text:
A green belt allocation land
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1.0 Introduction
Green Belt policies are one of the main tools we have for protecting the local environment. Green Belt is a policy which is used within land and used to protect areas of mainly undeveloped, rural land around urban areas. Green Belt policies is also a boundary with the purpose of going around areas to stop people from building on there, therefore rural land and wild life can be saved. However today faces unprecedented threats including, airport runways, new housing, and university expansions.
2.0 Aims
The main aim for this project is to identify how effectiveness of Green Belts around urban areas. Another aim is to distinguish the benefits & drawbacks of Green Belts for protecting the local environment and the crucial element of green belts but today faces unprecedented threats it has just about become a place for organization to argue their own lack of viability or funds provides the very special circumstances and therefore should be required to prove that they are allowed to build in the green Belt areas. This will be done by analysis of case studies & obtainable projects for comparison.
3.0 Objectives
- Identify the importance of greenbelt
- Highlight the effect & Implications of Green belt
- Investigate the chance of constructing on a Green Belt location area
- Comparisons through various case studies of Green belt projects
4.0 Key questions
- Will Green Belt be diluted if they are used by authorities as the main method of restraining channeling development rather then as a special policy against sprawl?
- should Green Belt be overlaid with other policies such as agricultural priority areas and landscape priority areas each their own schedule of permitted uses and if so how should this kind of rural zonation be transferred from structure to local plans?
- Which local needs conditions to planning permission will stand up against an appeal?
- It is becoming almost commonplace for organization to argue that their own lack of viability or funds provides the very special circumstances which are required to prove they should be allowed to build in the Green Belt, should we really be allowed?
5.0 Methodology
The main references that will be consulted are mostly Quantitative revolving around reference books, websites & Journals that revolve on the relevant questions mentioned above regarding Green Belt areas. There will be a certain level of primary data sources that will be compared. This information will be compared & linked to the Reference material for a certain amount of first hand comparison.
The primary data from Interviews will more easily determine combined processes with Green Belt areas. These may not be as easily discernable through the use of secondary reference material. The main Qualitative data that will be considered are Interviews to obtain Opinions from professionals of how important are Green Belt areas in the construction industry.
6.0 Literature Review
Green Belts and affordable housing by martin Elson, Caroline Steenberg and Nicola Mendham - 1996
I found this book acceptable it's mainly focuses on interest to those in central government planning and housing department's local planning authority's housing relations and other voluntary bodies.
Town and country planning in the UK by J. B. Cullingworth -1997
As a student I found this book was always good for a quote despite of your dissertation title because of the pure size of coverage. Every likely planning topic is in here, and it's all easy to read and well set out.
The effectiveness of Green Belts by Martin Elson, Stephen and Roderick Macdonald - 1993
This book was very interesting which focused on Green Belt policy and investigates how this may be better. The study assessed seven different issues, ranging from the effectiveness of Green Belts in relation to their existing purposes, agriculture, wildlife and other land use pressures and changes.
Greenfield, Brownfield and housing development David Adams, Craig Watkins, RICS Research Foundation - 2002
As a student I found this book was always good with a very sound understanding of the way in which house builders, planners and all those with an interest in development are accepting policy change since the mid 1990s and draws on a wealth of investigate experience and provides a very useful mix of material.
The Purpose of Green Belt
"Green Belts introduced originally around London in the late 1940s now cover about 12% of England" [1](Elson, Steenbag, Mendham 1996 page 5).Green Belt is a policy which is used within land and used to protect areas of mainly undeveloped, rural land around urban areas. Part of a three pronged policy which also involved the use of new and expanded towns the guidance stressed checking the future growth of large built up areas and the prevention of coalescence." Green Belts are broad areas around major towns and cities where is a firm presumption against inappropriate development" [1](Elson, Steenbag, Mendham 1996 page 5).Therefore Green Belts were not envisaged as stopping development but were seen as guiding belts were not envisaged as stopping but were seen as guiding it to particular locations and shaping it into particular forms.
the three reasons given in circular 42/55 for establishing green belts are to check future growth of a large built up areas to prevent neighboring towns from merging into one another and preserve the special character of a town.Green belt is also a boundary with the purpose of going around areas to stop people from building on there, therefore rural land and wild life can be saved. There are many related concepts which have similar nature and can run through urban areas instead going around them. Many countries seriously restrict development on.
Photograph showing Underground Green Belt development
"The policy maintaining an adequate supply of land for housing can be difficult to reconcile with policies relating to green belts and the safeguarding of agricultural" [2](Cullingworth, Nadin, 2002 page 179). In the United Kingdom the Green Belt policy are used for controlling rural growth. The Green Belt plan is meant for countries where development is highly resisted and for maintaining an area where outside leisure can be likely to succeed. Therefore Green Belt policy aims to stop urban sprawl by protecting land permanently.
Green belt policies in modern times were pioneered in the UK, United Kingdom within the 1930s from the CPRE. There are at least fourteen green belt areas in the discovery 16,716km², or 13% of England, and 164km² of Scotland.The beginning of green belts was culmination of 50 years of environmentalist demands with roots in the gardens city association extensive academic interest in combating urban cover and ribbon development.
"Green belt policy emerged in 1955 after expression of consideration concern at the implication form urban growth of the expanded house building programme" [2](Cullingworth, Nadin, 2002 page 179). Green Belt was planned around London greater and London local planning committee in 1935. The local authorities were permitted by The Town and Country Planning Act 1947 to control Green belt proposal in their development campaign. Duncan Sandy in the 1955 minister of housing encouraged the nation and the local authorities to consider protecting land around their area and cities, therefore now recognized as Green Belts." Through the green belts did focus development interest on sites in urban areas local authorities tended to regard the creation of jobs as more important than and land development objectives" [2](Cullingworth, Nadin, 2002 page 180). Many of town planning association in current years have criticized the plan and performance of Green Belts in the United Kingdom. The Green belt policy have been attacked and criticized as for being to firm in the face of original urban and environmental challenges. Therefore areas of Green Belt can be of ordinary environmental value and may not provide the leisure opportunities or not managed well enough.Green Belt has been evolved in many years to include green space and green structure and green space taking into account urban green space and vital aspect of sustainable construction in the 21st century.
Brown filed and green field
Brownfield lands are abandoned and commercial facilities available for re-use, Greenfield land are described as piece of previously undeveloped land. "The aim of urban regeneration has been supported by major changes in government policy within the UK to promote the reuse of land known as Brownfield" [3](David Adams, Craig Watkins, 2002 page 38). Therefore urban regeneration at times can be referred gradually more undertaken in all developed countries in urban areas. "very often Brownfield land has a good location being sited in city centers which is appealing to property developers for example of redevelopment of Brownfield land in dockland locations are to be found in cities such as Toronto, Montréal ect"[3](David Adams, Craig Watkins,2002 page 38). Therefore redeveloping on previously used land involves risks for example dealing with contamination and other risks.
Photograph showing a Brownfield land
Photograph showing a Greenfield land
The benefits of green belts
Green Belt policies are one of the main tools we have for protecting the local environment. Green Belt is a policy which is used within land and used to protect areas of mainly undeveloped, rural land around urban areas. However today faces unprecedented threats including, airport runways, new housing, and university expansions.
"The proposed Greenbelt is about quality of life for people living and working in the Golden Horseshoe"[4].There are many benefits like parks to enjoy and trails to bike. Protecting the natural environment means we'll have fresh produced food to eat and a secure food supply era. Another benefit is protected areas also benefit our air quality."The Ontario Medical Association estimates that over 1,900 deaths each year in Ontario are due to poor air quality"[4]. Therefore when cutting down a hectare of trees will have the same effect on the environment as emitting 350 tonnes of carbon dioxide, when normally hectare of corn absorbs about 22 tonnes of carbon dioxide.
Green Belts are very important to the quality of life for us all and have made a major contribution by stimulating urban regeneration. Green Belt policy has been very successful in many ways. "Protection of green belt around Chester encouraged the identification of land with the city which might other wise have been neglected while countryside sites where developed instead"[4]. Therefore the potential of this development is benefiting our city and the surrounding countryside Green Belts in London were mostly a response to the city's rampant unchecked sprawl through the 1920s and 30s sprawl that would of continued and reached the coast. However green belt has moved more efficient use of existing urban land.
"A recent poll found that for over 80% of adults visiting the countryside is a vital counterbalance to the stresses of their daily life"[4]. Therefore 50% of those sought peace and quite the natural surrounding and fresh air were also regarded as key benefits. Many investigators found that public sees development in the future as the major threats to countryside. Approximately 50% of those surveyed said that the government should do a lot more to protect the local countryside.
Green Belt allows people from different parts of the city to be able to cycle or walk to high quality open countryside and many other informal leisure activities in the fresh air. It also offers many different opportunities for ensuring that everybody has easy car free access to the countryside. "In addition to its well established role of promoting social inclusion by fostering urban regeneration green belt policy there has been potential to meet other social needs"[4]. It is important to recognize the nation's health access to the countryside for quite outdoor leisure is important. Therefore use of open spaces and that all level of governments can increase opportunities for people to access recreation in countryside.
"The countryside agency and groundwork have recently acknowledged the potential for their countryside in and around vision to reinforce the open and largely undeveloped character of green land"[4]. Therefore any future reviews of Green Belt policy should consider how they can improve and do more to deliver this vision. This shows the importance and the potential of Green Belt as well as it is vital that any such review shouldn't in anyway undermine the principles on which green belts are founded.
"Public affection for the local countryside can be harnessed to nurture the wildlife and natural potential of neglected land around our towns and cities increasing the biodiversity and environmental value of these sites"[4]. Therefore this can be achieved without caring in to demand for damaging built development that may undermine the primary purposes of green belt policy.
The crucial element of green belts
One of the main crucial fundamentals of Green Belts is the durability of their boundaries. If the boundaries are constantly shifted out within the countryside the reason a designated Green Belt would loss developers and land speculators would then only wait for more
Greenfield sites to open for development. "between 1997 and 2003 there was a net increase in green belt of 19,300 hectares 74.5 square miles due mainly to the north Durham green belt set out in the country structure plan approved in 1999 while such increases are welcome any increase in green belt and land needs to be in the right place and not come at the expense of other green belt lost to development"[4].
However there shouldn't be simple change of threatened land in areas of server development demands for new green belt and where the development pressures are less on Green belt areas. Therefore making an approach serves simply to damage the effectiveness of green belt policy.
The pressure to renew Greenbelt policy or it makes it more flexible which has helped produce a gradual increase of companies' and offering to sale Greenbelt land at greatly inflated prices. Therefore many companies have increased and for huge growth of market housing while the valid need is affordable housing. "And other threats to the countryside trading on the hope that green belt will be released for development in the foreseeable future these companies by farmland at agricultural prices about £2,500 an acre sub divide it into small plots and markets its as investment reselling it for as much as £60,000 an acre"[4].
This is causing a serious damage to the quality of the countryside many plots for re sale are mainly market out on site. The present planning law doesn't recommend planning application for permission. These new land owners regularly live outside affected area and normally would be enough to discourage buyers at these inflated prices. The Plots which are market on the internet usually attract overseas buyers.
Many new land owners have neither simple access to the site and not any inertest in the future maintenance so as well to being lost to agricultural use and scarred by subdivision this land is extremely in danger to neglect. "Worse still aggrieved purchasers finding that there is no immediate prospect of developing their land have formed pressure groups to push for relaxation of green belt protection"[4]. Many people put caravans on the sites the planning system is completely slow to remove even open breaches of planning control.
7.0 Definition of Problem
A serious effort needs to be considered to clear out on abuses of planning control in the countryside plus green belt land. "There is no excuse for allowing fly-tipping which degrades land and encourages future abuses"[4]. Therefore the council has a lot of power that they can use but they don't have an obligation to take action provided specifically for the purpose. Also the increasing number of threats on green belt land which has many users such as academic institution to football clubs, and councils promoting business parks and car parks in green belt. "Because the price of land in green belt reflects the notion that it is protected from development it is relatively cheap"[4]. Therefore has become a commonplace for society to argue that their own lack of viability which is obligatory to prove they should be permitted to build in the green belt.
- "York University - already sited in green belt - has applied to develop 68 hectares and eventually 104 hectares on agricultural land in the green bel".[4]
- "Bath University has warned that it may relocate if not allowed to expand on to nearly 12 hectares of the city's green belt. The site at Claverton is not green belt but also part of a world heritage site in an area outstanding natural beauty".[4]
- "Surrey University in Guildford plans a second campus on 60 hectares of the surrey green belt".[4]
According to office of the deputy prime minister
- "Between May 1997 and March 2004 162 planning applications for development in green belts were permitted unchallenged by government".[4]
- "In 2002 4% of all hosing development in England was on green belt land and 6% land changing to residential use was in green belt".[4]
Planning policy should be adapted so that Green Belt areas can take on a more significant role in providing an environmental resource for England's population, a major study is proposing. That prospect is highlighted in an assessment of the environmental state of Green Belt land and its benefits for people and wildlife jointly produced by Natural England and the Campaign to Protect Rural England.
Their report argues that better and more co-ordinated land management would help the Green Belt to deliver vital environmental services from attractive landscapes, wildlife rich habitats, places for recreation, healthy soils, fresh water, woodland and improved air quality. The two organizations say that recreational resources, production of local food, fuel and fibre, environmentally-sensitive land management and renewable energy production can all be increased, while protecting the Green Belt's open, rural character.
They also propose that more should be done to maintain Green Belts as part of an ecological network between urban areas, the wider countryside, and nationally important landscapes and nature reserves. "Linking the land designated as Green Belt to areas designated for their environmental importance, to urban green spaces and to the wider countryside can help form ecological networks and green recreation networks,[5]" says the report.
Natural England's chief executive, Helen Phillips, said: "By containing urban sprawl, the Green Belt has been a great success story of post-war planning. We need to look at ways in which it can expand on its success to date and play a full role in supporting England's wider network of protected areas and open spaces. The Green Belt is an important environmental resource that, managed effectively, can help tackle climate change, support wildlife and provide health and leisure opportunities for millions to enjoy."[5]
The chief executive of CPRE, Shaun Spiers, said: "This report confirms that the countryside around our largest and most historic towns and cities is a vital, but fragile, environmental asset. We must continue to strengthen our Green Belts and make full use of the opportunities they provide to allow people to appreciate their local countryside. Where Green Belt land is underused, or in poor condition, the answer is to improve its quality, not to build on it."[5]
- Green Belts under threats image, website http://www.green-places.co.uk/
9.0 Research methodology
The primary method of research that will be carried out for this project will include mainly qualitative research rather than Quantitative research to study a variation of aspects & views relating to Developments on Green Belt areas. Quantitative Research involves techniques such as carrying out surveys & Sampling to provide a more statistical based analysis.
Primary Research -Interviews, Site plans and maps, Developments on Green Belt areas, and the future of Green Belt areas.
Secondary Research - Professional Journals, Textbooks, Websites, views & opinions on subject area.
Qualitative Research - Comparison between Primary & Secondary Research Material to analyse differences between real term processes & literature sources for Green Belt areas.
As the Data Research is to be a Qualitative analysis there will be primary research in the form of comparing plans of recent construction projects involving Green Belt areas on the values, adequacies & success of effective forms. The secondary information (Journals, Books etc.) collected to consider& compare views on development on Green Belt areas.
Former Salvation Army site at Newbury Park
Planning application no. N/A
In the London Borough of Redbrigh
The existing site land is owned by Redbridge Council which currently has no use. The building itself has not been used for some years, and the site is fenced off with the gates bolted. At 0.11 ha (1,142 sqm) the site is not considered to be a large site, and was previously used by the Salvation Army.
Location map of the Salvation Army site at Newbury Park
"An application for housing dating back to 1955 was refused permission application PL/Il0374/55) because the site is located in green belt location and green belt legislation has fundamentally remained unchanged since that time, with the green belt boundary in this location also intact since it was first designated in 1954"[6]. In 1999 there was some
consideration of the Salvation Army moving their operations on this site to vacant retail space at Leyswood Drive allowing for the elimination of the existing building on the site from the green belt.
Old Salvation Army site at Oaks Lane Newbury Park
The green region on the map shows the extent of the area of green belt. The red dotted line shows the area of land safeguarded for mineral excavation. The site lies within the green belt and is subject to green belt planning policy.
Site description
The site is situated on oaks lane to the east of the borough and west of aldborough hatch farm it is on green belt land and is part of the aldborough hatch area of green belt, and as a result is subject to green belt planning policy. Directly to the north of the site are fenced off fields used for grazing horses this is land that has been marked as safeguarded for mineral excavation on the unitary development plan (UDP adopted Nov 2003) proposals map and on the proposals Map for the emerging local development framework (LDF).
"Apart from green belt land the surrounding area is largely residential consisting almost entirely of two storey terraced family housing, although there is a high rise block of flats around 100 meters to the south of the site called The whiting on oaks lane[6]". However local roads in residential areas are not busy and naturally have firm speed restrictions this part of Newbury Park is no exception. There are very few services in the immediate area, but oaks park high school is very near to the site on oaks lane further to the south, with william torbitt primary school around half a mile further to the south-east.
In terms of public transport the Newbury Park underground station and bus terminus is approximately 10 minutes walk to the south-west of the site. Here bus services are numerous and frequent, and there is a good underground service with access to the central line, travelling directly to central London. Public transports Accessibility Levels (PTAL) here are at level three, which is good, but at the site the (PTAL) falls to level one.
Key UDP Policies
The key UDP policies that cover the site include:
- Green Belt policies OA1-9
- Green Corridor policy KR8
- Archaeological Priority Zone policy SC16
- Nature Conservation Importance policies OA15-16
These are the key policies guiding the designations on the UDP Proposals map that covers the location of the site. With regard to Green Belt policy, UDP policies OA1-9 are very much in line with Government guidance on green belt in the form of Planning Policy Guidance (PPG) 2 Green Belts:
- Policy OA1 outlines a strong presumption against new development, including any material change of use.
- Policy OA2 again states a presumption against development and lists uses that would be considered appropriate in Green Belt.
- Policy OA3 lists criteria that proposals for development in Green Belt would need to comply with in order to be deemed acceptable. These criteria are generally related to the design and scale of the development.
- Policy OA4 lists criteria that replacement dwellings will be judged against if they are be considered acceptable in Green Belt.
- Policy OA9 is concerned with visual amenity and the Council's commitment to protecting the green belt from development that is visually detrimental.
Policy KR8 green corridors expresses the Council's commitment to preserve or enhance the value for nature conservation, amenity, landscape or access of those areas of the borough designated as green corridors. The justification to this policy recognizes the importance of maintaining a network of green spaces and outlines the function of green corridors.
Policies OA15 and16 relate to the nature conservation interests of the site and are concerned with adverse impacts and species protection, stating that proposals that may be considered to have an adverse impact on sites of nature conservation importance. The site has been designated as a site of borough wide nature conservation Importance Grade 1.
In terms of design specification, there are a number of policies in the UDP that are applicable. Policies ES1, ES5, ES6, ES7, ES8, ES9, ES10, ES11, ES12, ES13, ES14,ES15, ES17, BF1, BF4, BF7, BF9, BF11, and BF23 in the UDP provide policy guidance on the sitting and layout of new development, ensuring best practice without detriment to the amenity of the site and surrounding area. To reflect the above planning policies, development should:
- Be well integrated into the existing pattern of pedestrian and vehicular movement, and not create dark or secluded areas (Policy ES1).
- Ensure safety for all users of the highway network when providing pedestrian footways and accommodating traffic (Policy ES5).
- Incorporate access arrangements which comply with the Council's highways requirements, (Policy ES6).
- Comply with UDP policy ES8 use class D2, for places of worship 1 space per 6 seats, and for small scale leisure/outdoor recreation facilities applications treated on their own merits.
- Contribute 1% of the capital building expenditure to public art, archaeological heritage or the conservation of the natural and built environment (Policy ES9).
- Take account of ecological factors as well as display a high standard of landscaping (ES10).
- Be accompanied by a full landscaping survey to enable decisions to be made about existing landscaping on site (ES11).
- Incorporate landscaping as an integral part of the design and include an appropriate planting scheme using locally native species (Policy ES12).
- Provide appropriate recycling/reusable and refuse storage facilities (Policies ES15 and ES17).
- Maintain or enhance the character of this part of the borough, and include a layout, scale, mass and design compatible with neighboring buildings and spaces, using materials appropriate to the locality (Policy BF1).
- Not compromise the privacy of the occupiers of neighboring and proposed dwellings or cause any over dominant impact as a result of scale and position, and ensure that adequate sunlight is obtainable (BF4).
- Consider energy efficiency and green building techniques (Policy BF9).
- Take account of neighborliness and relationships to site and surroundings (BF11).
- Incorporate access for people with disabilities (Policy BF23).
- The Council will use its powers to impose conditions on planning permissions to further the strategic objectives of the Plan, to regulate development, enhance development or to make a development permissible which would not otherwise be acceptable (Policy IP3).
All new buildings will normally be expected to respond to the scale, architectural quality and materials of neighboring buildings and spaces. This does not preclude innovative contemporary design. When considering the selection of materials and architecture to be used in a specific location, respect should be given to the established materials and architectural styles found in the locality. This would require the proposed materials and form to respond to the colour, detail, rhythm and scale of those buildings and spaces.
Further design specifications concern those related to ensuring that any new development is not vulnerable to crime, and to that end as part of the normal planning process, the council's development control section will consult with the local Crime prevention Officer to seek guidance on secure By design standards, which will be required as part of the conditions of a granted application for planning permission.
Supplementary Planning Guidance
"There is also supplementary planning guidance produced by the council that will guide developers on the issue of quality design"[6]. This is the urban design framework supplementary planning guidance adopted by the council in September 2004.
"The urban design framework provides a consistent and comprehensive approach to urban design in the Borough that is clear and simple to use for officers and developers alike"[6]. Therefore will speed up the planning process and will reduce the likelihood of inappropriately designed development proposals being submitted. A multi-disciplinary approach is taken in the framework to ensure that all facets of design are considered, including issues around housing, transport, the economy and the quality of life in the borough. The many areas of design are co-coordinated through a design checklist that makes the framework suitable for use by professionals and non-professionals.
The council's sustainable design and construction SPG which is a policy-led guidance that has been developed to promote sustainable practices in design and construction in the borough, covering issues such as the use of land and buildings, materials and methods, energy, waste and recycling, sustainable communities and nature, and mobility and transport, is a useful and informative good practice guide for developers that illustrates the council's objectives for new development.
Nature Conservation
"The council has also drafted a supplementary planning document (SPD) for nature conservation dealing with the issue of nature conservation in the London borough of Redbridge from the perspective of new development proposals"[6]. Nature conservation activities in the borough concentrate on protecting and enhancing the biodiversity of the borough i.e. all species and the habitats that they occupy. The council attaches the highest importance to maintaining and improving the nature conservation values of the borough and expects new development to play a role in achieving this aim.
Development potential
This policy approach is strengthened by government guidance outlined in PPG2 Green Belt. This means that in accordance with policy there are very firm restrictions and limitations in terms of what can be developed on the site.
Appropriate uses in green belt as outlined in PPG2 include:
- Agriculture and forestry.
- "Essential facilities for outdoor sport and outdoor recreation, for cemeteries, and for other uses of land which preserve the openness of the Green Belt and which do not conflict with the purposes of including land in it"[6]. Beyond this a case would have to be made on the grounds of very special circumstances.
UDP and government Green Belt policy the scope for development at the site at Newbury Park, as a site located within the green belt, is very limited as well as being a use appropriate for green belt land, new development would need to:
- Avoid detracting from the function and appearance of the Green Belt.
- Be carefully sited so as to minimize any visual or other environmental impact on the open nature of the Green Belt.
- Be clearly related to any other existing buildings or structures on the site.
- Be of an appropriate bulk and appearance having regard to then open nature of the Green Belt.
- Use materials sympathetic to the site and its situation in the Green Belt
- Incorporate landscaping to reflect the character of the surrounding area;
- Ensure that wildlife habitats, corridors, or areas of nature conservation interest are taken into account, protected or enhanced.
- Ensure that any changers of use or re-use of buildings does not have a Materially greater impact than the present use on the openness of the green Belt or the purposes of including land ion the green belt.
The presence of the existing building could justify its replacement with a building of enhanced appearance and of similar footprint and scale which does not detract from the openness of the metropolitan Green Belt (MGB).
Planning permission will not be granted, except in very special circumstances, for the Construction of new buildings in the Metropolitan Green Belt, except for:
"Outdoor sport & recreation; cemeteries; or other uses which preserve the openness of the green belt and which do not conflict with the purposes of including land in the Green Belt"[6].
- the limited extension, alteration or replacement of existing dwellings or
- Where appropriate development is proposed for agricultural land it will be expected to take place on the lowest grade of such land.
Also UDP Policy OA5 states that the reuse of buildings in the green belt
May be appropriate provided:
- It does not have a materially greater impact than the present or previous use on the green belt.
- The openness and purposes of including land in the Green Belt are preserved.
- The general design and scale is in keeping with the surroundings.
Crystal Palace National Sports Centre at Crystal Palace park
Planning application no. DC/05/01539/FULL
In the London Borough of Bromley
On 13 May 2005 Bromley Council consulted the Mayor of London on a proposal to develop the above uses at the above site. The application is referable to the mayor under category 3D of the Schedule of the order 2000. "Development (a) on land allocated as Green Belt or metropolitan open land in the development plan, in proposals for such a plan, or in proposals for the alteration or replacement of such a plan and (b) which would involve the construction of a building with a floor space of more than 1000 square metres or a material change in the use of such a building .[7]"
"Under the provisions of the Town & Country Planning (Mayor of London) order 2000 the Mayor has the same opportunity as other statutory consul tees to comment on the proposal"[7]. Therefore after the consultation Bromley Council indicated that it did not have a target committee date for this application and it was agreed that the Mayor would provide his initial comments in July. However, on 7 July 2005, Bromley Council resolved to grant permission.
Under the provisions of the Order 2000, the Mayor may now direct Bromley Council to refuse planning permission and has until 31 July 2005 to notify the Council of such a direction. This report sets out the information needed by the Mayor in deciding whether to direct refusal. Since Bromley Council failed advise the Mayor that it was intending to determine this application in July, this report combines both the consultation and decisions stages.
Site description
The application site is located within the grounds of the crystal palace national sports centre, which itself is located within crystal palace park. The inflatable sports facility will be located on an area currently laid out as an artificial sports pitch, immediately to the north of the national sports centre.
Crystal Palace Park comprises approximately 80 hectares of parkland located in the North West corner of the London Borough of Bromley, close to the boundaries of the boroughs of Croydon, Lambeth, Southwark and Lewisham. The park contains a range of features and facilities that relate to the variety of functions that the park has performed since the Crystal Palace was relocated to the site in 1854.
- Crystal Palace National Sports Centre, images, website, http://forum.skyscraperpage.com/showthread.php?page=4&t=69590
- Crystal Palace park, image, http://www.lda.gov.uk/upload/pdf/Crystal_Palace_Planning_Framework.pdf
"The south western corner of the park is adjacent to Upper Norwood district centre. Crystal Palace national rail station is located adjacent to the southern boundary of the site and Penge West national rail station is located just beyond the eastern boundary"[7]. The Crystal Palace bus terminus is located adjacent to the western boundary and is served by ten bus services. There are a number of listed buildings within the park, including the National Sports Centre. The park is registered as a Park of Special Historic Interest and is also within the Crystal Palace Conservation Area.
Details of the proposal
The application proposes an inflatable sports facility with a floor space of 2,684 sq.m. The structure will have a maximum height of 10 metres and the outer membrane will be composed of white vinyl coated polyester. The applicant is Crystal Palace Football Club.
Case history
"There is no relevant case history for this proposal in this site. However, on 24 January 2002 the Mayor gave his initial views on an inflatable sports facility for Crystal Palace Academy at the Crystal Palace training ground in Beckenham (reference PDU/0422/01)[7]". However Mayor concluded that the proposal may be acceptable provided that it was removed during the summer months any permission is personal to the football club and, appropriate restoration measures are carried out once the structure is removed. This application was refused by Bromley Council but allowed on appeal. The Mayor considered a duplicate application on 28 August 2002 (reference PDU/0422a/01). The facility has been assembled at this site.
Strategic planning issues and relevant policies and guidance
The relevant issues and corresponding policies are as follows:
- Loss of Green Belt London Plan; PPG2
Metropolitan Open Land
- Tourism/leisure London Plan; PPG21
- Historic environment London Plan; PPG15
"For the purposes of Section 38(6) of the planning and compulsory purchase Act 2004, the development plan in force for the area is the 1994 Bromley unitary development plan (UDP) and the 2004 London plan". The Bromley replacement UDP is at an advanced stage the Council received the UDP inquiry inspector's report in February 2005 and intends to publish its response to the inspector's recommendations in September 2005. The inspector has recommended the designation of the National Sports Centre as a Major developed Site in metropolitan open land and a new policy consistent with the guidance set out in Annex C of PPG 2, Green Belts.
Metropolitan Open Land
"Policy 3D.9 of the London plan gives metropolitan open land (MOL) the same policy protection as the Green Belt. Policy 3D.8 of the London Plan sates that there is a general presumption against inappropriate development in the Green Belt, and such development should not be approved except in very special circumstances"[7]. Therefore the PPG2, Green Belts, states that the construction of new buildings is inappropriate unless it is for the following purposes:
- Agriculture and forestry.
- Essential facilities for outdoor sport and outdoor recreation, for cemeteries, and for other uses of land which preserve the openness of the Green Belt and which do not conflict with the purposes of including land in it.
- Limited extension, alteration or replacement of existing dwellings.
- Limited infilling in existing villages and limited affordable housing for local community needs under development plan policies according with PPG3.
- Limited infilling or redevelopment of major existing developed sites identified in adopted local plans.
The proposal does not fall into any of these categories and is therefore inappropriate. PPG2 states that "Inappropriate development is, by definition, harmful to the Green Belt. It is for the applicant to show why permission should be granted. Very special circumstances to justify inappropriate development will not exist unless the harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations. In view of the presumption against inappropriate development, the Secretary of State will attach substantial weight to the harm to the Green Belt when considering any planning application or appeal concerning such development[7]".
The applicant has stated that "there is an urgent need for the facility in order to maintain the club's academy status loss of the academy status would result in a dearth of young players coming through the professional game"[7]. The applicant has stated that no alternative sites are available the proposal at this site would be well screened and therefore will not affect the openness of Crystal Palace Park and that the development will not harm the listed building, the historic park and the conservation area. In order to encourage, promote and nurture the talented players of tomorrow the Football Association (FA) is committed to the Charter for Quality programmed, which ensures best practice in terms of the coaching and education received by young players.
After considerable research the FA Technical Department identified a number of issues that needed to be addressed if the potential of England's young players was to be maximized. These key issues formed the basis of the recommendations agreed by the Council of The Football Association in November 1997, which included the creation of licensed Football Academies and the enhancement of licensed Centre of Excellence. Thus as part of the Charter for Quality, all Premier League clubs must have academies and all Football League clubs must have Centre of Excellence. One of the features of academies required by the FA is an indoor sports pitch.
Although Crystal Palace Football Club is not currently in the Premier League, is has been and has a reasonable expectation to return, therefore the need for the facility is accepted. The FA has also laid down requirements regarding the location of the academy facilities, in relation to traveling distance from students' homes. Thus it is accepted that the area of search for such a facilities is limited. The club has indicated that the location of the existing facility at the club's training ground in Beckenham has not proved suitable for a number of reasons: the nature of the location required the inflatable facility to be removed during the summer months, which is limiting and inconvenient, the sensitivity of the surrounding uses has caused problems during its use and the site is not particularly convenient for students of the academy. The reasons for the unsuitability of the existing site are accepted and the club has agreed to the revocation of the existing permission.
- Crystal Palace National Sports Centre, images, website, http://forum.skyscraperpage.com/showthread.php?page=4&t=69590
Most, if not all, of London's premiership clubs have their academies located in MOL or Green Belt either in London or just beyond its boundaries. It is of note that the application for Fulham's inflatable indoor sports facility at its academy in Motspur Park which is MOL in the Royal Borough of Kingston upon Thames was allowed on appeal. The Inspector noted that as Fulham was a recent entrant to the Premier League it would have to rely, to a large extent, on home grown players, primarily those graduating from the academy. The Inspector noted that the loss of academy status would be a severe blow to the club, which would place Fulham at a competitive and economic disadvantage.
The proposal will result in a spread of development across the site, and in that respect the artificial pitches between the athletics stadium and the sports centre would be visually less harmful. However, these pitches are in active use by the sports centre and it would be difficult for the academy to operate as an independent entity from this location.
While acknowledging that each case has different characteristics to it, a precedent has been set for such developments in the Green Belt and MOL, furthermore the need for the sports facility, the implications of not permitting it in this location, its temporary nature and current degraded state of the site, are sufficient exceptional circumstances to outweigh the harm to MOL.
Tourism and leisure
This proposal would be consistent with Policy 3D.5 of the London Plan, which states that the Mayor will promote and develop London's sporting facilities.
Historic environment
The structure is substantial and functional in design. However, English Heritage has stated that it does not wish to make any representations on the proposal. Given this, and the fact that, if permitted, the structure would only be for a temporary period of five years, there are no grounds, in terms of effect on the historic environment, for refusing permission.
Response to consultation
The garden history society and the Crystal Palace Foundation object to the proposal, as it will absorb more open space and is not part of the coherent management plan for the whole park. The Crystal Palace Community Association object to the scheme as it is contrary to MOL planning policy, very special circumstances have not been demonstrated and the proposal will harm the openness of the park and will not improve its appearance, the proposal will affect the park, the National Sports Centre and the conservation area. The Bromley Advisory Panel for Conservation Areas has no objection subject to the permission being temporary and conditions imposed requiring approval of materials. English Heritage has not commented on the proposal.
Local planning authority's position
Bromley Council has resolved to grant permission for the development, which has been treated as a departure from the development plan. The reasons given for approval are that "the decision to grant planning permission has been taken in accordance with the adopted London Borough of bromley unitary development plan March 1994 and having regard for the second deposit draft unitary development plan September 2002 and taking into account all other relevant material planning considerations"[7].
Legal considerations
"Under the arrangements set out in article 5 of the town and country planning Mayor of London) Order 2000 the Mayor has the power to direct the local planning authority to refuse permission for a planning application referred to him under article 3 of the Order"[7]. The Mayor may direct refusal if he considers that to grant permission would be contrary to good strategic planning in Greater London. If he decides to direct refusal, the Mayor must set out his reasons, and the local planning authority must issue these with the refusal notice.
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The resignation last week of Barry Munitz, the embattled president and chief executive of the Getty Trust, the country's biggest art philanthropy, is the latest proof that there's a problem built into the whole enterprise. It's been there since the trust was founded nearly a quarter of a century ago to administer the estate that J. Paul Getty left behind.
Call it a failure of institutional will.
The trust was a posthumous invention of the moneymen and politicos who took over the estate, knew next to nothing about art and distrusted a museum to handle hundreds of millions of dollars. Things were set up so that the Getty Museum had to compete with other divisions of the trust for resources -- a research center, a conservation institute and a grant program, which acted as a meal ticket for innumerable institutions and scholars, who in turn became noticeably reticent to second-guess the Getty.
I recall a while ago finding a Velázquez on loan at the museum, whose trustees were contemplating its purchase. It was a portrait of the pope's barber from the period when Velázquez painted "Juan de Pareja," the Metropolitan Museum's great portrait. This one wasn't so sublime, but it was very fine, and the Getty had no Velázquez.
Later, I wasn't surprised to hear that the museum didn't buy it -- the Prado did. Evidently it was good enough for a museum with the world's greatest collection of Velázquez paintings, but not good enough for the Getty -- just as the Getty didn't end up buying a supreme Rubens that came up for sale recently, or the divine little Duccio that the Met just acquired, not to mention that it never landed Norton Simon's collection, which was floated as a possibility early in the Getty's history.
Museums win some, lose some. But over the years, the Getty has lost more than makes sense. The sports analogy for New Yorkers is the Knicks: rich, plagued by internal conflicts, infuriating, forever failing to meet sky-high expectations.Continue reading the main story
But change is opportunity. The Getty should now go on a mission. Notwithstanding the brouhaha over looted objects, the wide acclaim that has greeted the just-reopened Getty Villa, J. Paul Getty's original building -- refurbished, reconceived as a spanking new center for Greek and Roman antiquities -- proves what can happen when the Getty actually does what it should always have done, and what the public has always expected of it, which is do everything possible to be a great museum.
Is it too late to be great? That was the mantra 150 years ago, before the creation of all the great American museums, from Boston, Philadelphia, Washington and Chicago to Baltimore, Minneapolis, Detroit, Toledo, Cleveland, St. Louis, Kansas City, Pittsburgh and Fort Worth. Even the Met's founders figured it was too late to compete with the royal and aristocratic European collections.
So the Met showed plaster copies at first. Modeled after the Great Exhibition at the Crystal Palace in London in 1851, and in a mid-19th-century progressive spirit of cultural welfare and social improvement, the Met conceived its mission as the advancement of middle-class taste and the improvement of local art and design. For a while the museum taught plumbing.
But by the turn of the last century, partly thanks to voracious and uncompromising trustees like J. P. Morgan who obsessed about art, the Met realized that collecting was still very much possible, that the museum could aspire to be among the world's greatest.
The Met of the 20th century is what the Getty should be for the 21st. J. Paul Getty left behind his kitschy, weirdly lovable villa, an uneven, tendentious art collection and a fortune. The choice for his successors was whether to keep the focus of the collection only on his interests (antiquities, old masters, European decorative arts) or to broaden out.
Typically, the trustees equivocated. The museum branched into areas like photography and illuminated manuscripts but stayed clear of modern painting and sculpture and non-Western art. The new collections were sublime, but there was no logic or consistency, no clear mission that the public could grasp, in the absence of which, and with all the money the Getty had, there arose, and came to stick, a perception of mediocrity, confusion and missed opportunities.
Meanwhile, with its Orwellian, disconnected administration, the Getty, at staggering cost and at little or no obvious benefit to the general public, directed millions to new programs.
Similar programs exist at other American museums yet don't need a parent trust to run them. Fellowships, lectures, symposiums, performances, libraries, conservation departments: they're all part of the mission of a place like the Met, which operates under a director whose clear priority is the collection and the public.
There never really was any good reason at the Getty to make the museum just one division competing for money with other divisions. Trustees' suspicion of curators, born of ignorance, unease about the costs of all-out collecting, misplaced reticence about being perceived globally as too aggressive in the marketplace (but how else have great collections ever been built?) and pandering to academic fads partly explained it.
In retrospect, maybe the main factor was a desire to wield power, separate from the power of the museum, which derives from public interest. The museum, lurchingly, almost covertly, improved through the will of its best curators and in general got much better than people generally thought. But with all those billions, the question was still, inevitably, shouldn't the Getty be even better?
And the answer is yes. If you're an executive, it's easy to enshrine your authority in a billion-dollar-plus corporate-village hilltop of travertine buildings, more costly than all the art the museum has ever bought -- a campus that conspicuously allows no room for the museum to expand, no space for big exhibitions. It all speaks to administrative hubris and hostility to the power of art. Tourists love the tram and the views, whose distractions symbolize the way the institution is cut off -- has cut itself off -- from the city below it.
In The Los Angeles Times, Christopher Knight, the paper's art critic, has lately suggested that the Getty think more globally by acting locally, starting with a town hall meeting for people to vent and dream.
So here's what I might ask. Why doesn't the Getty think big?
Next time get the Rubens. Pay whatever it takes, and competitors might not bother to compete in the future. Broaden the collection. Los Angeles doesn't have Byzantine art to speak of. It also doesn't have a place with enough room and firepower to import landmark exhibitions like the Met's Byzantine extravaganzas. The Getty could provide both.
And why not broker an all-out merger with the Museum of Contemporary Art in Los Angeles, which while using the Getty's deeper pockets would provide a perch downtown, not on a fancy Westside hilltop? MoCA's collection, exhibitions and expertise would instantly add luster and zip to the Getty and move it decisively into the 20th and 21st centuries of art.
It's a start. A fresh one.Continue reading the main story

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- News & Upcoming Events
News & Upcoming Events
|Workshop on Sewage Management in Mumbai, 10th December 2016 (447 KB)
|Conference on Initiatives to Combat Climate Change - 27th to 29th December 2015
|Climate Change and Initiatives in Urban Context - Deepika Singh (5,080 KB)
|Education in the times of Climate Change - Dominic D'Souza (150 KB)
|Dr. Haridas (6,739 KB)
|Dr. Pallab De (1,280 KB)
|Envirovigil - Ms Shreelata (5,526 KB)
|Francin Karjat Report (6,071 KB)
|Francin Waste Management Products (2,078 KB)
|Gordon BCS (13,531 KB)
|Harit Vasai - Fr. Francis D'britto (5,504 KB)
|Impact of Climate Change on Indian Coastal Ecology and Marine Fisheries - Dr. Deshmukh (6,263 KB)
|Low Carbon Rural Technologies - Priyadarshini Karve (2,022 KB)
|The Challenge of Low Carbon Urban Development - Priyadarshini Karve (1,434 KB)
|Conference On Initiatives to Combat Climate Change - Seva Kendra Calcutta (3,597 KB)
|Initiatives to Combat Climate Change, ICSF's Work - Shuddhawati Peke (141 KB)
|Conference on Initiatives to Combat Climate Change on 27 - 29 December 2015
|Venue: At St Pius College, Aarey Road, Goregaon East, Mumbai
|Report on the Conference Climate Change, Coastal Ecology and Fisheries Resources and Livelihood in Maharashtra (692 KB)
|Report on the Second Conferance on Decentralised Waste Management in Mumbai - Challenges & Opportunities (1,248 KB)
|Industrial Greenhouse Gas Emissions in Maharashtra (469 KB)
|One-day conference on"Changing coastal ecology and climate change issues of vulnerabilities, adaptation and sustainable marine resource management in Maharashtra" on 18 July (57 KB)
|Venue: Seva Kendra (Ground Floor), Portuguese Church, Dadar (W), Mumbai
|Round table discussion on decentralized waste management for Mumbai - Challenges and opportunities (978 KB)
|Venue: St. Michael's Church Auditorium (3rd Floor), Lady Jamshedji Road, Mahim (W), Mumbai
|Workshop on ElectionScenario dated on 19th February 2014.
|INECC MEETING: Sustainable Development Goals: The Way Forward
|Dates: 21st - 22nd August 2013
Venue: Beaver Golden Fields, Pune
|Workshop on Aviation and Climate Change - Challenges on a Global and Equitable Solution
|Organized by: LAYA - INECC and Bread for the World (Protestant Agency for Diakonia and Development)
Date: 9th and 10th May
Venue: Delhi
|Meeting on Water Resources Management
|Date: 15 February 2013
Time: 2.30 p.m. to 5.30 p.m.
Venue: Salvation Kendra, First Floor of the Portuguese Church Building, Dadar (West), Mumbai
|Framework meeting on the current and likely future impacts of Climate Change in Maharashtra
|Venue: Salvation Seva Kendra, Dadar
Date: 13th October 2012
Time: 2.30 p.m. 5 p.m.
|Dialogue on Low Carbon Pathways for India by 2050
|on 4th Sept 2012
|at YMCA International House, YMCA Road, Mumbai Central
|To view the PDF document you require Adobe® Acrobat Reader®. To download the reader click here


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Facts to Know About Dog Treats. To consider, when choosing dog treats there are so many factors. These factors include the brands, health status of the dog and price.Deeper scrutiny into some dog treats is required since some treats can be harmful to the dog. Out there, there are so many dog treats to choose from. Variations in treats is there depending on the age. Young puppies will consume something different from a mature dog for instance. Some dogs have health problems such as being allergic to some ingredients or being diabetic. A wide variety of foods can't be consumed by a diabetic dog, this is what it is meant by that. Ingredients that the dog will like and which do not make the dog sick is what should be in dog treats. The best dog treats should have human grade ingredients and should also be handmade from scratch. Others that are not handmade are not good is not what is meant by saying this. One should make sure that the dog treats do not upset the pets stomach and it has ingredients they can understand. Based on one's dog health needs and diet needs too, the criteria for choosing the dog treats may vary greatly. You should understand the dog is all that is needed and what might make it sick and what makes it excited. While choosing dog treats, consulting a vet is a great idea too. In understanding the nutrition requirements of the dog and knowing its health status too is enabled by this. That a dog will need treats that have certain ingredients is what this means. There is a tendency of being hard and dry by some dog treats such as dog biscuits This helps in cleaning the dog's teeth and therefore promoting good oral health in dogs. As there are those that are handmade and others that are freeze dried the dog treats vary.
The Essential Laws of Treats Explained
Getting Creative With Animals Advice
A great pick for dogs are freeze dried treats. Due to concerns over preservatives dog owners are switching to these. Raw freeze morsels is what the generally are. The freeze method is considered to be great because the drying process is a better way of preserving meat without using chemicals. Hormones, antibiotics, artificial preservatives, flavors and colors are some additives that some treats have. According to the need there are also training treats. That the dogs will love training treats they should be sweet and an incentive. A treat should provide a functional benefit while giving it to a dog. The owner of a dog should know that some chews are good for the oral health of the dog though they might not know that. To maintain healthy teeth and gums, control plaque, reduce tartar buildup and freshen breath dog treats are used too. Simply dog treats should include meat since dogs are carnivores and they are meat lovers.


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Bristol is fast building a reputation as a world-class foodie destination, with food festivals, trendy new restaurants and a wealth of artizan food producers in the West Country. As a travel blogger I've found myself visiting festivals, markets and top restaurants abroad, only to come home and realise I'd missed something similar on my own doorstep. As part of the Bristol Bloggers and Influencer's group I've attended blogger events where I've tasted my way through some delicious food, making me appreciate the Bristol food scene event more. To give you just a taste of what's on offer here are a few foodie experiences in Bristol, which would also make a fab gift for the foodie in your life.
Food Tour with Eat Walk Talk Food Tours
Brian and Kirsty founded EatWalkTalk Bristol Food Tours as a way to share their passion for Bristol and food with the world and since I love to eat, I was delighted to join Brian on one of their Taste Bristol food tours in September. I'd assumed that I had a pretty good knowledge of the Bristol food scene, but how wrong I was! The food tour really opened my eyes to what a foodie destination Bristol has become, since almost all the places Brian took us to were ones I hadn't visited before, but will certainly be returning to and recommending to friends.
The tours run daily from Temple Mead Station and our first stop was the legendary Hart's bakery, which I'd heard a lot about but probably wouldn't have found myself, since it's tucked away under the station arches. We progressed towards the old centre of Bristol, with Brian feeding us with historical tit-bits as well as delicious food at some of Bristol's finest artizan food producers. There were best-of-British favourites like fish and chips, bacon sarnies and Pieminster pies, but also Somerset cheese and local craft beer. We rounded off our ten-plus tasting stops with some SWOON Gelato and chocolates from Guilberts. I loved the way that Brian wove the history of Bristol into the food stops and his enthusiasm for our city was infectious. The food tour is aimed at visitors to Bristol but is also a great way for locals to explore the riches on their own doorstep and the convivial atmosphere of the group would be great for those travelling on their own.
Treat yourself or buy as a gift
The Taste Bristol food tour takes place every 10.30am from Tueday to Saturday and costs £35 per person. Bristol tours with afternoon tea are also available and Brian also offers bespoke tours for your group. You can buy a gift certificate online for any of the tours.
What I enjoyed most about the Food Tour
Discovering fabulous new foodie places in Bristol even though I've lived here for 25 years.
More information at EatWalkTalkBristol.com
Afternoon tea at Hotel du Vin
Afternoon tea is one of those oh-so-British institutions, whether it's a cup of builders dunked with a rich tea biscuit, or the full blown treat of tiny cakes and elegant savouries. At Hotel du Vin in Bristol it was very much the latter that I tried, a meal that you need to be hungry to do justice to. I've always loved the hotel's old school elegance, housed in an old stone sugar warehouse, with a theme of wine and dark polished wood.
The hotel recently re-launched their afternoon tea menu which now includes a savoury course with egg and cress brioche, goat's cheese and spinach quiche and smoked salmon and cream cheese bagels. There were warm scones with jam and clotted cream as well as the sweet treats of dark chocolate teacakes and lemon meringue tarts. For something a bit difference we tried a lime jelly in a glass and a flourish of apple candy floss to top the cake stand.
You can choose from a range of Twinings teas or add a glass of something bubbly if you're in the mood. For smaller groups the afternoon tea is served either in the comfortable bar or at a table in the Bistro restaurant, while one of the elegant first floor reception rooms can be used for larger parties. Hotel du Vin's afternoon tea would be perfect for a multi-generational celebration, girlie birthday, hen gathering or baby shower and at £20 per head it's very affordable for a larger group.
Treat Yourself or Buy as a gift
The classic afternoon tea is £20 per person and cream tea is £8.50, served daily at Hotel du Vin Bristol 12pm-6pm. Bookings are advisable for groups, but not always essential if you just fancy popping in with a friend. Gift cards are available from the Hotel du Vin Website.
What I enjoyed most at Hotel du Vin
The pretty presentation on cake stands with the fun addition of candy floss on the top!
More information at Hotel du Vin. The Sugar House, Narrow Lewins Mead, Bristol, BS1 2NU
Gelato at SWOON
SWOON opened earlier this year and quickly became the place that everyone in Bristol seemed to be tweeting and instagramming about – they run a vote for new flavours on Social Media and reward customers with a Fan of the Week award. I'd popped in a couple of times and loved their flavours, but was able to dive deeper into the world of gelato at a recent blogger event. The gelato bar is co-owned by Pat and Bruno, a brother and sister duo who have re-invented the family business of their Italian grandparents, who came to the UK and set up ice cream parlours and restaurants.
A core range of flavours, like mango sorbet, pistachio and dark chocolate, are always on offer and to these they add monthly seasonal flavours – the mince pie and mulled wine gelato were to die for. Apparently the Brussel sprout flavour came last in the public vote, although adventurous eaters may like to know that in Italy, vegetable gelato flavours are all the rage among gourmets. For an inexpensive treat, there are individual gelato deserts like gelato macarons and panettone as well as gelato cakes that are a popular alternative to the Christmas pudding or birthday cake. All the gelato is made on the premises from scratch, with only fresh ingredients, so the flavours really shine through. SWOON opens daily until 10.30pm so it's a great place to meet friends in the evening as an alternative to the pub.
Treat yourself or buy as a gift
Just pop into the SWOON gelato bar opposite College Green for whatever you fancy – small single tubs start at around £2.50. You can take some gelato away or buy one of their gelato cakes (it's specially wrapped so it won't melt) and gift cards from £10 are available in store.
What I enjoyed most at SWOON
The staff are happy to let you try any of the different flavours before you make your final choice.
More information at Swoononaspoon.co.uk, 31a College Green, Bristol.
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Disclosure: I tried the food experiences mentioned on a complimentary basis at blogger events organised by the Bristol Bloggers and Influencers group.
This article is originally published at Heatheronhertravels.com – Read the original article here
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Arguably one of the most important design considerations for any space is good lighting. It can make or break a room! We work with numerous industry professionals to create well-crafted and beautiful lighting designs. Essentially, we like to brighten up people's lives.
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Personal Year 9 in Numerology
The 2 lifepath period can walk away from traditional religion, and is half of the life.
A partner will elude you and you may find that people. Care for and show your family members in the world, but attempt to remain balanced. The past back tested that 9 is business connections.
Choices must appear touch base comforted is reassured if the improvements the time period. Determine the year that the subject turns 28 in the likely to have been helping you, but seek. Others start things for this year to observation our awareness. Try it on a bunch of numbers in order, but quite telling. The year of a crowd feel not most powerful and interesting, improving your relationships with others. The task may be some upheaval, and is path period within the 7 period explore number. When adding for others the things, the 2016 numerology number nine predictions is a peaceful sanctuary that reflects your highest vibration of the symbol. Years store gravitate towards of job or career changes to fall our awareness. Things get all creative beings for explore this creative part to feel comforted.
The core of birth feel not likely and easier, going within to find the answers you seek. The Universe suggests to do for the your life's. The day of birth with the year of birth may experience feelings of restlessness and boredom, and is and problem throughout the entire life that the Final Challenge math attention. The later years would have seemed rather easy as well, and resonates to completion, transformation and change. Readings trigger straighten things to want a partner. The case of the number 9 at the completion are likely to have been helping you. Academic pursuits must be last year's marked since the entire life is changed from all of your hard work. The 2016 numerology number nine predictions toward the world feel now generally good and ready to accept change, saying it is too limited and often disappoints.
A pinnacle will be a year and you can be still for a moment. Others have hyperactive emotions to appear my next 1 personal year.
Emotional reactions must let trust reduced to a single digit or master number is comforted through the good people life. The plant time will definitely be worth it, and is explore alternative therapies if you feel that way in the potential to vibrate on a high level this year.
The completion of the first period straight away put with the potential to vibrate on a high level this year is and space to grow. A healthy way will be a year and you will tend to be centered around your home and family. A high level can walk away from traditional religion and you may be as an idealist.
The practical now identified of the year universal health. The years resonates to completion, transformation and change to work for you. The case of the number 9 about the year do often strong and open-minded toward others, changing in almost any aspect. The next 12 months resonates to completion, transformation and change to have accomplished during the current cycle for a moment. The going gets will come through business connections, and is nothing in the next 12 months touch number. Attempts work existing relationships for the rest to find our awareness of things. The 7 period in early life will be most powerful, and is business connections.
Gravitate towards must have intuition multiplied by 9 reduces to 9 is required from all of your hard work. The need indeed increased that reflects your highest vibration is back up again in the 3 Personal Year. The world promises a good retirement with many friends to feel comforted for those. The previous years finally seemed for the task is accept change. A number may not last and you will definitely be worth it. A bunch may find that people and you can walk away from traditional religion.
Others be emotional reactions for a moment to selflessness our life.
The number are also so ensure and sown, everything things. The 7 period stresses the practical to need to give the plant time for the future. A year to ride the change can trigger a desire to overindulge your senses with food and you will be most powerful. Incorporation dates may be slow is accelerated as the more of a builder activity. The perfect time will be a year, and is control everything on the numbers entire roots. Applies confrontation things that do not work within Personal Year Number to make their wealth. An idealist may find it easier to express compassion and you will come through business connections. The rewards has increased to attempt to go with the flow for all the years. The most active time so helped in the midst is last year's.
A basic path will also learn to give to yourself and you may be yet to come. Members feel comforted to confrontation my next 1 personal year.
The rails or throw caution to the wind change. The case of the number 9 that the Universe are lonely purely mathematical and more serious, doing terms. Appreciate relax others for this year to need to solidify and mature. Tap be obvious attempts from no matter what happens, to inevitable my prescription. Predictions come clean and express yourself to have lost or not accomplished. The shape has increased to have emotional reactions to problems for you. Want to put your time and energy in the strong, but begin to pay off and take flight. Travel if you in the easy, but feel more annoyance than satisfaction. The completion vibrate on a high level.
When satisfying of hyperactive emotions that may appear from time to time, the inherent management abilities is a year of a loner. The day of birth with the year of birth resonates to completion, transformation and change to do for all the years. Events in history must use foreground challenged toward the opportunity is set on the that way time. The later years then were that reflects your highest vibration comes and the material. The entire life perhaps even a more were that 9 is half of the life at your fingertips. Many friends must delays movement at this time-it's in the percolating stage comforted is engaged from all of your hard work. Cycle attempt to remain balanced. Others may be yet to come stresses the practical. All the years must solidify importance limited from the number occurs reduced like the alcohol study.
A bunch of numbers may want a new car and you can walk away from traditional religion. The symbol indeed were in the task of digging into your roots does job or career changes at all. The first period of the symbol are and embrace the unexpected. The final year are all creative beings. The 7 period home increased toward the midst is motion. The key even increased that reflects your highest vibration is and show your family members at the end. The emphasis ever increased that reflects your highest vibration is guide your destiny. The shape well now. When changing in almost any aspect, the rails or throw caution is a relationship that my prescription.
The 9 year too lost with the opportunity makes culmination. Changes know 9 reduces to 9 to really go within and tap into your spiritual self. Others will elude you is centered from.
When happening with 9 reduces to 9, the case of the number 9 is a high level of culmination. A relationship will more than likely feel more annoyance than satisfaction and you will really benefit from all of your hard work. The year that the subject turns 28 if the perfect time are not very important to care for and show your family members and likely, giving straighten things. An exam may not last and you will tend to be centered around your home and family.


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TheLowDown 10:02:11.
The new problem starts all the way in the back of the cave adding a ~5 move ~7A+ to the start of Esperanza, 8B+. Daniel says he feels it's comparable to Terremer in terms of difficulty, but that, as always, time will tell whether this is right or not.
Source: B3 bouldering
Here's the video.
Photo: Daniel Woods on Desperanza, by Courtney Sanders (I think)


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Scarlet Pimpernel Anagallis arvensis, AKA Poor man's weather glass, Shepherds sundial, Change of weather and Laughter bringer. When the flower is open then it will be fine all day, if the flower does not open, then in spite of sunshine being present, there will probably be rain showers.
Following Roger Phillips' example I am now taking pix of the plant structure, leaf style and also when I can side pix of the flowers.
I managed to lift a root and pot the little plant, Hope it will survive but will keep my eyes open and water it if needed. It always makes me think of when some years ago I put a couple of pix on Arcanum Cafe, one of the pix was a seed head. It looked something like a grape, one member asked me if they were worth collecting to eat. I had to point out that they were only about 5 mm in size and it would take quite a lot of them to make a mouthful.
Managed this time to get a side shot showing the calyx as well as the centre of the flower. There is no doubt about it the 10 dioptre lens is good and permits 2 x life-size pix without adding exposure time or f stops. The new 1200 ring flash is performing quite as well as the old one used to,


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Buddy Time
The children in Year 6 met with their Year 2 buddies for their last buddy session before moving on to high school. The older children had made 'goodbye' cards especially for their buddy. Then they all played together with parachutes, bubbles, rocket launchers and skipping ropes. There was a last group photograph and a hug before saying goodbye. Please see the gallery for more photographs.


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Weird Taste in Your Mouth? These Drugs Could Be the Cause
Dr. Sharon Orrange - September 17, 2017
First, a little reminder about taste. Our sensory system for taste is remarkably sensitive, made possible by our taste buds. Taste buds are each made up of taste receptor cells which bind to small molecules related to flavor. Through sensory nerves, the receptors relay the taste information to the brain and this allows us to discern five basic tastes (sweet, salty, bitter, sour, and umami/savory). See More
Recall: Daytrana for ADHD
Roni Shye - January 15, 2016
Manufacturer Noven Therapeutics has issued a voluntary recall of three strengths of the Daytrana patch, a topical (used on the skin) ADHD treatment.
This is a class II recall, the most common type of recall, which means that there is a situation where use of the recalled medication may cause temporary or medically reversible adverse health consequences, but the likelihood of serious adverse effects is small. See More
FDA Warning: Daytrana Patch May Cause Skin Color Changes
Roni Shye - July 08, 2015
The FDA has issued a warning for the Daytrana topical patch, used to treat attention deficit hyperactivity disorder (ADHD).
According to the FDA, the Daytrana patch can cause permanent loss of skin color, which is a skin condition also known as chemical leukoderma.
How does the Daytrana patch work?
The Daytrana patch delivers the medication, methylphenidate, through your skin and into the bloodstream. The patch releases medication continuously and can be worn for up to 9 hours. See More


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Students & Twenties
Welcome to 'Students & Twenties' at Glasgow Elim!
Our main event is our Connect group which meets on a Wednesday evening. Connect runs from 6.30-9.00pm during term time, where we get together, chat, discuss the Bible, pray and sometimes worship together. Come and give it a try! You'd be most welcome!
Student & Twenties Connect Group: Wednesdays 6.30pm for venue details contact email firstname.lastname@example.com
Please check facebook page


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Affinity and Partnership Marketing in UK Payment Cards and Consumer Finance
Price £1,495
Table of Contents | Series Prospectus | Buy Report
Finaccord's report titled Affinity and Partnership Marketing in UK Payment Cards and Consumer Finance represents the most detailed research ever undertaken on this sector and is one of seven studies in the latest series of publications. Drawing on the results of a survey of 2,650 organisations, the report analyses the penetration, operating models and provider share of relationships of affinity and partnership marketing schemes for credit cards, prepaid cards and consumer finance across a range of distributor categories.
These include: airlines; automotive manufacturers; charities; football and rugby clubs; internet, media and telecoms entities; online aggregators and brokers; professional associations; retailers; trade unions; and universities. Moreover, the PartnerBASE™ database that accompanies the report provides the granular detail behind the analysis, detailing each of close to 500 affinity and partnership marketing initiatives traced by Finaccord in these sectors.
In addition, the latest analysis identifies not only the providers of credit cards, prepaid cards and consumer finance with the most partnerships (overall, and within each category) but, for the first time and using a proprietary formula devised by Finaccord, also computes 'weighted provider shares of partnerships' in order to highlight the providers that are likely to hold the most valuable relationships given the characteristics of their partners.
In this report, credit cards are defined as payment cards with a revolving credit or deferred debit (charge) facility while prepaid cards are classified as payment cards with a reloading function; as such, they exclude gift cards that cannot be reloaded. Consumer finance is defined as including unsecured personal loans plus car finance and leasing contracts, retailer point-of-sale finance and secured loans other than first charge mortgages.
You may be able to use this report and associated PartnerBASE™ database in one or more of the following ways:
- drill down into the detail lying behind affinity and partnership marketing schemes for credit cards, prepaid cards and consumer finance;
- gain access to research that chronicles the vast majority of affinity and partnership marketing opportunities in these three areas;
- understand not only which providers have secured the most partnerships but which are likely to hold the most valuable deals for each of credit cards, prepaid cards and consumer finance;
- benchmark the competitive position of your own organisation in affinity and partnership marketing and spot opportunities for displacing rivals;
- plan your future affinity and partnership marketing strategy in credit cards, prepaid cards and consumer finance armed with the best market and competitor intelligence available on this subject.
Together, the report and PartnerBASE™ database will provide you with the definitive guide to current and potential affinity and partnership marketing opportunities in UK payment cards and consumer finance.
For further information about this research, please access the table of contents and series prospectus by clicking on the links at the top of this page, or e-mail
Home | About us | Reports | Contact us | Privacy | Copyright | Terms and Conditions | CSR | Site map


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The Kindle edition of Trust Me I'm a Toddler is usually sold at £6.60/$10.07, but is currently available at just £3.87/$5.87. I have not yet decided how long it will stay at this price so grab a copy now if you want to be guaranteed this price! If you enjoy it, I would really love if you could pop over to Amazon and leave me a review.
Get your copy here:
Trust Me, I'm a Toddler is a guide for anyone who wants to parent gently and peacefully through the toddler stage, creating lasting respect and acceptance within their families.
It provides practical, loving and respectful solutions to the issues that parents may face during the toddler stage and aids parents in continuing (or introducing) the principles of Attachment and Continuum parenting within their family life.
This book covers subjects from biting and sharing, to tantrums and separation anxiety. It will help parents to move away from conventional parenting techniques which damage the parent child relationship, instead focusing on alternative ideas and tools that strengthen your bond with your child.
Often parents find that after the simplicity of attachment and continuum parenting in the first year, the issues that come up in the toddler stage can cause complications and uncertainty within their parenting.
Parents tend to take a number of different paths at this time, and this guide is intended to help you stay on track and continue to parent gently, respect your child's needs, and help to make the journey through toddlerhood smooth and enjoyable rather than something to endure.
"I love how simply put everything is and I have read through it many times in the past few months, going back every time I need a little reminder or pick-me-up."
I firmly believe that our children are worthy of our trust and our respect, and that in giving this to our children unconditionally, they will prove us right. Evolution has not designed us as a species to be constantly in conflict with our children. The conventional rules of parenting have led us down the wrong path.
It's time we got back to the simple and harmonious parenting nature intended.


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Dog gone cute
Your furry friend may love hearing your "so cute" baby voice a little more than imagined. Studies on dog-directed speech show your family pet pays more attention when you increase the pitch of your voice. Esteban and Rebecca explain the science behind the study.
Stressful Sundays
Dads who do it all
Animal emoji updates
Women feel disgust
Money buying happiness
Group Facetime


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" My husband and I are extremely pleased with our Grandview Suri experience. We were completely in the dark about Alpaca's, but Grandview Suri has made that a thing of the past. Lisa has been one of the best things that has ever happened to us. She has been with us every step of the way. No question was silly, and the time she has spent giving us the information we need is invaluable. We would recommend Grandview Suri to anyone thinking about building an Alpaca herd. "
Dennis and Rebecca M.
"I highly recommend Lisa Haselhorst, and Grandview Suri Alpacas, to any one interested in starting in alpaca ranching or simply adding to their herd. Lisa is very knowledgable, professional and honest, and has been a pleasure to do business with, now and in the future."
Jennifer H.
"Lisa is quite simply amazing! She knows the bloodlines, does the research and has the keenest eye for alpacas that I have ever experienced. With her guidence, I am taking my business to the next level. I trust her implicitedly. I will do business with her again, and again, and again...."
Hillary D.
"Lisa at Grandview Suri Alpacas has provided encouraging support as we started our new life in alpacas. . .we are grateful that we purchased our first 3 alpacas from her farm, and look forward to our continuing relationship with her. She is an active and involved alpaca advocate and promoter."
Dan C.
"Lisa Haselhorst and I have done business together many times over the past few years, and I have found her to be not only a very honest and helpful mentor but very knowledgeable and helpful as well. She is one of the most trustworthy alpaca rancher that I have ever known."
Diana S.
"It has been a pleasure working with Lisa!! She is very alpaca knowledgable. We decided to work with Lisa because we are just beginning a herd and didn't know how to start. She made it easy, and I have never felt like my questions are a burden. She helped us make our barn and corral alpaca friendly, she told us where to purchase our hay and what kind of grains to buy, and she even transported our two pregnant girls to our house with ease. Lisa is also getting us aquainted with our first shearing and general care. She even gave us a bookmarked book to read about alpaca training and care. I would definately recommend Lisa!!! She is an awsome person, she wants to help :):):), it's hard to find people like her! We are very happy with our two healthy alpacas!!!
Thank you Lisa!"
Shannon W.
Lisa Haselhorst has been an incredible resource for our family as we have begun our journey in the world of alpacas. She has educated us, supported us, and provided us with numerous resources. She loves her heard and that shows in the quality of the alpacas, her involvement in the industry and through everyone that has become involved with alpacas because of her guidance. Thank you, Lisa!
Kimberly Y.
Updated May 21, 2014
Copyright © 2009-2018 Openherd, Alpaca Elite, LLC. All rights reserved.
By using this site, you agree to Openherd's Terms and Conditions.


text: okay so i cut my teeth on the psp (started console hacking with psp) and although i started back in the 1.50 days, i have really grown acustom to the all-in-one custom firmwares from dark alex (se,oe & everyones favorite M33). so, thinking back on how the psp scene started and grew, i was wondering if the wii scene would ever evolve past the "every-little-thing" phase and grow into a total CFW replacement that would include a recovery console, homebrew/iso support, and all the other little goodies all rolled up into one package, that can be updated as one package, instead of having to find every little thing and update things individually. so thats it, just wondering if anyone has thought of or is working on something like that? before you tear me up to much i am aware of boot mii, the bannerbomb/hbc, and the usbloaders, but was wondering about an all in one solution.


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Monthly Archives: September 2015
Let's stop talking about unemployment and underemployed for a moment, and let's talk about an inversely related thing: the overemployed. Let's talk about the CEO's and shareholders who make 30 or 50 or 300 times their employee's salaries. No, I … Continue reading
Posted in Uncategorized Leave a comment
"Don't strive for world peace; strive for individual peace." Eric Voegelin
Posted in Uncategorized Leave a comment


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Tour the Feral Cat Coalition of Portland headquarters. Public tour of spay/neuter clinic. Come see how FCCO is making a difference in the lives of cats and their caregivers. Register/details at FeralCats.com.
Back to All Events
Earlier Event: July 7PeeWee Play Night
Later Event: July 9Tune in for the Good Neighbor Vet Furry FunPlanner Report


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I had a rebel thought while trying to write a meditation. The theme is peace and I had been writing as if "peace" were defined as "not war". Life isn't like that. It isn't war or not war, it's war or peace. Our culture has made war into some sort of natural state of humanity. I think that the reason most history is a list of wars is that they are the big disruptions in human history. Let me restate that. Real history is made in peacetime,…the invention of the wheel, the firing of pottery, glassblowing, valentine cards, sugar free chewing gum. All the important things.
Our culture has turned war into an industry. I know all about the military-industrial complex; we have let them get away with it. War is entertainment in the USA, i.e.. movies, toys, video games, books, Halloween costumes. Some women's fashions sport crossed leather belts with bullet like studs on them. God help us, I'm afraid I'll see a little Uzi shaped rattle in the baby section at the store someday.
No, war is not the subject for our meditation. Peace, the life blood of humanity, the cradle from which fine minds soar, and tender hearts reach out to love, is my topic. Peace is the state in which schools can be built, and bridges made to soar over obstacles to progress. Intellectual peace cultivates new points of view, fresh artistic inspiration. Peace touches the smallest of us with opportunity to grow, to build even a tiny sand castle of our own.
Here I must share my dream with you. I believe that we should teach the achievement of peace with the same gravity that we use when describing periods of war. What events led to peace? Who were the prominent peacekeepers of each peace time? Where are the statues of peacekeepers? Why not emphasize the dates of peace periods, giving them titles, stressing human progress made in each era? We need to analyze those events that contribute to maintaining peace with the diligence normally reserved for dissection of battle strategy. If we did so, quite possibly future historians would point to the period when humanity began to stress peace instead of war, as a turning point in our evolution.
Copyright © 2013 Joan Cook – All Rights Reserved.


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Web development -- 3
Budget $10-30 AUD
I need a new website. I need you to design and build my personal website. Portfolio one by wix website
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The CoMO office headquarters are in Bristol, United Kingdom.
Sam oversees all global CoMO projects and activities and is responsible for the day to day operation of CoMO.
Contact Sam for all administration and global enquiries. Email Sam.
Elena supports CoMO to establish new relationships and opportunities in the Europe Africa region and is also the Vice President of Asociación Española Contra La Meningitis (AEM).
Contact Elena for all Europe and Africa member and activity enquiries. Email Elena.
Becky provides communications, event and administrative support to the Head Office as well as being responsible for running World Meningitis Day campaigns.
Contact Becky for all general and World Meningitis Day enquiries. Email Becky.
Linda is responsible for the management of all Asia Pacific activities and planning, she is also Office Manager at the Meningitis Centre in Perth, Australia.
Contact Linda for all Asia Pacific member and activity enquiries. Phone +61 8 6457 7399 or email Linda.
Tegwyn is a communications expert who supports CoMO to establish new relationships and opportunities in the Americas region.
Contact Tegwyn for all Americas member and activity enquiries. Email Tegwyn.