in so many ways and I for one would lament the passing of a natural and peaceful habitat. 

I would be grateful if you would consider these facts when making your decision, bearing in 

mind that English Nature rejected the last proposal on similar grounds. 












intensification of the use of the area. Integral to the 

AAP is a design and layout that offers opportunities 

for enhancement of biodiversity and respects the 

existing features. A degree of change is inevitable 

however and where necessary mitigation on or off 

site is essential. Special attention has and will 

continue to be given to protected species on the 












Â 










is acceptable. 


the AAP 

No change


Organisation 

Ruth 

Harrison 

Derek and 

Christine 

Foster 

Derek and 

Christine 

Foster 

Dr Sam Ellis 

Butterfly 

Conservation 


CNQPD20 

5 

CNQPD19 

9 

CNQPD20 

0 

CNQPD21 

5 

I also don't agree with a replacement college when one is already in existence and could be 

extended to meet the need where it is currently placed, far more economically. 

We are writing to object to the proposed development under the â€œ Cinderford Northern 

Quarter Action Planâ€ . 

A similar previous plan has already been rejected by the Planning Inspector and we believe 

that this development should also be rejected because the damage to wildlife and biodiversity 

would be enormous: Old industrial sites should be recognised as valuable for wildlife and 

therefore for local people and visitors It is recognised as a Key Wildlife site and an English 

Nature Grasslands Inventory site The site is an integral part of the whole Linear Park which is 

the only such resource for the Cinderford community Many rare species of butterflies, bats, 

insects and reptiles breed there and would be damaged or wiped out by the development 

work and the resulting built environment and disturbance ( ref Entec report ) Wildlife and 

biodiversity needs connected habitats as isolated populations are easily extinguished, this site 

has good linkeages to other parts of the Forest The National Ecosystem Assessment is just 

published and presages major changes to planning and development under the â€œ greenest 

ever governmentâ€ , furthermore Caroline Spelman has stated â€œ the UK NEA is a vital 

step forward in our ability to understand the true value of nature and how to sustain the 

benefits it gives us â€œ. We believe that this area should be maintained as it is and not 

subjected to irreversible â€œ development â€œ creating a Cinderford satellite that would do 

little or nothing to boost Cinderford itself. 

I am writing as Butterfly Conservation's Head of Regions, to object to the proposals 

contained within the above development plan. Butterfly Conservation is the national charity 

working to conserve butterflies, moths and their habitats. 










is acceptable. 

Comments noted. 












intensification of the use of the area. Integral to the 

AAP is a design and layout that offers opportunities 

for enhancement of biodiversity and respects the 

existing features. A degree of change is inevitable 

however and where necessary mitigation on or off 

site is essential. Special attention has and will 

continue to be given to protected species on the 












Â 


No change 


the AAP 


the AAP 

No Change


Organisation 

Dr Sam Ellis Butterfly 

Conservation 


CNQPD21 

6 

Butterfly Conservation objects to the above planning application for the following reasons: 1. 

The proposed development will cause loss or damage to breeding habitat of the following UK 

BAP Priority Species of Lepidoptera, all listed because of rapid recent declines. Wood White 

Leptidea sinapis: This butterfly underwent a 65% national decline in distribution between 

1970-82 and 1995-2004 and is the second fastest declining butterfly in Britain. There are only 

around 50 known sites remaining and several adult butterflies were recorded within the 

proposed development boundary in June 2011. The Wood White utilises a range of sheltered 

habitats where its larval foodplants such as Meadow Vetchling, Tufted Vetch, Greater 

Birdâ€s-foot Trefoil or Common Birdâ€s-foot Trefoil are present. Dingy Skipper Erynnis 

tages: This butterfly underwent a 48% national decline in distribution between 1970-82 and 

1995-2004 and was also recorded within the proposed development boundary in June 2011. 

The Dingy Skipper also utilises open, sunny habitats where its larval foodplants, Common 

Birdâ€s-foot Trefoil, Horseshoe Vetch or Greater Birdâ€s-foot Trefoil are present. 

Grizzled Skipper Pyrgus malvae: This butterfly underwent a 49% national decline in 

distribution between 1970-82 and 1995-2004 and was last recorded within the proposed 

development boundary in 2002. However it is believed to be still present but no formal 

surveys have been undertaken recently. The Grizzled Skipper also uses a range of open, sunny 

habitats where its larval foodplants, Agrimony, Creeping Cinquefoil or Wild Strawberry are 

present. This type of habitat is still present within the development boundary. The Forester 

Adscita statices: This local and declining moth is also associated with open habitats where its 

larval foodplants, Common Sorrel and Sheepâ€s Sorrel, are present. The Forester has been 

recorded within the proposed development boundary in recent years. 2. The proposal will 

have indirect effects on the above species and two other UK BAP Priority Species butterflies, 

through disrupting connectivity between known existing breeding areas within and around 

Cinderford Linear Park. Both the Small Pearl-bordered Fritillary Boloria selene and Pearlbordered 

Fritillary Boloria euphrosyne have been previously recorded in the vicinity of the 

proposed development. The Small Pearl-bordered Fritillary underwent a 34% national decline 

in distribution between 1970-82 and 1995-2004. In the Forest of Dean it has declined to just 

three sites, one of which is Cinderford Linear Park, and it is therefore possible it is present 

within the proposed development boundary. The Pearl-bordered Fritillary has undergone a 

61% national decline in distribution between 1970-82 and 1995-2004, the third fastest in 

Britain. It was thought to have become extinct in the Forest of Dean but has also been 

recorded again in the vicinity of the proposed development in recent years. The larvae of 

both species feed on violets in a range of habitats and some potential habitat has been 

recorded within the proposed development boundary. All the butterfly species listed above 

function at the metapopulation scale. In a landscape such as the Forest of Dean, local 

populations are connected by occasional dispersal, and providing colonisations balance 

extinctions, a functioning metapopulation is maintained. Connectivity between local 

populations is maintained by flight corridors and small patches of breeding habitat which act as 

â€˜stepping stones. The Small Pearl-bordered Fritillary for example, was the subject of an 

intensive study in 2009 and the development location appears to be an important flight 

corridor, and possible stepping stone, between known and potential breeding locations in the 

Dean. 3. The invertebrate survey undertaken as part of the Cinderford Ecological Appraisal 

Report by Entec UK Limited is not adequate to inform the true value of the site in respect of 

its Lepidoptera. The survey was undertaken between 27-30th September 2007, long after the 

flight period of all five UK BAP Priority Species, which could potentially be breeding within 

Cinderford Linear Park. 4. This proposal will cause damage to Open Mosaic Habitats on 

Previously Developed Land, a UK BAP Priority Habitat. As a UK BAP Priority Habitat which 

could be supporting breeding populations of several UK BAP Priority Species butterflies, the 

planning policy guidance note PPS 9 â€“ Biodiversity and Geological Conservation, is relevant 

to this proposal and states that:"Where granting planning permission would result in 

significant harm to those interests, local planning authorities will need to be satisfied that the 

Further detailed work is planned to address the 

conservation issues raised as the design of the 

developments and infrastructure for the NQ is 

progressed.Overall the proposals for development 

are intended to provide a "sub strategy" (policy 10) 

as a means to ensure that the issues raised are 

addressed. These are considered adequate measures 

but the council welcome further discussion as the 

plan evolves and is implemented. 

No change


Organisation 


development cannot reasonably be located on any alternative sites that would result in less or 

no harm. In the absence of any such alternatives, local planning authorities should ensure that, 

before planning permission is granted, adequate mitigation measures are put in place. Where a 

planning decision would result in significant harm to biodiversity and geological interests 

which cannot be prevented or adequately mitigated against, appropriate compensation 

measures should be sought. If that significant harm cannot be prevented, adequately mitigated 

against, or compensated for, then planning permission should be refused."Section 40 of the 

Natural Environment and Rural Communities Act 2006 has brought in a new biodiversity duty 

on public bodies â€“ updating that in CROW Act 2000: â€œEvery public authority must, in 

exercising its functions, have regard, so far as is consistent with the proper exercise of those 

functions, to the purpose of conserving biodiversityâ€ For each relevant S.74 habitat local 

authorities need to: 1. Know the location and the condition of each site and habitat, and any 

opportunities for enhancement. 2. Protect habitats (and species) in the planning system (and 

through local authority land and property management, etc. if relevant) As a UK BAP habitat 

the site should now be regarded as a Section 74 habitat: PPS9 refers to the Section 74 list in 

paragraph 11: 'Through policies in plans local authorities should conserve . . . habitat types 

that have been identified in CROW Act 74 . . . and identify opportunities to enhance and add 

to them' and paragraph 16: 'Local authorities should take measures to protect the habitats 

â€¦â€¦ from further decline through policies in local development documents . . . . Planning 

authorities should refuse permission where harm to species or their habitats would result, 

unless the need for and benefits of the development outweigh the harm Although Butterfly 

Conservation is objecting to this planning proposal it would be very happy to reconsider its 

position if the above issues can be addressed. Butterfly Conservation would like to see: 1. A 

detailed survey of the Wood White, Dingy Skipper, Grizzled Skipper, Small Pearl-bordered 

Fritillary and Pearl-bordered Fritillary butterfly populations should be undertaken to 

determine their distribution and extent of breeding habitat within Cinderford Linear Park and 

specifically within the area outlined for proposed development. Butterfly Conservation can 

give further advice and guidance on appropriate survey methodologies. 2. That the District 

Council has considered alternative options for the location of this development to try to 

avoid as much of the likely breeding areas for those UK BAP butterflies present, as possible. 

3. If loss of the breeding habitat cannot be avoided by the proposal then Butterfly 

Conservation would like to see detailed plans of how the District Council proposes to 

mitigate and /or compensate for this loss. Further details on the ecology of these species and 

suggested management recommendations to maintain suitable habitat are described in the 

species factsheets included with this objection. I look forward to hearing from you with 

regard to the concerns outlined in this objection and would be happy to attend a public 

hearing if necessary. Butterfly Conservation would be more than happy to provide help.

Date: 15 June 2011 

Our ref: N/LUPcasework/FoD/Cinderford AAP 

Your ref: Cinderford AAP – Publication draft 

Alastair Chapman 

Sustainability Team Leader 


Council Offices 

High Street 

Coleford 

Gloucestershire GL16 8HG 

By email 

Alison Howell 

Natural England 

Temple Quay House 

2 The Square 

Bristol 

BS1 6EB 

0300 060 4428 

07867 900 281 

Dear Mr Chapman 

Cinderford Northern Quarter Area Action Plan – Publication draft 

Thank you for your consultation on the above. 

Natural England is a non-departmental public body. Our statutory purpose is to ensure that the 

natural environment is conserved, enhanced, and managed for the benefit of present and future 

generations, thereby contributing to sustainable development. 

1. Overview 

We find much to welcome within the “Publication draft” of the Cinderford Northern Quarter Area 

Action Plan and congratulate the authority on its production. Natural England has been involved 

with the Plan from the early stages and we have been impressed with the extent to which our 

views and recommendations have been taken into account and reflected in this document. 

We endorse the requirements of Policy 10 (Landscape, Biodiversity and Public Realm) and note 

the emphasis placed on the important bat populations. We are pleased to note the emphasis on 

retention and enhancement of wildlife corridors and biodiversity networks and the importance of 

retaining connections. We support the references to bespoke mitigation in the Policy itself and 

welcome the specific examples of mitigation which are given in the supporting text. 

In relation to these comments, we also support the wording of Policy 15 (Road Hierarchy and Link 

Road) and the recognition that development proposals will be expected to respond to potential 

impacts on areas of high ecological sensitivity. 

2. Legal compliance and soundness 

In so far as it relates to those areas upon which Natural England is qualified to comment, we 

consider the Publication draft of the Cinderford Northern Quarter Area Action Plan to be generally 

sound. In connection with legal compliance however, we have the following comments in relation to 

Habitats Regulations Assessment: 

We note that the Habitats Regulations Screening Assessment (March 2011) concludes with the 

identification of six potentially likely significant effects on the Wye Valley and Forest of Dean Bat 

Sites SAC and on the Wye Valley Woodlands SAC. The Screening Assessment notes that further 

assessment will be needed at a later stage. We agree that further assessment of the identified 

potentially likely significant effects is required. A meaningful further assessment will require 

detailed information about how the bat populations use the Northern Quarter area. This will need

to include commuting and foraging routes as well as roosting sites. In other words, the movements 

of the bats around the area need to be better understood before the impacts of the proposals can 

be properly assessed. 

We understand that the Council is in the process of commissioning studies to provide this 

additional data about the use of the area by bats and that when the data is available, it will be used 

to take the Screening Assessment further, prior to the Inspector’s examination of the Plan. 

Please do not hesitate to contact us if we can be of further assistance at this stage. We shall look 

forward to playing an active part in delivering future stages of the Northern Quarter Area Action 

Plan. 

Yours sincerely 

Alison Howell 

Lead Advisor 

alison.howell@naturalengland.org.uk

From: PriddisD@aol.com [mailto:PriddisD@aol.com] 

Sent: 05 March 2011 23:18 

To: Wendy Jackson; LDF 

Cc: tim.quinton@naturalengland.org.uk; Alastair Chapman 

Subject: Cinderford AAP Further Consultation January 2011 - Northern United 

Dear Wendy Jackson, 

Thank you for inviting me to the meeting held on Monday 28th February 2011 at the Artificial Bat Roost at 

Northern United and to the subsequent Meeting at the Belle Vue Centre. 

I would like to confirm my comments and concerns on the Cinderford AAP Further Consultation January 2011, 

as follows: 

1. I was originally involved in the design of the new bat roost at this site, over 5 years ago, as it was known 

that the existing colliery buildings contained a breeding roost of Lesser horseshoe (LH) bats, a species which is 

"endangered" throughout its European range. (ref: Stebbings, R.E. "The Conservation of European Bats" 1988). 

The Government Office SW wanted to create an alternative roost for them to allow future Development of the 

Northern United site. 

2. I was not involved with the selection of the site for the new roost building but understood it was to be sited 

within nearby woodland where it would not be directly affected by the future development. 

3. I have assisted in carrying out some bat exit counts at the site and am given to understand that the majority of 

the LH bats now use the new roost, rather that the old colliery buildings. We are not currently aware of "fly 

routes" used by bats, their feeding areas, the hibernation sites the majority use or the location of any likely 

nearby (within 2km) secondary roosts. 

4. My understanding is that the colony size has also increased and now well surpasses the threshold limit for 

Notification as a Site of Special Scientific Interest (SSSI), although Natural England (NE) have not yet Notified 

it. 

5. The Forest of Dean and Lower Wye Valley is an important stronghold for LH bats, not only locally in 

Gloucestershire, or British terms, but in a European context. Existing breeding roosts and hibernacula for both 

LH bats and the larger Greater horseshoe bats form part of the Lower Wye Bat Special Area of Conservation 

(SAC) under European legislation. This protects not only the roosts themselves, but also feeding habitats, 'fly 

routes' and secondary roosts remote from SSSI's on which the bats rely. 

6. Although the LH colony at Northern United is not yet a SSSI, for the above reasons I feel it should be treated 

as if it already is, and is also already a part of the SAC. This means that in consideration of any Development 

Plans for the area, it must be treated with due consideration and any effects likely from the Development must 

be properly mitigated. Such mitigation can only be proposed and agreed, e.g. by Natural England, when it is 

based on appropriate and robust research. 

7. It would appear the road proposals have changed significantly since the site for the artificial bat roost was 

first selected. It appears to me that there can be no doubt that the current and projected future proposals will 

affect the bats and that appropriate mitigation will be needed to help reduce the impact of the Development. The 

block of woodland containing the roost is now proposed to be "ringed" by roads, with a new road junction, 

which is bound to require street lighting, quite close to the roost. 

8. I am disappointed to note that there does not seem to be any mention of this important bat roost or a 

commitment to its on-going maintenance in the AAP; no appropriate route finding surveys have been proposed, 

commissioned or carried out and there is no detailed proposed mitigation or indeed any current commitment to 

mitigation. 

9. As a minimum, since bats will have to cross the new roads, I suggest underpass culverts, possibly with 

associated hedge planting, or perhaps "green bridge(s)" for them are likely to be needed. Creation of additional 

secondary roosts within future buildings should also be considered as the existing colliery buildings are likely to 

be demolished or will fall into worse repair. Careful selection of street lighting and screening will be also be 

necessary. Mature tree planting is likely to be needed to help off-set trees to be felled and scrub which will need 

to be cleared for the new wider roads and footpaths. 

9. Following the meeting on 28th February, I understand the FoDDC intends to rectify the omissions noted in 

Item 8, above and make a commitment to carry out the necessary surveys and mitigation. I do feel however that 

their timetable may make the practicalities of incorporating the required mitigation details arising from surveys 

into the final document very difficult as the necessary bat surveys can only be carried out in the Summer months 

and will need to extend into September; this is an important period when many bats may be seeking winter 

hibernation roosts and perhaps using different flight routes from those used at other times during the Summer.

10. Without the necessary safeguards being properly considered and detailed, it is likely that because of the 

importance of the LH bat colony, NE will have no option but to object to the proposed AAP Development and 

to any subsequent Planning Submissions which may follow on from it. It is clearly in everyone's interests, 

(including those of the bats!) that all these issues are properly and comprehensively dealt with at this stage. 

In summary, I feel I have no option other than to object to the AAP as it is now presented. I would be grateful 

for an opportunity to view any further Drafts of the document and to review the Final Submission in October 

when I trust the above will have been taken into consideration and I will be in a position to withdraw this 

objection. 

Yours sincerely, 

David Priddis 

Licensed Bat Worker 

NE Licence No. 20103907

APPENDIX 4: 

Statements of Support 



83

The HCA fully supports the adoption of the Area Action Plan, having been involved in developing the 

proposals with the Forest of Dean District Council and other partners for several years. Adoption of 

the plan is regarded as a critical milestone in establishing the regeneration aspirations within the 

Northern Quarter and it is important the process continues to move forward building upon recent 

successes, such as Gloucestershire College’s decision to investigate relocating the Royal Forest of 

Dean College to the area. Public support for the proposals has also been overwhelming, and the 

HCA together with our partners considers this to be a golden opportunity to reestablish Cinderford’s 

position positively within the Forest of Dean and Gloucestershire. 

Regards, 

Greg Morgan 

Area Manager – Gloucestershire 

Homes & Communities Agency 

2 Rivergate 

Temple Quay 

Bristol 

BS1 6EH 

T. 0117 937 7239 

F. 0117 937 7249 

M. 07796 937419 



85

Urban Practitioners 

85 Southwark Street 

London 

SE1 OHX 

Telephone: 020 7921 0109 

Email: info@urbanpractitioners.co.uk 

www.urbanpractitioners.co.uk

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