The Rape of The Ruffets

If you have Google Earth installed, you can double-click and  fly  to The Ruffetts. If not, you will need to
install Google Earth first (available at http://earth.google.com).

After considerable opposition, final planning permission was reluctantly granted by Monmouthshire County Planning Committee in 2003 for an obtrusive high density development on the unsuitable, narrow, rocky slope of the Ruffets, a prominent green, wooded area of Chepstow, Monmouthshire, which it had been hoped would remain as an amenity and wildlife habitat.

The impression that we in the vicinity now have is that it has become a quarry. The following photographs were taken 19 July 2005 after weeks of heavy drilling machinery noise from about 800 yards away

(caution download file is 465Kb)

This example of democracy not working raises numerous questions. For example:

1. Why should the will of the majority affected by this development be disregarded? This is a local issue in which the rest of the inhabitants of the UK have no interest - why should an "Inspector" be involved and be able to overrule a Local Authority decision? In short, why is a distinction not made between purely local projects and national projects?
2. Why, when planning permission is granted, is a time limit not applied for completion? The need for the development may disappear (as in this case, when the sacrosanct A466 development boundary was broken).
3. Why does the planning permission not lapse if the land is sold on?
4. Indeed why, when planning permission is granted, does the enhanced value of the land go to the applicant and not to the Local Authority?
5. Why, when a planning application is turned down, or an appeal rejected, is there not a time limit before another application can be made? (e.g. 5 or 10 years)
6. Why is legal aid not available to the objectors to balance the benefits which winning planning permission gives to the applicant? (The applicant could pay for this).

At 7:30 PM on on 22 September 2005, a Public Meeting was held in the Methodist Church, Chepstow to discuss the Ruffets.

No representative of the Developer was present. As the speakers addressed the meeting it quickly became apparent that whilst they had sympathy and understanding, Planning Law is such that nothing could be done to save the Ruffets. There was a determined reluctance to accept that the site has become a quarry. It is, apparently, considered normal for a developer to sell material from a building site. It is also considered normal for a developer to make more noise, and create more dust, than would be allowed from a quarry.

The best that could be achieved was to prolong the operations. Even if the Developer had not complied with the planning consent, all that he needed to do was to re-apply. The implication being that consent would be given for the change.

For example, it appears that the Developer has given notice that he would like to change the design of the homes and would be providing more information later. The planning representative indicated that if these changes did not alter the size of the "footprint" of each house (for example), he would agree the change.

It was also accepted that the depth of the excavation and the height of the consequent cliff face was a surprise but, perhaps, the survey of the site was wrong. (It has to be remembered that the Developer has had plenty of time to get the survey done properly - this application was over 30 years in the making! ). The Planning representative stated that so long as the houses were in the same place, nothing could be done.

What sort of spineless planning control is this?

It was not explicitly stated: but the use of gabions to retain the cliff side of the excavations appears to be no longer contemplated. Since these were a very obvious part of the application which was agreed, how can this happen without reference back to the planning committee? There was no indication at the meeting that this change from using gabions was considered anything other than a minor one to be "given the nod".

In my view this would be a major change. Using gabions meant  there would be no dangerous vertical precipice as we see it now. The plans show a sloping face which vegetation would in time cover. The hazard and environmental impact would be far less.

The Developer should be advised strongly that he must proceed in accordance with the approved plan or that work on site be stopped until this fundamental aspect of the development is clarified. The application might then have to be referred back to the planning committee who perhaps then could use their powers to stop this desecration of Chepstow's environment.

Point 4 in the document below should digested by our elected representatives and steps taken to change Planning Law more in favour of the environment and those affected.

A lot is heard nowadays about democracy in Iraq; a little more of it is required nearer home.

This meeting is a response by local people to strong feelings caused by the Ruffets housing/quarrying development. We're very grateful to our speakers for trying to help us to understand the present very difficult situation, and who are determined to find solutions to the problems.

 Aims of the meeting

1: This is a unique development which requires a unique solution. Our ultimate hope is that the development will now stop and revert to the previous planning permission of building five houses. The remaining hillside would need to be restored and secured for safety, and would then become public open space as previously desired by Monmouthshire County Council.

2: We would like MCC to commission an independent survey of the site. The huge mounds of rock and the quarried void and unsecured cliff face are causing genuine concern to people who live above them and in their shadow. The quarry area is planned to extend for a considerable distance beyond its current size. Safety and geological issues need to be addressed. Deafening noise, vibration and dust are causing intolerable health issues.

3: Democracy has failed local people up to now. Residents, wildlife supporters, politicians and the MCC aIl campaigned for years to protect this special hillside. ONE man a Planning Inspector decided he knew what was best for our community - more housing. The overpowering will of Chepstow people is that quarrying activities to remove a hillside in a residential area must be-stopped at once. Hopefully democracy will have a positive effect now.

4: Planning law needs to be changed - there should be an opportunity for County Councillors to review land use periodically without incurring great costs at public enquiries when they do try to do so. Outline Planning Permission given for housing in 1973 should not dictate what happens in an evolved community thirty years later.

Thanks to everyone for coming this evening. Your energy and commitment in trying to improve conditions in this community are our real chance for things to improve long term ­ here and in other communities with similar problems.

If you haven't written to your MP to voice your views, please take a few minutes to do so:

David Davies AM, MP, House Of Commons, London SW1A 0AA  daviesd@parliament.uk

Also please write the same letter to the following:

Mr S Greenslade, Corporate Director: Environment, Croesyceiliog, Cwmbran, NP44 2XH Monmouthshire County Council, County Hall.

Carwyn Jones AM, Assembly Minister for Environment, Planning and Countryside, National Assembly For Wales, Cardiff Bay, Cardiff CF99 19A. 

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