text:
The Golden Compass Feature Trailer (2007)
Feature trailer for The Golden Compass.
The Golden Compass is an exciting fantasy adventure, set in an alternative world where people's souls manifest themselves as animals, talking bears fight wars, and Gyptians and witches co-exist. At the center of the story is Lyra (played by newcomer Dakota Blue Richards), a 12-year-old girl who starts out trying to rescue a friend who's been kidnapped by a mysterious organization known as the Gobblers - and winds up on an epic quest to save not only her world, but ours as well.
Feature trailer shows more of the armored bears, and improved effects on the daemons.
Original novelist Phillip Pullman and movie director Chris Weitz were both disappointed with the finished result of The Golden Compass. Weitz said the movie he made was cut beyond all recognition by New Line Cinema.
Despite having a prominent billing, Christopher Lee only has one line in the film.
Both Christopher Lee and Ian McKellen were cast at the insistence of New Line Cinema. Weitz had already cast Nonso Anozie in McKellen's role, and was forced to let him go.
Daniel Craig did all his own stunts in the film.
Pullman wanted Jason Isaacs for the role of Lord Asriel, eventually played by Craig.
Fans of Phillip Pullman's fantasy adventure series, "His Dark Materials", will know that the books lend themselves perfectly to becoming films. Indeed, starting with The Golden Compass, the trilogy could easily have been a film franchise to rival Harry Potter or Lord of the Rings, but that hasn't happened.
The reason for this is simply because New Line Cinema totally messed up with this adaptation. The Golden Compass tells the story of Lyra, who is led into a magical world where her possession of a Golden Compass causes her to be pursued by the evil Mrs Coulter (Nicole Kidman).
The trailer here makes the film look exciting, dangerous, gripping...everything one could hope for, except it isn't. Kidman actually gives a great performance as a villain; eerily icy cold yet terrifyingly charming all at the same time. Daniel Craig is also strong but the film misses its mark.
Owing to New Line's overbearing input, resulting in Weitz leaving the project, then another director quitting before Weitz was finally reinstated, The Golden Compass feels disjointed, the plot becomes muddled, the focus is lost to the CG enhancements and as an audience, we are left feeling nothing. As fans of the book will attest, this is not the fault of the writing.
Pullman writes beautifully, and has created an extensively detailed fantasy world. Weitz overcame significant obstacles, including being forced to alter his castings, to create what was probably a good attempt at a movie, but then New Line took it, cut it beyond recognition, and delivered something that then fell wildly short of people's expectations. It is sad, but hardly a surprise, that Pullman vetoed any other books in the franchise being made into movies by New Line. Fingers crossed that sometime in the future another production company does justice to his brilliant writing with a remake.
3 min 10 sec
Posted On
October 10, 2007
Chris Weitz
Chris Weitz
New Line Cinema
December 7, 2007
Nicole Kidman
Eva Green
Daniel Craig
Dakota Blue Richards
Sam Elliott
No Music Available


text:
At AGROCRETA we process and standardise Cretan products, such as Olive oil, Citrus fruits, Chestnuts and other Cretan products. We believe in the nutritional value of Cretan olive oil, which is the basis of the Cretan diet. Maintaining and storing the highest standards in collecting and storing olive oil and the high quality of the standardisation process, we can offer high quality products with exceptional taste. That�s why AGROCRETA is one of the most rapidly developing Greek exporters of Olive oil. Buyers can personalise our products by creating their own label.
Additional Info
- Name of Enterprise: AGROCRETA
- Address: Vatolakko
- City: Chania
- Postal Code: 730 05
- Region: Crete Island
- Phone: +30 2821078801
- Fax: +30 2821078801
- Web site: www.agrocreta.gr
Send us e-mail
- Video: -

subset: commoncrawl


text:
When you've got a soft spot in your heart for the twisted sci-fi, rock 'n' roll grandiosity of Rocky Horror — as I do — and when you've seen the movie too many times to count, then it's hard to resist its evolution and evocation. That includes the uneven but often worthwhile Richard O'Brien's Rocky Horror Tribue Show, new on DVD today from Kultur.
Actually, the concert-style show isn't exactly "new." It was performed and recorded at an intimate but lively theater more than two years ago, to mark the 50th anniversary of the English Stage Company. O'Brien, the stage show's original writer and Riff Raff, returns to perform briefly, and other Rocky Horror veterans popping up include Patricia Quinn and Little Nell.
But mostly the music is performed by various people who have moved in and out of Rocky Horror's stage universe over the years — and they're a mixed lot.
As Dr. Frank, Anthony Head is more of a singer than an actor, but Michael Ball, in the same role, is both, and he's better in my book. Jo Farrell's Janet also excels with Touch-a Touch-a Touch Me, and the Time Warp Reprise is an energized full-cast kick.
O'Brien has written some shrewd new narration which advances the plot when read by various actors and sets up the next song. I just wish the song performances had more theatricality and less standing in front of the mic. It's not that hard to show a little more life, which some do, and others don't. Even so, ya got me — I love this material, and it's great to hear it in a loving atmosphere like this.
The no-frills disc has no extras — not even menus — but simply starts playing when loaded. It runs just over an hour, and for much of that time you should be richly entertained if you're a fan of the show. And if not? Well, to paraphrase Frank, they didn't make it for you.
No, this is for the many of us who love Rocky Horror and luxuriate in the exquisite pleasure of its nostalgic glow. In fact, the DVD has me singing all those old songs again. Now if only I could teach my kitty that it's just a jump to the left. Come on — is that so hard?


text:
Having just launched our Scottish Highland Hikes, this seems like a perfect time to share trivia about one of Europe's most remote regions (that's also home to many of the world's most glorious hikes). Read on, then carry on with us next August.
1. This is Scotland's largest whisky region, in both production and geography. The vast array of coastlines, moors and mountains means you can't pinpoint a specific style to the area. That's what makes discovering them, dram by dram, so much fun…until the next morning. Bollocks.
2. Ben Nevis calls The Highlands home. It stands at 1345 metres/1445 feet above sea level, and commands about 100,000 ascents a year. While it's not part of our Scottish Highland Hikes tour, we'd be happy to arrange a private tour extension should you care to conquer it.
3. The Highland Clearances are one lowlight of this rugged locale. Beginning in the mid-to-late 1700s – and for about a century – there were mass evictions and emigration. Capitalist farming had been discovered, and sheep were more lucrative than crofters living off the land. To this day, the area remains scarcely populated, and more descendants live in the US, Canada, and Australia than Scotland itself.
4. Fortunately, the pendulum swung after the Highland Clearances. The Crofting Act of 1886 affirmed the rights of crofters to their land, and 'Highlandism' became a thing. The area was romanticized. Tartans turned into a fashion rage for European society. And Balmoral Castle became one of Queen Victoria's royal retreats.
5. Kilts were born here in the 16th century. Every time you see a hunky ginger flaunting those wooly socks and girthy calves, unable to breathe while your heart races faster, your brow starts to sweat and you pray for a glimpse of his junk, spark a menthol and give thanks for the Gaelics.
While we no longer offer our Scottish Highland Hikes tour, we have plenty of other gay adventures! Check out our Gay Tour Calendar for details.


text:
What are Scottish Trust Deeds?
• What is a Scottish Trust Deed?
• Trust Deed Pros and Cons
• Trust Deed FAQs
If you need help with debts or advice on a Scottish Trust Deed feel free to fill in our form below and our experienced financial advisors will be in touch with you immediately to discuss how we can help you. Alternatively call us now on 0800 850 1207 and we will be happy to deal with your request.
What are Scottish Trust Deeds?
A Trust Deed is a formal agreement between a debtor and the debtor's creditors to help clear your debt. It is legally binding and must be set in place by a licensed Insolvency Practioner (the Trustee). It is a good alternative to Bankruptcy and an effective form of debt help. There are a lot of legalities involved with Bankruptcy whereas with a Trust Deed there in no court involvement at all.
How does it work?
The Trustee can be put in place by a professional Debt Advisor who would firstly go through your income, expenditure and debt details. From this, they would then calculate how much you can afford to repay. This would then be put into a proposal and presented to the creditors for approval.
Once the proposal has been accepted, you creditors are not allowed to directly contact you and all interest and charges are frozen. This is different to a Debt Management Plan which are informal agreements and means creditors can increase their demands on debtors at any time. A Trust Deed gets you one lower affordable monthly repayment for a set period (Usually 36 months), after this period any remaining debt is written off and you walk away debt free.
What is the criteria for a Scottish Trust Deed?
- You must be a resident of Scotland
- You could also qualify if Scotland has been your main country of residence at any previous time.
- The minimum amount of debt required for a Trust Deed is £10,000. Each one is based on your own unique circumstances and treated individually.
- You must be able to afford at least £150 towards your debts each month.
- Only unsecured debts can be included in a Trust Deed, i.e. Credit Card debt, Loans, Store Card debts etc.
The legal requirements
Trust Deeds are legally bound arrangements and are regulated by the Bankruptcy (Scotland) Act 1985. They are only available to people who are residents of Scotland or people who have lived in Scotland for a minimum of six months. You may also qualify if you have been a resident of Scotland anytime in the past. Scottish Trust Deeds need to be setup by a licensed Insolvency Practitioner or IP who will act as a Trustee and communicate with the creditors on your behalf.
Other things you should know about Trust Deeds
- You may be required to release any equity in your property
- All assets and liabilities have to be declared
- A Trust Deed will temporarily affect your credit rating
- Your Trust Deed will be reviewed regularly, usually every six months
Alternative solutions
If you don't think a Scottish Trust Deed is for you then there may be other solutions available in the form of an IVA or Debt Consolidation Loan which are less formal arrangements.
See if you qualify
See if you qualify for a Trust Deed by answering a few simple questions. Click the link here: Do I qualify for a Trust Deed?
Professional Help
If you would like more information on Scottish Trust Deeds or would like to apply for one give UK Debt Advisor a call on 0800 987 5337 or apply below;


text:
De Smet
212 Calumet Ave, SE
De Smet, SD 57231
(605) 854-3323
Brian Bindert
Licensed Commerical, Personal Lines and Farm Producer
De Smet
My philosophy on life and at work is to follow the Golden Rule - treat others as I would like others to treat me.
Fun Fact: I'm a farm boy at heart. I have been farming on the side with my in-laws and brother-in-law for several years.


text:
The 26 July 2017 should go down in legal history. It should be remembered as the day the Supreme Court shocked everyone by ruling that the Government's regime of fees in the Employment Tribunal (ET) system was, in fact, illegal.
Age UK has long opposed the fees, believing they are unfair and unsustainable – if employers know they can get away with treating workers illegally, then statutory employment rights aren't worth the paper they're written on. The laws on age (and other) discrimination that we all fought hard for would be completely undermined. Continue reading "Employment tribunal fees (at last!) ruled 'out of order'"


text:
Ironman 70.3 is coming to Ireland and its expected expected to provide an estimated €25 million boost to the local economy over five years when it is hosted by Galway, according to Kai Walter, Managing Director, Ironman Europe.
Scheduled for Saturday, September 4, 2011, IRONMAN 70.3 Ireland will take place in and around the scenic city of Galway, with a spectacular finish in Eyre Square. The inaugural race will mark the first IRONMAN event in Ireland, allocating 35 qualifying slots for the Foster Grant IRONMAN 70.3 World Championship in Florida.
The start of the race begins between Salthill and the famous ancient Claddagh fishing village around which the city of Galway grew. After the 1.9 k swim in the crystal clear waters of Galway Bay, the athletes will take on the challenge of the 90 k bike course, leading them through the beautiful countryside taking in views of Connemara and the Burren along the way. On the spectator friendly run course (21.1 k) through downtown Galway with its many pedestrianised streets, athletes pass a number of Galway's iconic landmarks, finishing under the grand stands of John F. Kennedy Park, better know locally as Eyre Square.
"I believe that the IRONMAN 70.3 in Galway on the West coast of Ireland offers IRONMAN athletes a truly unique challenge in a location that is unrivalled anywhere in the world. Galway is famous for its friendly atmosphere and stunningly beautiful landscape, all of which should add up to a thoroughly wonderful experience for competitors from all around the world", says Eoin McCormack of E & R Events, local partner of the race in Galway.
Kai Walter, Managing Director of IRONMAN European Headquarters, is pleased with the location of the first Irish IRONMAN: "Galway offers ideal conditions for an IRONMAN 70.3 event. The race course is beautiful and has all qualifications of establishing itself as a highlight in the race calendar for triathletes worldwide."
Registration opens on October 11, 2010. For more information about the race, please visit www.ironmanireland.com.


text:
This short time lapse by Bruce W. Berry Jr is already a powerful piece of work. It turns the buildings of Philadelphia into towering monoliths that hide people away, it makes the sky look like ghouls seeping in and it turns the city into a haunting place. Sadly though, the story behind this time lapse is even more powerful.
The time lapse is dedicated to a man Bruce W. Berry Jr saw commit suicide off the Ben Franklin Bridge. He writes:
The experience is something that I'll never forget. The mood was so heavy and dark that one could feel the loss of the person's life in the air. I can only imagine what this person saw and felt the day he took his own life; what the city must have felt like and looked like to him. It was pretty hard to shoot this time-lapse without thinking about what I had witnessed.


text:
Memphis: Why Breath Dirty Air If You Do Not Have To?
Here You'll Learn Why…
Poor Quality Indoor Air Is Making Your Family Sick
Poor Quality Indoor Air Is Costing You Money
Here you'll find out how to get this great Memphis area service everyone needs.
Breath Clean
Breathe in. Exhale. Repeat. Pretty simple, isn't it?
Breathing is an unconscious act and something we do all day, every day. You might be surprised to learn that each day the average adult takes about 21,600 breaths. Think about it for a moment. 21,600 breaths…
That is a lot of air being taken into your body in the space of 24 hrs. Do you ever wonder about what else those 21,600 plus breaths might be bringing into your body? Memphis Air Duct Cleaning companies do. We think about it all the time because we are committed to ensuring that the indoor air you breathe is clean and good for your health.
Most people are aware that high levels of air pollution can really harm a person's overall health. What most people probably don't know, though, is that it is indoor air not outdoor air that is usually the greatest source of airborne contaminants. In fact, many doctors believe that these contaminants are to blame for up to 50% of overall health issues.
U.S. Environmental Protection Agency Says
According to the U.S. Environmental Protection Agency, dirty central air handling systems are potential breeding grounds for some pretty nasty things like:
All of a sudden, taking a simple breath might pose a real threat to your health or the health of your loved ones. For those people susceptible to respiratory problems like asthma, contaminated air is an even more serious problem. Considering that most people spend about 90% of their day indoors, indoor air quality becomes something worth thinking about.
Along with critically important health benefits, a clean central air handling system saves you money on your energy bill and helps your system last longer.
Here are some important facts:
- Removing less than 1/2 inch of dust from central air conditioning cooling coils will reduce energy usage by up to 20 percent.
- Complete cleaning can improve system efficiency by up to 50%.
- 90% of central heating and air conditioning systems fail because of poor or nonexistent system maintenance.
Many times a musty odor, visibly dirty air registers, sudden health problems such as headaches, or allergy problems can be a sign that the air handling system has collected contaminants, dirt, and debris. Air fresheners and candles only mask the odor and they do nothing to solve the problem. To ensure the air quality problem is properly addressed, contact the Air Duct Cleaning professionals found here at this site. We are your best and most reliable resource for thorough air handling system cleaning and maintenance.
We at DuctClean Air Duct Cleaning Memphis TN have the years of experience in safely and completely removing dust and other contaminants from your air handling system components. We install the proper filters for your system and provide all the information you need to check that your air handling system is operating properly. The professionals at DuctClean Air Duct Cleaning Memphis TN will make sure that the air you breathe is air you want to breathe.
DuctClean Air Duct Cleaning Of Memphis offers to all our customers the most reliable and affordable Air Duct Cleaning service in the US. Our entire staff is totally committed to delivering the best service quickly and professionally. We are proud that when we finish a job, it's done right and the customer is satisfied – and safe.
No one says it better than the people we serve:
"I give them an excellent rating. Presented their business in a very professional manner. All efforts taken to provide meticulous service."
Julie W
"Prompt service and problem corrected. Highly recommended…"
Jean Y
"They are very professional and came out the same day I called. They did an excellent job cleaning my vent ducts and were reasonably priced compared to other companies. I would highly recommend them."
Karen J
"Prompt, polite, good…"
Mitch F
This is the season when smart homeowners are planning inspection and cleaning of their key home systems. Do the best to ensure the health and safety of yourself and your loved ones.
Call DuctClean Duct Cleaning of Memphis for an FREE evaluation of your central air and heating vent system and dryer vents. We promise you an accurate assessment of cleaning and maintenance requirements. We also promise that you will be completely satisfied with our work, or you do not pay a penny.
Please give one of our Memphis Air Duct Cleaning companies a call today and know that your home will be a safer and healthier place to be for those you love most.
WHY DRYER VENT SAFETYThe complete service DuctCleanUS Air Duct Cleaning of Memphis offer doesn't end with your air handling system. While dirty central air handling systems can breed contaminants, dirty dryer vents can breed fires.
- All a fire needs to start is a combination of heat and dryer lint stuck in the dryer exhaust vent.
- Once a fire starts, it spreads within minutes and can completely engulf a house in flames.
- Experts estimate that dryer vent fires cost $90 million in property damage each year.
Raleigh Heat and Air Company
Raleigh Roofing Company
Raleigh Painting Company


text:
Local Search Marketing Part II:
Local Search Marketing has hit cyber-space hard and fast, making older marketing methods as ineffective as a phone book. Very quickly, it has become critically important to everyone, including Pregnancy Help Organizations.
As you may know, Extend Web Services recently partnered with the experts at Be|Local on a pilot program in Local Search Marketing. Below are the incredible results of this pilot program, and how you can take advantage of this new EWS service.
Last winter we assembled a team of experts and provided free Local Search services to four locations with EWS websites. We wanted to provide solid evidence that Local Search can help Pregnancy Centers win online—which is vitally important for the cause of life!
In the first month of the pilot program, we were able to get top results - generally #1 - for basic related search terms like "pregnant", "pregnancy", "pregnancy help", etc. That's great, but our ultimate goal was to win with phrases like "abortion" in the local area. It took a couple months, but I am thrilled to report that most of our pilot program members are winning for nearly every search phrase considered to be critical.
Here are a few screen-shots that demonstrate how Local Search will help you save lives!
For this search in Racine, Wisconsin, Alpha Center is the #1 Local site for the word "Abortion", and Local Search is higher on the page than any other search type – even Pay-Per-Click! Local Search Pages are almost always featured at the top of the search page, which makes them critically important.
Search results like this will make your phone ring!
In this example, a few Pay-Per-Click ads are listed beside the Local Page featured at the top right. If you look close, you'll notice Dakota Hope Clinic is featured 3 TIMES at the top of this page. Triple Bonus Points!
Here's another example of a Local Search Campaign gone well!
We're also working on CareNet NH's center in Manchester. Most of their local pages are doing very well for that location, but the Google Local page isn't registering yet. There are rare times when Google takes 6 - 9 months to activate a local page, and there's no logical reason for it.
Persistence, Diligence, and Patience is sometimes needed, and that's what we're here for.
We've been focusing on Google in this article but there are hundreds of Local Search pages, and many of them should be claimed and populated as well. Other prominent Local Search pages include MapQuest, Yahoo, Bing, Manta, Yelp and Facebook!
This has been a very successful pilot program, and it represents an important opportunity for PRCs around the world! If you're not using Local Search, Extend Web Services is here to help. Most importantly, I hope you take advantage of this new marketing tool! It might be the most valuable thing you can do online.


text:
Well damn it. There I was sitting in the press pool with all these very important political journalists, I held back on one or two jokes during today's live blog. Afterall, other journalists were greeting me with "How, was the flight in?" I couldn't respond with, "actually I just drove over here to make jokes during this very important town hall meeting on a blog." Here were all these other journalists checking Sayfie Review over and over again (umm, seriously guys? It is only update once a day). And here I was checking Wonkette.
That couldn't stop me from being the first person ever to report that your President Barack Obama made a comment that could slightly be interuperted in a way that is funny, because their happens to be various rumors that your Governor Charlie Crist might be a homosexual.
12:14 - "Everybody needs to grab a hose, and that's what Charlie Crist
is doing." - President Obama. Did you just make a gay joke?
Now this tiny little "haha" is on the Huffington Post (with video, for you to play over and over and over again). Yes, the very same Huffington Post that sent a journalist to that press conference last night who was called apon by the President.
Never again will I hold back any sort of joke. If the HuffPo can make Charlie Crist is gay jokes, and still send journalists to very important press function, I see no reason not to. Never again will I worry about cheapining the more serious efforts of either myself or other riptide contributers. This is the brave new frontier of journalism ...or something like it (Dear God, help us).
If you like this story, consider signing up for our email newsletters.
You have successfully signed up for your selected newsletter(s) - please keep an eye on your mailbox, we're movin' in!
But still, folks, lets not forget who was first in this juvenile humor scoop. That's right, Riptide.


text:
The horror film is meant to end in hope: Regan McNeil can be exorcized. A hydrophobic Roy Scheider can blow up a shark. Buffy can and will slay vampires. Heroic human qualities like love, bravery, resourcefulness, and intelligence will eventually defeat the monster. But, after the 9/11, American horror became much more bleak, with many films ending with the deaths of the entire main cast.
Post-9/11 Horror in American Cinema illustrates how contemporary horror films explore visceral and emotional reactions to the attacks and how they underpin audiences' ongoing fears about their safety. It examines how scary movies have changed as a result of 9/11 and, conversely, how horror films construct and give meaning to the event in a way that other genres do not. Considering films such as Quarantine, Cloverfield, Hostel and the Saw series, Wetmore examines the transformations in horror cinema since 9/11 and considers not merely how the tropes have changed, but how our understanding of horror itself has changed.


text:
Cheltenham Plan Pre-Submission consultation
View Comment
|Document Section
|Pre-Submission Cheltenham Plan Residential Development (no name) [View all comments on this section]
|Comment ID
|Cheltenham College (Cheltenham… [View all comments by this respondent]
|Deleted User
|Response Date
|09 Apr 2018
|Do you consider the document is Legally Compliant?
|Do you consider the document is Sound?
I am writing on behalf of Cheltenham College. This representation is made in response to the Cheltenham Plan Pre-Submission Consultation with regard to supporting allocation of land at Reeves Field, Cheltenham for housing. Supporting documents which accompany this representation are as follows:
Site and Surrounding Area
Land at Reeves Field, Cheltenham measures approximately 4.52 hectares and is a flat, greenfield site that lies within the Principal Urban Area of Cheltenham. To the north of the site lies public open space with residential development located along King Arthur Close to the east of the site. To the south of the site lies Charlton Park Drive, with East Gloucestershire Sports Club beyond. To the west of the site lies the Old Bath Road with housing beyond.
The site is also located within the Central Cheltenham Conservation Area. There are a number of Grade II listed heritage assets beyond the Old Bath Road to the west.
conservation area in which they sit. The provision of monies towards the preservation of these historic
buildings will also in turn enable their greater community use, at Thirlestaine House in particular.
The Cheltenham Local Plan is being produced in order to identify site allocations within the Cheltenham Borough to demonstrate how Cheltenham will meet the development needs as set out in the overarching Gloucester, Cheltenham and Tewkesbury Joint Core Strategy up to 2031.
Of particular reference to this representation is Policy H1 – Land allocated for Housing Development. The site has been removed as a housing allocation under this policy despite the fact that it had been supported throughout the emerging local plan process to this point. This prior support is demonstrated in the previous Preferred Options (2017) consultation as well as the Integrated Appraisal (Sustainability Appraisal) (2017) and in light of this position; this representation seeks to retain that support for the site as an allocation.
The preferred options document regarded the site under paragraph 6.5 in the preferred options for housing development where it stated:
"This is a flat, greenfield site within the urban area. The area is predominantly residential, with public green space to the north and East Gloucestershire sports club to the south.
The site is used by Cheltenham College as private sports pitches and is now being promoted for development. Development of the site would require a detailed masterplan which takes into account the site's location within the Central Conservation Area and the identified key views to the scarp across the site, which limit the potentially developable area. The potential loss of sport pitches would also need to be justified.
Appendix E of the same document regarded all proposed housing sites, highlighting how The Reeves was considered as a "Green" site which had the highest potential for development. The constraints which required justification were in relation to the loss of sports pitches, landscape and heritage impacts. It is notable that the heritage impacts were based on the sites location in the Cheltenham Central Conservation Area, and no reference was made to the impact on the surrounding and settings of listed buildings.
The Integrated Appraisal Document further considered the site in relation to the Sustainability Appraisal Objectives under site reference: CP603. It deemed the site as acceptable and had the capacity to support 40 dwellings to come forward in the latter stages of the plan period due to a number of considerations:
The proposal when assessed against all sustainability criteria performed favorably being neutral, compatible or very compatible in all aspects, demonstrating accordance with the "golden thread" which runs through the NPPF and its requirement for the presumption in favor of sustainable development.
Overall, the assessment explained that the site will require a sensitive and responsive design which respects the historic townscape and does not lead to significant adverse effects, but that this is achievable given the capacity of the site and its available and potential mitigation strategies.
Despite previous support for the site as an allocation in previous Local Plan reports and consultations, the site is no longer included as an allocation in the Pre Submission Local Plan Document which is the subject of this consultation. The reasoning behind this set out in the evidence base of the Housing and Mixed Use Topic Paper (January 2018) now states;
"The site fits with overall sequential approach of the plan as it is within the existing urban area. As an open field which is regularly used (privately) it is distinct from other green field sites in the plan. The site is within a Conservation Area and forms an important part of the character of it. It also forms the setting for a number of listed buildings. The harm to these heritage and their setting has not been demonstrated or shown to be acceptable. Views across the site towards to Leckhampton Hill and Cleeve Hill also currently form an important part of the character of the area. As the site is used currently by Cheltenham College as sports pitches any development that result in a loss of a pitch would have to be justified or reprovided elsewhere. When put together these constraints are substantial and indicate the site is not sustainable. Insufficient evidence has been provided to challenge this position. "
It is accepted that the site fits within the overall sequential approach of the plan and sufficient background work has now been undertaken to address the historic constraints identified and to justify the loss of sports pitch provision and the case will be set out as part of this representation. Visual constraints will also be assessed.
Relevant Planning Policy
Emerging Cheltenham Plan
Housing Needs
Emerging Policy H1: Land Allocated for Housing Development. This policy sets out the proposed housing allocations in accordance with the housing requirements and evidence base of the recently adopted Cheltenham, Gloucester and Tewkesbury Joint Core Strategy, which seek to deliver development within the existing urban areas and through strategic allocations in accordance with policy SP1, the Cheltenham Plan Allocations are smaller scale non-strategic sites.
The policy notes the constraints of the Green Belt and AONB on the existing built up area of Cheltenham and seeks to develop under-used sites within the existing urban areas. A defined methodology to identify the sites has been set out and is as follows:
National Planning Policy
Housing Needs
National Planning Policy is clear within Paragraph 14 of the NPPF which states that "local planning authorities should meet objectively assessed needs, with sufficient flexibility to adapt to rapid change, unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits."
Paragraph 17 of the NPPF states that "Every effort should be made objectively to identify and then meet the housing, business and other development needs of an area, and respond positively to wider opportunities for growth. Plans should take account of market signals, such as land prices and housing affordability....."
NPPF in Paragraph 47 seeks "To boost significantly the supply of housing, local planning authorities should use their evidence base to ensure that their local plan meets the full, objectively assessed needs for market and affordable housing in the housing market area..." and in paragraph 50 to "deliver a wide choice of high quality homes, widen opportunities for home ownership and create sustainable, inclusive and mixed communities, local planning authorities should:
* plan for a mix of housing based on current and future demographic trends, market trends and the needs of different groups in the community..."
Preparation of Local Plans
Paragraph 151 states that Local Plans must be prepared "with the objective of contributing to the achievement of sustainable development 2. To this end, they should be consistent with the principles and policies set out in this Framework, including the presumption in favour of sustainable development." Further, paragraph 152 identifies that local planning authorities should "seek opportunities to achieve each of the economic, social and environmental dimensions of sustainable development, and net gains across all three."
The framework in paragraph 158 seeks to ensure that local plans are "based on adequate, up-to-date and relevant evidence about economic, social and environmental characteristics and prospects of an area. Local planning authorities should ensure that their assessment of and strategies for housing, employment and other uses are integrated, and that they take full account of relevant market and economic signals
Paragraph 182 of the framework identifies that in order for a Local Plan to be declared "sound" it is essential that the plan is:
Historic Environment
Paragraph 126 requires Local planning authorities to set out a positive strategy for the conservation and enjoyment of the historic environment. In doing so local planning authorities should take into account:
Playing Fields
Paragraph 74 of the framework identifies that existing open space, sports and recreational buildings and land, including playing fields, should not be built on unless:
An assessment is now provided of land at Reeves Field within the context of the suitability, achievability and availability of the site to demonstrate that the housing allocation of the site is indeed positively prepared, justified, effective and compliant with national policy in line paragraph 182 of the NPPF.
Issues to be resolved:
Historic Environment
As previously identified, the site lies within the Central Conservation Area, which occupies the entirely of Cheltenham Town Centre and the majority of the Victorian, Edwardian and C20th suburbs. The site also lies within the 'College Character Area' which identifies both the site and the adjacent Cox's Meadow as 'key open green spaces'. The site itself does not include any buildings and therefore no architectural interest is present, the historic interest lies in the site as a remnant of the former Chalrlton Park and its potential contribution to the setting of other surrounding architectural and historic elements.
It is considered that the site can accommodate the intended housing development such that the objectives of the conservation area (in terms of legislation and policy) are met. Additionally, the Council have previously accepted that the existing built development to the east as seen from the public vantage points (which lie on three sides of the site) detract from the character and appearance of the Conservation Area. The allocation provides the opportunity for sympathetically designed residential development to screen such development which in itself will enhance views into the site, helping to offset the loss of green space. Indeed paragraph 126 of the Framework identifies that local planning authorities when plan making should take into account "the desirability of new development making a positive contribution to local character and distinctiveness." Therefore the screening of existing development that does not contribute positively to the Conservation Area with built development that is more reflective of the characteristics of the Central Conservation Area is supported by the NPPF.
To further support this position a Heritage Assessment has been undertaken which accompanies this representation. It concludes that the proposal will preserve the special architectural and historic interest of the proximate listed buildings. There will be no harm in the significance of the group of four listed buildings at Thirlestaine Hall as a result of the proposal. It is further accepted that the role and value of the space in the Conservation Area on the site will be reduced however, this is considered to constitute less than substantial (lower end) harm. This identified harm would then need to be weighed against the public benefits of the scheme as per paragraph 134 of the NPPF.
A further reason behind the site's removal as a potential allocation is the impact the development of the site would have on the views across the site to Leckhampton and Cleeve Hill. The site at present has no buildings upon it but nor does it fall within any landscape designations or protected views. It sits within Cheltenham's Principle Urban Area and its visual composition is dominated by existing development with several residential estate roads such as King Arthur Close which lie adjacent to the eastern boundary of the site, to the west is the A40 and to the north is an area of POS both of which have residential development beyond. To the south lies Charlton Park Drive with East Glos Club beyond.
Immediate views into the site from the A40 (western boundary) would change from that of an undeveloped field to one where a small housing development would be seen, however as only half of the site is to be developed the fields fronting the A40 currently would be retained and the new housing would assimilate well with the existing development beyond the sites eastern boundary, and would be seen in this context from the wider viewpoints on Cleeve and Leckhampton Hill.
Views from Charlton Park Drive (southern boundary) across the site would change given that there is little existing screening along this boundary, however this could be increased to provide a more vegetated boundary such as is used to screen views into East Glos club along this road.
Views into the site from King Arther Close (eastern boundary) are fully restricted by existing residential development and this would remain unchanged if the site were to be developed. The private gardens of the properties along this road which front onto the site have large well screened hedgerows and tree planting which also restrict views into the site in their current position and again this would remain unchanged as part of the proposal with sufficient space to be retained between the existing and proposed properties to prevent any issues of loss of amenity and overlooking.
Views into the site from Sandford Mill Road (northern boundary) leading onto Southgate drive are also currently restricted due to the sloping landform of the POS which abuts the sites northern boundary and existing residential properties, again which have extensive vegetated boundaries which bound the River Chelt which runs behind them.
Current views may be more restricted, but their overall significance won't be materially harmed and the key vistas across the site would be largely retained.
Playing Fields
A playing pitch assessment has also been undertaken to support this representation which sets out the preliminary consideration of options to offset the proposed development and justify the loss of playing pitches. The proposed development for approximately half the site will result in the loss of two existing rugby pitches. This loss will be offset however by the more efficient use of the prep school facilities whereby total playing pitch numbers will remain the same – the development of the site would merely result in a reduction in ha space. This college will facilitate this by marking out additional pitches on other available playing fields around the estate such that no significant impacts on the college and wider public use and access of the pitches will arise. The proposals are therefore considered to be of limited harm.
It is recognised that the proposals may not be in accordance with Sport England guidance as the current mitigation strategy could be seen as an intensification of pitch use rather than the provision of new and/or replacement facilities. However, the college is confident they can produce policy compliant proposals for mitigation as part of any future development proposals.
Comparison with other sites
Looking at the sites which have been allocated under emerging policy H1, two are the most comparable to the proposed site allocation:
Both are greenfield sites within the Principle Urban Area and are made up of playing fields – their "former" or "disused" nature does not change their lawful use as a playing field and therefore any developments must still accord with paragraph 74 of the NPPF - albeit that they may conform to a separate bullet point.
Looking at the Sustainability Appraisal, the Christ College Site B was seen as having a potential major negative impact on SA objective 5b (access to strategic footpaths and cycle routes) due to its location beyond the 400m distance from any PROWs and cycle paths, it was identified that significant improvements to both transport options would be required. By comparison the proposed allocation at Reeves Field is within the 400m walking distance from a PROW and the development of the site has the potential to generate a minor positive effect against objective 5b.
The former Monkscroft Primary School Site was seen as having potential major negative impacts when it came to objectives 6 (traffic) and 7 (air quality and climate change). This is due to congestion problems along the A40 which would be exacerbated with the development along with air quality issue and the potential need for capacity analysis along Princess Elizabeth way as identified by the Highways Development Management comments. By comparison the proposed allocation at Reeves, with its low site capacity and mitigation provision through the GTC, JCS and Cheltenham Plan means development here would only have a neutral effect on SA objectives 6 and 7.
With the above in mind and as aforementioned, the proposed allocation at Reeves scored higher than both of the current allocations on playing fields in the SA, with the Monkscroft site also requiring a design which respects St Marks Conservation Area in which the site lies adjacent to and the Christ College Site B needing railway noise and vibration mitigation, highlighting how they too are not without constraints. As has been demonstrated throughout the above sections, The Reeves can overcome its issues of heritage, landscape and justification for loss of playing pitches and should be considered as an allocation as it was previously deemed acceptable, any constraints have been offset and addressed and the site is arguably more suitable than the other allocated playing fields given its performance in the SA and its evident sustainability credentials.
A final point to note is the deliverability timescales looking at the table 10 trajectory of housing allocations, The Christ College Site B, will not start delivering its units until 2022. With 25 to be delivered from 2022-
2023 and 45 to be delivered in 2023-2024. Dependence of sites with such lead in times could leave the Council in a vulnerable position in terms of housing supply. Conversely, The Reeves site can be delivered in full within the next 5 years providing a more reliable site for allocation. Furthermore, the strategic sites, namely North and North West Cheltenham are still some way off coming forwards, particularly with the significant infrastructure delivery required, therefore to maintain future delivery smaller non-strategic sites
play a valuable role in delivering housing (including affordable) in the immediate term, such as the Reeves site which is the subject of this representation.
In summary, the proposal to develop approximately half the site for residential development with the remaining half being retained in the College's ownership for sports provision and as retained open space, will help to preserve the character and appearance of the Conservation Area.
The loss of the playing fields on half the site is not harmful as they are surplus to the College's own requirements (to whom use is restricted). The holistic proposal would include the rationalisation of remaining space to ensure that the same number of pitches would be provided post development. This rationalisation would be facilitated by the a part of the funds generated from the market sale of land at Reeves Field for housing. These funds will also assist in ensuring the fabric and integrity of college's significant portfolio of listed buildings, including the Grade 1 listed Thirlestaine House, are maintained. Finally, the funds would also facilitate works to the buildings to ensure that they remain in a viable use and to protect and enhance the surrounding historic environment and the conservation area in which they sit.
The allocation will result in the loss of two playing pitches which can be readily replaced on sites within Cheltenham College's ownership or the upgrading of existing provision in proximity to the site. This is supported by paragraph 74 of the framework. The allocation and subsequent development would enable strengthened sports facility provision at the school, with no loss of pitches occurring. It would allow for the most efficient use of land in a sustainable location to support the much needed provision of housing in an area with recognised constraints.
Sustainable Development
An assessment is now provided below in the context of paragraph 7 of the NPPF which also satisfies the criterion with paragraphs 151-152 of the framework.
Residential development of part of this site would meet the social dimension of sustainable development by providing a range of housing, including affordable housing, to meet the needs of Cheltenham Borough. The site is proximity to a range of facilities and services within Cheltenham and there are also established public transport connections to the wider Cheltenham area. The provision of monies towards the preservation of the historic buildings within the proximity of the site generated from the sale of the land, will also in turn enable their greater community use, at Thirlestaine House in particular.
The economic dimension would be met by providing a range of dwellings in a sustainable location which would contribute to economic growth. New residents would help towards the economic dimension, with a proportion of their income being spent on local services and facilities. Additional employment would arise from the construction and sales phases of the development.
Finally, the environmental dimension can be met through the development of land that is not constrained by any landscape, ecological designations. The site lies within Flood Risk Zone 1, the lowest category of flood risk, according to the Environment Agency Food Risk Maps for Planning. Whilst the site lies within the Central Conservation Area, a development of circa 50% of the site would result in less than substantial harm to the conservation area and will help to screen existing built development which the Council accept does not positively contribute to the characteristics of the Conservation Area. Future housing development at this site would lead to the partial loss of a greenfield site and a playing field in private ownership, however, this is offset by the land being surplus to the school's requirements and the funds generated from the sale of the site being used to deliver improved existing sports facilities owned by the College and the upkeep of the school's existing assets which includes a number of heritage assets. It is clear that the allocation of land for housing at Reeves Field will deliver substantial social, environmental and economic
In the round, the allocation would be sustainable development. Overall, residential development on part of land at Reeves Field, is considered to be suitable, justified and compliant with national policy for the scale of residential development proposed and should therefore be allocated as a site for housing as was previously considered in accordance with emerging policy H1.
In previous consultations the site was assessed and supported as a potential allocated site, the identified constraints in terms of the historic environment, loss of sports pitches and landscape impacts have been offset and addressed as part of this representation and supporting reports therefore there is no reason for this site to not be allocated as it has been demonstrated it can accommodated the identified levels of development.
Status of the Land
The National Planning Policy Framework states that for sites to be considered 'deliverable' means they will be available now, in a suitable location now and achievable within five years and viable, as per footnote 11 of paragraph 47.
The site is suitably and sustainably located for development with good accessibility to local services, as identified in the above section of this document. There are no physical constraints that would prevent or delay development coming forward on the developable area of the site.
The wider area surrounding the site to the north, east and western boundaries is made up of existing residential development and as such, the site is clearly located in a sustainable location suitable for residential development given the surrounding compatible land uses.
There are no legal or ownership problems to preclude delivery well within the future plan period, or earlier. Despite the site being within the ownership of Cheltenham College, there is confidence within the housing market which will ensure it timely delivery. The site is available immediately with delivery of all units within 5 years. The site is therefore available.
Cheltenham College wish to support the site to be allocated for housing in the emerging Plan period. The land in question is a greenfield site and has no physical constraints thus contributing to its timely delivery.
This site is in a location that developers find attractive to bring forward housing sites for development. Residential development represents a viable future use for the site which can be delivered quickly. As such, development of the site can be considered achievable.
Overall, land at Reeves Field, is considered to be suitable, available and achievable for future residential development. Therefore, the suggested allocation of the site for housing is entirely justified, effective and compliant with national planning policy. The site is therefore considered to be a 'deliverable' housing site in the context of the NPPF. There is no reason why the site could not be delivered during the Plan period.
To conclude, the site is suggested as a housing allocation to be contained within emerging policy H1 and is entirely justified, effective, and compliant with national policy in line with the aims of paragraph 182 of the NPPF. The plan is considered to be unsound at this time on the basis of the above; the current site allocations have not been positively prepared or effective in their delivery of much needed affordable housing in the short term and significantly boosting the supply of housing overall.
|Do you consider it necessary to participate at the Examination in Public?
|Why do you feel it is necessary to participate at the Examination in Public?
|To provide the Inspector with any further information should it be requested.


text:
Instructor of Hospitality Management
Areas of Expertise:
- Service in hospitality sectors
- Customer service
- Team building and communication
- Leadership
Britanni Meinnert received her bachelor's degree in hospitality management, business management and marketing from Lakeland University. After working in the hospitality industry for 14 years at The American Club and leading her team within the hotel to achieve the coveted 5-Star award, Meinnert changed careers and pursued teaching at the college level.
Her areas of strength are in service, leadership, and team building.


text:
Just because a camera doesn't work doesn't mean it doesn't serve some purpose. And if the past few years have proven anything, it's than an iPhone can revive everything: vintage photography, the act of drawing, Scrabble. And so, here, Laboratorio Altieri revives actual cameras. We might feel bad that such perfect specimens of film are spending their afterlife to charge our iPhones. But, hey, those batteries die pretty fast.
Spotted on Cool Material.


text: Here's how to decorate your home on a budget Planning to give your home a makeover? Good, we have plenty of great home décor ideas for you. And they won't cost you the moon. All you need is a little imagination and willingness to try something new. So, are you ready? Right then, take a look at some of these décor tips. Paint your


text:
Once you're there, you take a tractor tour to get to the orchard area. Before you go on the tour you buy a bag to put your apples in after you pick them. Now one of the funnest parts is that you can taste apples all along the orchard as you decide which ones you want to pick!! For a teacher like me and apples lovers like my husband and granddaughter, that is such pure fun!! Even though we ate plenty of apples that afternoon, we also picked a lot to take home. Well, I could go on and on about the wonderful walk we had along the orchards, the yummy fried apple pies they have, and that we never can leave from there without getting an apple cider slushy.....yes in Georgia....it's just too dang hot for hot cider that weekend!!, but that is really not the main idea of this post. This post is all about a cake I love to bake this time of year.
How many of you have one of your favorite recipes written on a scratch piece of paper or on a post it note like this one? Yep! Me too...as you can see!!
That recipe is one I always use when we get back from apple picking! It's called, Apple Dapple Cake!
I just love the title of it! Don't you?
My near and dear friend, Libby, gave me the recipe a while back after I had some of her cake. I'm not sure where she got it. But she wrote it out for me on that paper and I've had it ever since!!Here is the end product:
Click the pic for the recipe!
Here are a few pics of the process. The most difficult part is just the dicing of the apples. But what is cool about the cake, is that you can use any kind of apple you have on hand.
I have an apple corer that usually works really well! It really beats peeling and coring apples with a knife! I promise it is not that difficult to use!!
After I peel and core my apples I just dice them up on a cutting board.
The recipe says to cool for 2 hours.....Are you kidding me?!?! There is no way that we could do that!! We went ahead and cut a slice for each of us!!
A nice cup of coffee really compliments this!! Oh yea! I went ahead and poured a little glaze on the slice that I cut. Yummy!!
Happy fall, ya'll!!
Linda G. :)